HomeMy WebLinkAbout2015-02-25 e-packet
PEOPLE OF SOUTH SAN FRANCISCO
You are invited to offer your suggestions. In order that you may know our method of conducting Council
business, we proceed as follows:
The regular meetings of the City Council are held on the second and fourth Wednesday of each month at
7:00 p.m. in the Municipal Services Building, Council Chambers, 33 Arroyo Drive, South San Francisco,
California.
The City Clerk will read successively the items of business appearing on the Agenda. As she completes
reading an item, it will be ready for Council action.
RICHARD A. GARBARINO
Mayor
MARK ADDIEGO
Vice Mayor
KARYL MATSUMOTO
Councilwoman
PRADEEP GUPTA
Councilman
LIZA NORMANDY
Councilwoman
FRANK RISSO
City Treasurer
KRISTA MARTINELLI
City Clerk
MIKE FUTRELL
City Manager
STEVEN T. MATTAS
City Attorney
PLEASE SILENCE CELL PHONES AND PAGERS
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City Clerk’s Office located at City Hall. If, however, the document or writing is not distributed until the regular meeting to which it relates,
then the document or writing will be made available to the public at the location of the meeting, as listed on this agenda. The address of
City Hall is 400 Grand Avenue, South San Francisco, California 94080.
AGENDA
CITY COUNCIL
CITY OF SOUTH SAN FRANCISCO
REGULAR MEETING
MUNICIPAL SERVICES BUILDING
COUNCIL CHAMBERS
33 ARROYO DRIVE
SOUTH SAN FRANCISCO, CA
WEDNESDAY, FEBRUARY 25, 2015
7:00 P.M.
REGULAR CITY COUNCIL MEETING FEBRUARY 25, 2015
AGENDA PAGE 2
CALL TO ORDER
ROLL CALL
PLEDGE OF ALLEGIANCE
AGENDA REVIEW
PRESENTATIONS
Certificate of Recognition for Citizens Thomas Luciani and David Goff and Certificate of
Meritorious Conduct for Officer Sharif Limbada. (Mike Brosnan, Deputy Chief).
PUBLIC COMMENTS
For those wishing to address the City Council on any Agenda or non-agendized item, please complete a Speaker Card
located at the entrance to the Council Chamber’s and submit it to the City Clerk. Please be sure to indicate the Agenda
Item # you wish to address or the topic of your public comment. California law prevents the City Council from taking
action on any item not on the Agenda (except in emergency circumstances). Your question or problem may be referred
to staff for investigation and/or action where appropriate or the matter may be placed on a future Agenda for more
comprehensive action or a report. When your name is called, please come to the podium, state your name and address
(optional) for the Minutes. COMMENTS ARE LIMITED TO THREE (3) MINUTES PER SPEAKER. Thank you for
your cooperation.
COUNCIL COMMENTS/REQUESTS
CONSENT CALENDAR
1. Motion approving the Minutes of meetings of February 11, 2015.
2. Motion confirming payment registers for February 25, 2015.
3. Resolution authorizing the City Manager to execute a Consulting Services Agreement with
EMG Corporation of Walnut Creek, California, in an amount not to exceed $105,066 for
services on the South San Francisco Comprehensive Facilities Condition and Needs
Assessment Project (Project No. pf1501). (Sam Bautista, Principal Engineer).
LEGISLATIVE BUSINESS
4. Motion to waive reading and introduce an Ordinance amending Chapter 11.24 of the South
San Francisco Municipal Code to prohibit the intentional obstruction of pedestrian traffic
upon sidewalks. (Steve Mattas, City Attorney)
REGULAR CITY COUNCIL MEETING FEBRUARY 25, 2015
AGENDA PAGE 3
ADMINISTRATIVE BUSINESS
5. Mid-Year Budget Review and Resolution approving the mid-year 2014-2015 budget
amendment changes, amending the City’s 2014-15 Operating Budget in order to adjust
revenues and expenditures at mid-year and approving the Salary Schedule for the Recreation
Program Manager Position and approving the Salary Schedule for hourly job classifications.
(Richard Lee, Finance Director).
6. Resolution supporting the designation of San Bruno Mountain and associated properties
within the City of South San Francisco as a Priority Conservation Area. (Susy Kalkin, Chief
Planner).
PUBLIC HEARING
7. 1256 Mission Subdivision
CUNEO ANTONIO/Owner
City Ventures/Applicant
1256 Mission RD
P14-0081: UP14-0009, DR14-0049, SA14-0001 & AHA14-0001
1256 Mission Subdivision - Design Review, Tentative Subdivision Map and Affordable
Housing Agreement to construct a new residential development consisting of up to 36
residential units, with a mix of Townhomes and Single Family Dwellings, and authorize
Density Bonus Incentives for the southern portion of the site to allow an increase in
allowable building height from 25-feet to 35-feet and to allow the use of one architectural
prototype, and Use Permit to allow a 5 foot 2 inch tall fence in the required front yard at
1256 Mission Road in the Transit Village Residential Medium Density (TV-RM) Zoning
District in accordance with SSFMC Chapters in accordance with SSFMC Title
19(Subdivisions) and Chapters 20.080, 20.250, 20.300, 20.310, 20.330, 20.380, 20.390,
20.460, 20.480 and 20.490, and determination that the project is categorically exempt from
CEQA. (Billy Gross, Senior Planner).
CONTINUED TO A DATE CERTAIN, FEBRUARY 25, 2015, FROM THE REGULAR
MEETING OF JANUARY 14, 2015.
ITEMS FROM COUNCIL – COMMITTEE REPORTS AND ANNOUNCEMENTS
ADJOURNMENT
Staff Report
DATE: February 25, 2015
TO: Mayor and City Council
FROM: Richard Lee, Director of Finance
SUBJECT: APPROVAL OF MID-YEAR 2014-15 FINANCIAL REPORT AND
RESOLUTION AMENDING THE 2014-15 BUDGET
I. RECOMMENDATION
It is recommended that the City Council approve the attached resolution to amend the
2014-15 budget.
II. BACKGROUND/DISCUSSION
This Staff Report transmits the mid-year 2014-15 financial results, recommends changes to
certain revenues and expenditures in the 2014-15 budget, and establishes the salary schedule for
the newly created Recreation Program Manager position.
A. Overall Economic Context
The following information is provided as a highlight of the local economy, and is sourced from
the State of California’s Labor Market Information Division, the Silicon Valley Index (2015)
MuniServices Sales Tax Reports (Second and Third Quarters 2014), and the Bay Area Council
Economic Institute (January 2015):
Silicon Valley, which is defined by many economists as San Mateo and Santa Clara Counties,
and selected cities in Alameda and Santa Cruz Counties, is experiencing a job growth rate of
4.1%. This is the highest it has been since 2000, adding nearly 58,000 jobs and exceeding the
2013-2014 job growth rate of the Bay Area as a whole (+3.5%), San Francisco (+3%), California
(+2.5%) and the nation (+1.8%). Unemployment in South San Francisco is at 4.4%, compared to
the current state average of 7%, and the County of San Mateo rate of 3.5%.
The median home sales price in South San Francisco is up 11.8% as of January in comparison to
the same period last year. Sales tax cash receipts in the third quarter of 2014 were up 6.7% for
Northern California compared to the same quarter the prior year, while South San Francisco
receipts increased by 13.6% over the same period.
Staff Report
Subject: APPROVAL OF MID-YEAR 2014-15 FINANCIAL REPORT AND RESOLUTION
AMENDING THE 2014-15 BUDGET
Page 2 of 12
B. General Fund Overview
The attached General Fund summary compares current year projected revenues to both the
amended budget and the prior year actual revenues. While the budget comparison focuses on
current year changes, the year-over-year comparison provides a trend line that illustrates the
health of the local economy, as well as the overall utilization of City services and performance of
departmental functions over time. This year, General Fund revenues are projected to come in
$3.9 million higher or 4.7% over budget, with $1.7 million from recurring revenues and $2.2
million from one-time revenues.
1) Positions
In late 2014, the Human Resources Department (HR) took the lead reviewing currently filled and
vacant positions vs. what the budget document shows as authorized. The budget document is
what the Finance Department uses to gauge official positions authorized in the budget process,
and is also used to establish a funding budget for those positions. The review HR performed was
important, given that over the past decade many positions had been frozen to realize budget
savings during the economic downturns, and there was some amount of confusion over what
positions were authorized or cut.
As a result of HR’s analysis and meeting with operating departments, it was determined that
several positions not reflected in the budget document had been hired or had classification
changes in the past decade. In order to clean up the position budget, therefore, the City Council is
being asked to formally amend the Position listing for 2014-15 to adopt the changes that follow
in section D.1 below.
2) Departmental Expenditures
Departmental expenditures are expected to be $1.7 million or 2.1 % over the amended budget,
with $640,000 coming as a result of Human Resources’ reconciliation of vacant positions vs.
budgeted positions and $153,400 in additional expenditures for recommended new positions,
both presented in section D.1 below. In addition, staff requests an additional $40,000 to increase
hourly employee rates, $339,100 in expenditures that are offset by related revenues, and
$527,700 in one-time expenditures recommended in this report. The result of total revenues less
total expenditures is projected at a net increase of $2.3 million of the General Fund’s beginning
fund balance.
Below is a summary of major changes to FY 2014-15 projected revenues and expenditures.
General Fund revenues are identified as those that are true economic changes (recurring), and
those that are one-time in nature.
Staff Report
Subject: APPROVAL OF MID-YEAR 2014-15 FINANCIAL REPORT AND RESOLUTION
AMENDING THE 2014-15 BUDGET
Page 3 of 12
C. Revenues
1) Property Taxes: increase of $505,000
(Recurring; General Fund)
The property tax assumption contained in the FY 2014-15 Adopted Budget relied upon the most
current estimate of assessed valuation change available from the County Assessor at the time.
Since that time, the County Assessor completed all recorded changes to South San Francisco’s
assessed value, which resulted in a change from the prior 1.9% increase to 5.3%. As a result,
property tax revenues for the year are estimated to be $505,000 more than the adopted budget.
2) Educational Revenue Augmentation Fund (ERAF): increase $1,302,200
(One-time; General Fund)
San Mateo County recently amended its reserves policy, which resulted in the City receiving
$1.3 million in additional excess ERAF than budgeted. However, the amount of Excess ERAF
available for FY 2014-15 has declined due to a change in the State funding methodology for
public schools. County officials project that this revenue source will continue to decline, and it
is common practice among San Mateo County cities to budget only half of historical amounts on
an ongoing basis as a hedge against future uncertainty.
3) Triple Flip: increase of $445,100
(One-time; General Fund)
The State of California relies on property taxes collected through the ERAF mechanism to meet
its obligations for public school funding, Triple Flip and the Motor Vehicle in Lieu Fee backfill.
In FY 2013-14, San Mateo County officials notified staff of a Triple Flip shortfall, primarily due
to the large number of Basic Aid school districts in San Mateo County compared to other
counties in California. Fortunately, as a result of local legislative efforts, the State included a
one-time provision in its 2014-15 budget to address the shortfall. The City’s share of $982,000
for 2013-14 was not included in the adopted budgeted revenue assumptions due to timing.
Unfortunately, however, San Mateo County officials recently notified local agencies of another
Triple Flip shortfall occurring in FY 2014-15. The City’s estimated impact of the current
shortfall is $318,000. Local legislative efforts are being pursued to address the shortfall in the
State’s FY 2015-16 budget; the outcome of that is uncertain. This points to the continued
wisdom of budgeting conservatively for Triple Flip and ERAF as a hedge against uncertainty.
4) Transient Occupancy Tax (TOT): increase of $750,000
(Recurring; General Fund)
TOT receipts through December 2014 were $650,000 more than the same period in the prior
year. The adopted budget assumed these revenues had already reached their peak at the time the
budget was developed, and would stay at that peak rather than grow further this fiscal year.
Staff Report
Subject: APPROVAL OF MID-YEAR 2014-15 FINANCIAL REPORT AND RESOLUTION
AMENDING THE 2014-15 BUDGET
Page 4 of 12
Occupancy and room rental rates continue to remain strong and steady for South San Francisco
hoteliers. Staff will keep the Council apprised of any deviation from the projected trend.
5) Building Permits: increase $450,000
(Recurring; General Fund)
Revenues from Building Permits are expected to be $450,000 over budget, primarily due to
developments East of 101. The number of number of permits issued that were valued at over
$100,000 increased from 84 last year at midyear to 104 this year. The aggregate value of these
high value permits also increased from $58 million to $65 million, a 12% increase compared to
the same period in the prior year.
6) Grants: increase of $264,100
(One-time; General Fund)
• In September 2013, the U.S. Department of Justice approved a $7,000 grant for 50%
reimbursement of bulletproof vest purchases for the Police Department.
• $17,100 in ABAG risk management funds to address hazardous field conditions at Alta
Loma Park.
• $240,000 from Cal-OES to offset the overtime costs of Fire mutual-aid deployments to
large scale fire incidents throughout the State of California.
Note that these revenues offset increased departmental expenditures.
7) Reimbursement for state mandated costs: increase of $105,000
(One-time; General Fund)
This revenue source has not been budgeted annually by the State; rather, in good years, the State
has released these dollars on a one-time basis. The 2014-15 State budget includes a provision to
reimburse $100 million to local cities and counties for pre-2004 State mandated costs, of which
the City has been allocated $105,000.
8) Fire Ambulance Services: increase of $75,000
(Recurring; General Fund)
The increase reflects an accounting change in ambulance services billing procedures. The billing
agency’s past practice was to deduct the cost of services from gross revenues. The process was
changed to enable payments to go directly to the City, while services are paid to the billing
agency through accounts payable, thus the revenue increase is accompanied by a commensurate
expenditure increase. This has a net zero impact on the General Fund; more accurately depicts
costs of services, and conforms to accounting best practices.
Staff Report
Subject: APPROVAL OF MID-YEAR 2014-15 FINANCIAL REPORT AND RESOLUTION
AMENDING THE 2014-15 BUDGET
Page 5 of 12
9) Gas Tax: increase of $221,000
(One-time; Gas Tax Fund)
Based on the most recent California Department of Finance (DOF) statewide revenue
projections, the City’s estimated Highway User Tax (Gas Tax) revenue for FY 2014-15 is now
estimated to be $1.9 million. This represents an increase of approximately $221,000 over the
adopted budget, which was based on previous state projections.
10) Supplemental Law Enforcement Services Fund (SLESF): increase of
$100,000
(Recurring; SLESF Fund)
The annual SLESF grant administered by the State was inadvertently left out of the FY 2014-15
Adopted Budget. Staff estimates that the City will receive $100,000 in grant revenues to fund
police services. This increase will be offset by expenditure increases in the SLESF Fund, which
can defray formerly General Fund police expenditures.
11) Asset Seizure Funds: increase of $357,700
(One-time; Asset Seizure Fund)
The City received a reimbursement from the San Mateo County Sheriff's Office to rectify
payments for the Narcotics Task Force that should have been paid out of the General Fund. This
is a one-time adjustment, and comes as a result of a change in policy by the Department of
Justice.
D. Expenditures
1) Position Budget Changes
a) Finance – increase $17,200 (General Fund)
The Finance Department has identified the need to add 1.0 FTE Financial Services
Manager to provide bandwidth to meet the demand for greater internal control,
development-related analysis and bolster internal service delivery.
b) Fire - increase $560,000 (General Fund)
Three (3) Paramedic/Firefighters were previously not recognized in the operating
budget but were permitted to be staffed to reduce overtime for short-term vacancies, and
Staff Report
Subject: APPROVAL OF MID-YEAR 2014-15 FINANCIAL REPORT AND RESOLUTION
AMENDING THE 2014-15 BUDGET
Page 6 of 12
overtime caused by attrition. This is due to the long lead time in recruitment, training and
anticipated retirements.
c) Human Resources - increase $96,000 (General Fund)
Due to changes in the Human Resources department structure that occurred after budget
adoption, management identified the need for continuing with the Human Resources
Manager position to oversee the day-to-day operations of the department while the long-
term organizational needs of the department are focused with the Director.
An additional Human Resources Technician is needed to meet current demands for
recruitment, benefit administration, worker’s compensation and staff development to
ensure optimum service delivery to the City’s departments. This position will also
provide critical cross-training in the City’s human resources database system for all
employee salary changes during the year.
Human Resources staff compared the wage rate for hourly employees to the wage rate for
the full-time equivalent (FTE) position, and estimated that approximately $40,000 would
be needed to bring the wage rate for the hourly positions show below in Table 1 into
alignment with its corresponding FTE position. The wage rate alignment would improve
recruitment and retention of hourly employees, as the higher wage rate will put South San
Francisco in a position to be competitive with other local cities. Staff is analyzing the
city-wide impact of higher pay for hourly positions, the implications for related positions
and the projected cost impact for the FY 2015-16 budget and beyond.
Staff Report
Subject: APPROVAL OF MID-YEAR 2014-15 FINANCIAL REPORT AND RESOLUTION
AMENDING THE 2014-15 BUDGET
Page 7 of 12
Table 1: Hourly Position Proposed Wage Rate Increase
CLASS
CODE
ACCOUNTING ASSISTANT II ‐ HOURLYX10021.1222.1823.2924.4525.6722.6023.7324.9226.1727.48
ADMINISTRATIVE ASSISTANT I ‐ HOURLYX11022.7923.9325.1326.3927.7124.3725.5926.8728.2129.62
ADMINISTRATIVE ASSISTANT II ‐ HOURLYX13024.0025.2026.4627.7829.1725.6726.9528.3029.7231.21
BUILDING INSPECTOR ‐ HOURLY X59532.9134.5636.2938.1040.0135.2236.9838.8340.7742.81
BUILDING MAINTENANCE CUSTODIAN ‐ HOURLYX18517.2518.1119.0219.9720.9718.4519.3720.3421.3622.43
ENGINEER, SENIOR ‐ HOURLY X33047.8150.2052.7155.3558.1252.0954.6957.4260.2963.30
ENVIRONMENTAL COMPLIANCE INSPECTOR ‐ HOURLYX46528.6130.0431.5433.1234.7832.8334.4736.2038.0139.91
EQUIPMENT MECHANIC ‐ HOURLY X51025.7227.0128.3629.7831.2727.5328.9130.3631.8833.47
HUMAN RESOURCES TECHNICIAN ‐ HOURLY X26523.6224.8026.0427.3428.7125.6726.9528.3029.7231.21
LABORATORY CHEMIST ‐ HOURLY X54532.5434.1735.8837.6739.5535.8637.6639.5441.5243.59
LIBRARIAN I ‐ HOURLY X21023.6724.8526.0927.3928.7625.3226.5927.9229.3230.79
LIBRARIAN II ‐ HOURLY X67026.0127.3128.6830.1131.6227.8629.2530.7132.2533.86
LIBRARY ASSISTANT I ‐ HOURLY X22018.1219.0319.9820.9822.0319.3720.3421.3622.4323.55
LIBRARY ASSISTANT II ‐ HOURLY X22519.9920.9922.0423.1424.3021.3922.4623.5824.7626.00
OFFICE SPECIALIST ‐ HOURLY X41519.9020.9021.9523.0524.2021.2922.3523.4724.6425.87
PARK MAINTENANCE WORKER ‐ HOURLY X30020.8221.8622.9524.1025.3122.3023.4224.5925.8227.11
PARKING ENFORCEMENT OFFICER ‐ HOURLY X18019.7620.7521.7922.8824.0221.1322.1923.3024.4725.69
PLANNER, ASSOCIATE ‐ HOURLY X12530.6232.1533.7635.4537.2234.0935.7937.5839.4641.43
PLANNER, SENIOR ‐ HOURLY X33537.9139.8141.8043.8946.0842.2244.3346.5548.8851.32
PLANT ELECTRICIAN I ‐ HOURLY X50026.7628.1029.5130.9932.5432.7934.4336.1537.9639.86
PLANT MECHANIC ‐ HOURLY X35527.3228.6930.1231.6333.2130.0931.5933.1734.8336.57
PLANT OPERATOR I ‐ CONTRACT FT X14522.0623.1624.3225.5426.8228.1329.5431.0232.5734.19
PLANT OPERATOR I ‐ HOURLY X14023.1824.3425.5626.8328.1828.1329.5431.0232.5734.19
PLANT OPERATOR II ‐ HOURLY X53026.7228.0629.4630.9332.4830.9532.4934.1235.8237.62
PLANT UTILITY WORKER ‐ HOURLY X49019.5720.5521.5822.6623.7924.6425.8727.1628.5229.95
POLICE RECORDS SPECIALIST ‐ HOURLY X19121.1822.2423.3524.5225.7522.6623.7924.9826.2327.54
POLICE SERVICE TECHNICIAN ‐ HOURLY X19221.7822.8724.0125.2126.4723.3124.4825.7026.9928.34
PUBLIC WORKS MAINTENANCE WORKER ‐ HOURLYX34520.8221.8622.9524.1025.3122.3023.4224.5925.8227.11
RECREATION LEADER IV ‐ HOURLY X37514.5515.2816.0416.8417.6815.5616.3417.1618.0218.92
VAN DRIVER ‐ HOURLY X55512.3412.9613.6114.2915.0013.2213.8814.5715.3016.07
5
Current Salary Schedule Proposed Salary Schedule
JOB TITLE 123451234
Staff Report
Subject: APPROVAL OF MID-YEAR 2014-15 FINANCIAL REPORT AND RESOLUTION
AMENDING THE 2014-15 BUDGET
Page 8 of 12
d) Police - increase $80,000 (General Fund)
The budget for 1.0 FTE Police Corporal has been understated in the operating budget for
a number of years, and the number of Police Officers was overstated by 1.0 FTE. The
salary difference for the fiscal year is a net increase of $14,100. In addition, the Police
Department was authorized to hire a Parking Enforcement Officer (PEO) at a cost of
$65,900 that needs to be reflected in the official position listing. The third PEO will allow
for more consistent enforcement in the previously underserved areas such as near the
BART station.
e) Parks and Recreation: increase $60,900 (General Fund)
Staff recommends restoring the Recreation Program Manager position, which had been
frozen upon the former manager's retirement in 2009. This position, which would cost
$26,100 for the remainder of the fiscal year, would be upgraded to be parallel with the
Parks and Facilities Program Managers. The incumbent will be a Division Head for the
Recreation Division which consists of 23.75 FTE of full-time and part-time regular and
over 450 hourly staff. This position would replace a vacant Recreation and Community
Services Supervisor position, which will be under filled with a coordinator-level position,
and will report to an existing Recreation Supervisor.
Authorization of a new Facilities Manager is requested and would replace the Building
Maintenance Supervisor position upon the incumbent's retirement. This position is
recommended to be upgraded to elevate the level of professional qualifications. The
desired manager would have experience in overseeing a large campus-type facility
maintenance program, and would have a considerable knowledge of construction
management, sustainability programs, and architecture. The incumbent will be a
Division Head for the Building Maintenance Division, which consists of 12 full-time
custodial staff and craftsworkers, as needed part-time hourly staff, and a Building
Maintenance Supervisor until that position is eliminated. Having some overlap is
desirable to retain the Supervisor's institutional knowledge. The cost is $22,600 for the
remainder of the fiscal year.
Staff recommends the addition of one (1) Preschool Teacher for licensed preschool
programs. As part of this proposal, staff would replace the full-time van driver position
with a part-time hourly position, and upgrade one part-time childcare position to full-time
Preschool Teacher. The difference in staff costs totals $12,200.
f) Public Works: increase $19,300 (General Fund)
Staff recommends converting two (2) part-time Maintenance Worker positions to full-
time permanent positions. Half of the South San Francisco Clean Team is staffed by part-
Staff Report
Subject: APPROVAL OF MID-YEAR 2014-15 FINANCIAL REPORT AND RESOLUTION
AMENDING THE 2014-15 BUDGET
Page 9 of 12
time hourly employees. Converting the employees to full-time will bolster the team’s
efforts and stabilize the Clean Team workforce while providing additional back-up in
other Public Works maintenance areas.
2) City Manager: Increase of $75,000 for Pre-election Education and
Community Outreach
(One-time; General Fund)
$75,000 is requested to develop informational materials for outreach efforts to the community to solicit
community feedback on budget priorities for facilities and program needs.
3) Fire – Overtime: increase of $240,000 for Mutual Aid response
(One-time; General Fund; Offset by increased revenue)
This action is needed to account for overtime costs of $240,000 for responding to the mutual aid
calls, which are reimbursed by the State. (No net General Fund impact occurs, as revenues offset
expenses).
4) Police – Supplies: increase of $7,000 for bulletproof vests
(One-time; General Fund; Offset by increased revenue)
Staff recommends increasing Police Department appropriations by $7,000 for bulletproof vests,
which are 50% funded by a grant from the Department of Justice. The City’s share of the cost is
included in the existing Police Department operating budget.
5) Police – Overtime: Increase of $357,700 for Narcotics Task Force Cost
Share
(One-time; General Fund)
This is a one-time payment from the General Fund to the San Mateo County Sheriff’s Office for
the City’s cost share for the Narcotics Task Force. Four years of invoices (2011-2014) had
previously been paid from the Asset Seizure Fund, as the City had previously received approval
to do so from the Department of Justice. However, a review from the U.S. Department of Justice
determined that the County erroneously co-mingled City funds with their General Fund, and
must be funded from other sources.
6) Public Works – increase $35,000 for Abandoned Boat Removal
(One-time; General Fund)
Abandoned boats adjacent to the marina create a safety and environmental hazard. The
abandoned boats are in the jurisdiction of South San Francisco and the cost of removal may be
offset by placing liens on the boat owners.
Staff Report
Subject: APPROVAL OF MID-YEAR 2014-15 FINANCIAL REPORT AND RESOLUTION
AMENDING THE 2014-15 BUDGET
Page 10 of 12
7) Library – increase of $60,000 to fund a Library Strategic Plan
(One-time; General Fund)
The Scope of the proposed South San Francisco Public Library Strategic Plan would include: a
thorough look at emerging library service models, space planning and technology for a New
Main Library as well as for the completion of a renovated Grand Avenue Branch, implications
for staffing such as an expanded service model and for meeting current and prospective resident
needs and expectations, and alignment of these goals and objectives with the City’s mission,
vision and values.
8) Parks and Recreation – increase of $17,100 for Alta Loma Park field
improvements
(One-time; General Fund; Offset by revenues)
Staff recommends increasing the budget for Parks and Recreation by $17,100 to account for the
cost of addressing hazardous field conditions at Alta Loma Park, which are offset by ABAG risk
management grant funds, as mentioned in Section C.6 above.
9) Gas Tax – increase of $221,000 for root barrier construction
(One-time; Gas Tax Fund)
Staff recommends that $221,000 in Gas Tax funds be appropriated to implement a root barrier at
Junipero Serra Boulevard and King Drive. The roots from the median trees are encroaching the
roadway by protruding through the asphalt, creating unsafe driving conditions, especially for
motorcyclists. The project would be put out for bid this spring with construction proposed to be
complete before Fall.
10) Supplemental Law Enforcement Services Fund (SLESF) – increase of
$100,000
(Recurring; SLESF Fund; Offset by increased revenue)
Staff recommends increasing the SLESF expenditure budget by $100,000, offset by the SLESF
revenues mentioned in section C.10 above. This will help defray the cost of the Police
Department payroll costs, which can be shifted to this fund, thus result in a savings for the
General Fund.
Staff Report
Subject: APPROVAL OF MID-YEAR 2014-15 FINANCIAL REPORT AND RESOLUTION
AMENDING THE 2014-15 BUDGET
Page 11 of 12
11) Ambulance Billing Administration – increase of $75,000
(Recurring; General Fund; Offset by increased revenue)
As mentioned above in section C.8, due to changes in accounting procedures for ambulance
billing, staff recommends increasing General Fund appropriations by $75,000. To reiterate, this
is a net zero impact on the General Fund.
12) Asset Seizure Fund – increase of $48,000 for Automated License Plate
Readers
(One-time; Asset Seizure Fund)
Staff also recommends that $48,000 be appropriated to implement Automatic License Plate
Reading (ALPR) systems on two of the City’s patrol vehicles as a pilot program, to read, capture
and upload license plate data into a centralized data repository, and identify any records that may
provide the Global Positioning Satellite (GPS) coordinates to locate vehicles and suspects that
were involved in reported crimes. The systems would modernize and streamline the Police
Department’s investigation efforts, while the funding would have no impact on the General
Fund.
13) Self Insurance Fund – increase of $250,000 for litigation settlement costs
(One-time; Self Insurance Fund)
Staff recommends increasing Self Insurance Fund appropriations by $250,000 to account for
litigation settlements that are expected to occur by the end of the fiscal year. It is worthwhile to
note that the proposed action does not signify the Council’s approval of claim settlement, but
rather to increase appropriations in anticipation of future settlements. Claim settlements will be
brought back to the Council for approval at the appropriate time. The Self Insurance Fund has
adequate reserves to fund the additional expenses.
III. FISCAL IMPACT
Staff projects that total General Fund revenues will exceed expenditures by $2.3 million by the
end of the fiscal year. The Undesignated Reserve is projected to end the year at $4.8 million,
with total General Fund Discretionary Reserves estimated at $18.0 million. General Fund
reserves are within the City’s reserve policy of 15 to 20% of General Fund revenues, but the
Council may recall that there is no upper limit in the policy to the Undesignated Reserve. A net
$2.0 million is recommended to be shifted from the General Fund to the Infrastructure Reserves
to partially offset funds set aside earlier this fiscal year for the City’s share of the new Caltrain
Station.
IV. CONCLUSION
Staff Report
Subject: APPROVAL OF MID-YEAR 20 14- 15 FINANCIAL REPORT AND RESOLUTION
AMENDING THE 20 14- 15 BUDGET
Page 12 of 12
The recommended mid-year budget amendments are financially prudent. The projected General
Fund reserves conform to the City's Reserves Policy, with 20% set aside for General Fund
Reserves, and the City is fiscally sound.
Prepared by:
Richard Lee
Finance Director
RESOLUTION NO.______
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION APPROVING THE MID-YEAR 2014-
2015 BUDGET AMENDMENT CHANGES, AMENDING
THE CITY’S 2014-15 OPERATING BUDGET IN
ORDER TO ADJUST REVENUES AND
EXPENDITURES AT MID-YEAR, APPROVING THE
SALARY SCHEDULE FOR HOURLY JOB
CLASSIFICATIONS, AND APPROVING THE SALARY
SCHEDULE FOR THE RECREATION PROGRAM
MANAGER POSITION
WHEREAS, staff has presented the South San Francisco City Council (“City Council”)
with a review of the City of South San Francisco’s (“City”) finances for the Mid-Year of fiscal
year 2014-15; and
WHEREAS, it is recommended that the City Council review the 2014-15 Mid-Year
Financial Report and approve the Mid-Year 2014-15 Budget Amendment Changes as shown in
the Mid-Year 2014-15 Budget Update Summary, attached hereto as “Attachment 1” and
incorporated into this Resolution by reference; and
WHEREAS, it is recommended that the City Council approve the salary schedule for the
hourly job classifications as shown in “Attachment 2,” attached hereto and incorporated into this
Resolution by reference; and
WHEREAS, it is recommended that the City Council approve the salary schedule for the
Recreation Program Manager classification as shown in “Attachment 3,” attached hereto and
incorporated into this Resolution by reference.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San
Francisco that the City Council hereby takes the following actions:
1. Approves the Mid-Year 2014-2014 Budget Amendment Changes as shown in the
Budget Update Summary, attached hereto as “Attachment 1,” and incorporated
into this Resolution by reference; and
2. Amends the City’s 2014-15 Operating Budget consistent with the Mid-Year
Budget Update Summary, attached hereto as “Attachment 1” and incorporated
into this Resolution by reference; and
3. Approves the salary schedule for the hourly job classifications as shown in
“Attachment 2” attached hereto and incorporated into this Resolution by
reference; and; and
4. Approves the salary schedule for the Recreation Program Manager position as
shown in “Attachment 3,” attached hereto and incorporated into this Resolution
by reference.
* * * * * *
I hereby certify that the foregoing Resolution was regularly introduced and adopted by
the City Council of the City of South San Francisco at a regular meeting held on the 25th day of
February, 2015 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
City Clerk
ATTACHMENT 1
MI
D
YE
A
R
20
1
4
‐15
SU
M
M
A
R
Y
OF
AL
L
BU
D
G
E
T
AM
E
N
D
M
E
N
T
CH
A
N
G
E
S
FU
N
D
TY
P
E
DE
S
C
R
I
P
T
I
O
N
INCREASE / (DECREASE)AMOUNT
GA
S
TA
X
RE
V
E
N
U
E
S
G
A
S
TA
X
221,000
GE
N
E
R
A
L
FU
N
D
RE
V
E
N
U
E
S
B
U
I
L
D
I
N
G
PE
R
M
I
T
S
450,000
GE
N
E
R
A
L
FU
N
D
RE
V
E
N
U
E
S
E
R
A
F
RE
F
U
N
D
1,302,200
GE
N
E
R
A
L
FU
N
D
RE
V
E
N
U
E
S
F
I
R
E
‐
AM
B
U
L
A
N
C
E
BI
L
L
I
N
G
75,000
GE
N
E
R
A
L
FU
N
D
RE
V
E
N
U
E
S
F
I
R
E
‐
SE
R
V
I
C
E
S
240,000
GE
N
E
R
A
L
FU
N
D
RE
V
E
N
U
E
S
P
R
O
P
E
R
T
Y
TA
X
505,000
GE
N
E
R
A
L
FU
N
D
RE
V
E
N
U
E
S
S
T
A
T
E
MA
N
D
A
T
E
PA
Y
M
E
N
T
S
105,000
GE
N
E
R
A
L
FU
N
D
RE
V
E
N
U
E
S
T
O
T
& CO
M
M
E
R
C
I
A
L
PA
R
K
I
N
G
750,000
GE
N
E
R
A
L
FU
N
D
RE
V
E
N
U
E
S
T
R
I
P
L
E
FL
I
P
445,100
GE
N
E
R
A
L
FU
N
D
RE
V
E
N
U
E
S
P
A
R
K
S
& RE
C
R
E
A
T
I
O
N
‐
GR
A
N
T
S
17,100
GE
N
E
R
A
L
FU
N
D
EX
P
E
N
D
I
T
U
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S
A
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A
LO
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A
PA
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K
‐
FI
E
L
D
IM
P
R
O
V
E
M
E
N
T
S
17,100
GE
N
E
R
A
L
FU
N
D
RE
V
E
N
U
E
S
P
O
L
I
C
E
‐
GR
A
N
T
S
7,000
AS
S
E
T
SE
I
Z
U
R
E
EX
P
E
N
D
I
T
U
R
E
S
NT
F
CO
S
T
SH
A
R
E
AD
J
U
S
T
M
E
N
T
357,700
GA
S
TA
X
EX
P
E
N
D
I
T
U
R
E
S
J
U
N
I
P
E
R
O
SE
R
R
A
ME
D
I
A
N
RO
O
T
BA
R
R
I
E
R
221,000
GE
N
E
R
A
L
FU
N
D
EX
P
E
N
D
I
T
U
R
E
S
C
I
T
Y
MA
N
A
G
E
R
‐
PR
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‐EL
E
C
T
I
O
N
ED
U
C
A
T
I
O
N
AN
D
OU
T
R
E
A
C
H
75,000
GE
N
E
R
A
L
FU
N
D
EX
P
E
N
D
I
T
U
R
E
S
F
I
N
A
N
C
E
‐
PA
Y
R
O
L
L
17,200
GE
N
E
R
A
L
FU
N
D
EX
P
E
N
D
I
T
U
R
E
S
F
I
R
E
‐
AM
B
U
L
A
N
C
E
BI
L
L
I
N
G
75,000
GE
N
E
R
A
L
FU
N
D
EX
P
E
N
D
I
T
U
R
E
S
F
I
R
E
‐
PA
Y
R
O
L
L
560,000
GE
N
E
R
A
L
FU
N
D
EX
P
E
N
D
I
T
U
R
E
S
F
I
R
E
‐
SE
R
V
I
C
E
S
240,000
GE
N
E
R
A
L
FU
N
D
EX
P
E
N
D
I
T
U
R
E
S
H
U
M
A
N
RE
S
O
U
R
C
E
S
‐
PA
Y
R
O
L
L
96,000
GE
N
E
R
A
L
FU
N
D
EX
P
E
N
D
I
T
U
R
E
S
L
I
B
R
A
R
Y
‐
ST
R
A
T
E
G
I
C
PL
A
N
60,000
GE
N
E
R
A
L
FU
N
D
EX
P
E
N
D
I
T
U
R
E
S
N
T
F
CO
S
T
SH
A
R
E
AD
J
U
S
T
M
E
N
T
357,700
GE
N
E
R
A
L
FU
N
D
EX
P
E
N
D
I
T
U
R
E
S
P
A
R
K
S
& RE
C
R
E
A
T
I
O
N
‐
PA
Y
R
O
L
L
60,900
AS
S
E
T
SE
I
Z
U
R
E
EX
P
E
N
D
I
T
U
R
E
S
P
O
L
I
C
E
‐
LI
C
E
N
S
E
PL
A
T
E
RE
A
D
E
R
S
48,000
GE
N
E
R
A
L
FU
N
D
EX
P
E
N
D
I
T
U
R
E
S
P
O
L
I
C
E
‐
PA
Y
R
O
L
L
80,000
GE
N
E
R
A
L
FU
N
D
EX
P
E
N
D
I
T
U
R
E
S
P
U
B
L
I
C
WO
R
K
S
‐
AB
A
N
D
O
N
E
D
BO
A
T
35,000
GE
N
E
R
A
L
FU
N
D
EX
P
E
N
D
I
T
U
R
E
S
P
U
B
L
I
C
WO
R
K
S
‐
PA
Y
R
O
L
L
19,300
SL
E
S
F
FU
N
D
EX
P
E
N
D
I
T
U
R
E
S
P
O
L
I
C
E
‐
GR
A
N
T
S
100,000
SE
L
F
‐IN
S
U
R
A
N
C
E
EX
P
E
N
D
I
T
U
R
E
S
L
I
T
I
G
A
T
I
O
N
SE
T
T
T
L
E
M
E
N
T
CO
S
T
S
250,000
MIDYEAR 2014-15 ATTACHMENT 2
PROPOSED SALARY SCHEDULE
HOURLY EMPLOYEES
CLASS
CODE
ACCOUNTING ASSISTANT II ‐ HOURLY X10021.1222.1823.2924.4525.6722.6023.7324.9226.1727.48
ADMINISTRATIVE ASSISTANT I ‐ HOURLY X11022.7923.9325.1326.3927.7124.3725.5926.8728.2129.62
ADMINISTRATIVE ASSISTANT II ‐ HOURLY X13024.0025.2026.4627.7829.1725.6726.9528.3029.7231.21
BUILDING INSPECTOR ‐ HOURLY X59532.9134.5636.2938.1040.0135.2236.9838.8340.7742.81
BUILDING MAINTENANCE CUSTODIAN ‐ HOURLYX18517.2518.1119.0219.9720.9718.4519.3720.3421.3622.43
ENGINEER, SENIOR ‐ HOURLY X33047.8150.2052.7155.3558.1252.0954.6957.4260.2963.30
ENVIRONMENTAL COMPLIANCE INSPECTOR ‐ HOURLYX46528.6130.0431.5433.1234.7832.8334.4736.2038.0139.91
EQUIPMENT MECHANIC ‐ HOURLY X51025.7227.0128.3629.7831.2727.5328.9130.3631.8833.47
HUMAN RESOURCES TECHNICIAN ‐ HOURLY X26523.6224.8026.0427.3428.7125.6726.9528.3029.7231.21
LABORATORY CHEMIST ‐ HOURLY X54532.5434.1735.8837.6739.5535.8637.6639.5441.5243.59
LIBRARIAN I ‐ HOURLY X21023.6724.8526.0927.3928.7625.3226.5927.9229.3230.79
LIBRARIAN II ‐ HOURLY X67026.0127.3128.6830.1131.6227.8629.2530.7132.2533.86
LIBRARY ASSISTANT I ‐ HOURLY X22018.1219.0319.9820.9822.0319.3720.3421.3622.4323.55
LIBRARY ASSISTANT II ‐ HOURLY X22519.9920.9922.0423.1424.3021.3922.4623.5824.7626.00
OFFICE SPECIALIST ‐ HOURLY X41519.9020.9021.9523.0524.2021.2922.3523.4724.6425.87
PARK MAINTENANCE WORKER ‐ HOURLY X30020.8221.8622.9524.1025.3122.3023.4224.5925.8227.11
PARKING ENFORCEMENT OFFICER ‐ HOURLY X18019.7620.7521.7922.8824.0221.1322.1923.3024.4725.69
PLANNER, ASSOCIATE ‐ HOURLY X12530.6232.1533.7635.4537.2234.0935.7937.5839.4641.43
PLANNER, SENIOR ‐ HOURLY X33537.9139.8141.8043.8946.0842.2244.3346.5548.8851.32
PLANT ELECTRICIAN I ‐ HOURLY X50026.7628.1029.5130.9932.5432.7934.4336.1537.9639.86
PLANT MECHANIC ‐ HOURLY X35527.3228.6930.1231.6333.2130.0931.5933.1734.8336.57
PLANT OPERATOR I ‐ CONTRACT FT X14522.0623.1624.3225.5426.8228.1329.5431.0232.5734.19
PLANT OPERATOR I ‐ HOURLY X14023.1824.3425.5626.8328.1828.1329.5431.0232.5734.19
PLANT OPERATOR II ‐ HOURLY X53026.7228.0629.4630.9332.4830.9532.4934.1235.8237.62
PLANT UTILITY WORKER ‐ HOURLY X49019.5720.5521.5822.6623.7924.6425.8727.1628.5229.95
POLICE RECORDS SPECIALIST ‐ HOURLY X19121.1822.2423.3524.5225.7522.6623.7924.9826.2327.54
POLICE SERVICE TECHNICIAN ‐ HOURLY X19221.7822.8724.0125.2126.47 23.3124.4825.7026.9928.34
PUBLIC WORKS MAINTENANCE WORKER ‐ HOURLYX34520.8221.8622.9524.1025.3122.3023.4224.5925.8227.11
RECREATION LEADER IV ‐ HOURLY X37514.5515.2816.0416.8417.6815.5616.3417.1618.0218.92
VAN DRIVER ‐ HOURLY X55512.3412.9613.6114.2915.0013.2213.8814.5715.3016.07
5
Current Salary Schedule Proposed Salary Schedule
JOB TITLE 123451234
2401986.1
MIDYEAR 2014-15 ATTACHMENT 3
PROPOSED SALARY SCHEDULE
RECREATION PROGRAM MANAGER
RECREATION PROGRAM MANAGER MID MGMT44.3946.6148.9451.3953.96
345UNITJOB TITLE 12
MIDYEAR 2014‐15
GENERAL FUND SUMMARY
ActualAdoptedAmendedProjected Favorable / %
Revenues2013‐142014‐152014‐152014‐15(Unfavorable)Change
Property Taxes 15,226,702 15,075,006 15,075,006 15,580,006 505,000 3.3%
Former RDA Prop Tax Allocation 4,099,697 4,500,000 4,500,000 4,500,000 ‐ 0.0%
ERAF Refund from County 2,263,468 1,131,500 1,131,500 2,433,700 1,302,200 115.1%
Sales Tax 10,236,897 10,869,488 10,869,488 10,869,488 ‐ 0.0%
Triple Flip 2,834,684 3,669,422 3,669,422 4,114,522 445,100 12.1%
Transient Occupancy Tax 11,174,017 10,684,772 10,684,772 11,434,772 750,000 7.0%
Business License 1,285,652 1,083,000 1,083,000 1,083,000 ‐ 0.0%
Commercial Parking Tax 2,993,252 2,746,400 2,746,400 2,746,400 ‐ 0.0%
Franchise Fees 3,517,925 3,248,000 3,248,000 3,248,000 ‐ 0.0%
Building and Fire Permits 4,366,271 3,296,854 3,296,854 3,746,854 450,000 13.6%
Motor Vehicle License & In‐Lieu 5,319,154 5,385,045 5,385,045 5,385,045 ‐ 0.0%
Revenue from Other Agencies 1,080,908 732,667 1,627,265 1,996,365 369,100 22.7%
Charges for Services 7,485,429 6,659,675 7,106,337 7,181,337 75,000 1.1%
Administrative Charges 1,325,500 1,365,265 1,365,265 1,365,265 ‐ 0.0%
Fines 1,528,319 1,088,500 1,088,500 1,088,500 ‐ 0.0%
Interest & Rent 2,955,495 2,931,500 2,931,500 2,931,500 ‐ 0.0%
Transfers In & Other 1,699,908 1,588,757 1,811,448 1,811,448 ‐ 0.0%
Add Prior Year Committed Reserves N/AN/A4,623,197 4,623,197 ‐ 0.0%
Total Revenues 79,393,277 76,055,851 82,242,999 86,139,399 3,896,400 4.7%
Actual AdoptedAmendedProjected Favorable / %
Budget Expenditures 2013‐142014‐152014‐152014‐15(Unfavorable)Change
City Council 195,175 192,249 211,749 211,749 ‐ 0.0%
City Clerk 414,430 507,564 508,535 508,535 ‐ 0.0%
City Treasurer 115,521 122,094 122,094 122,094 ‐ 0.0%
City Attorney 614,879 764,998 764,998 764,998 ‐ 0.0%
City Manager 1,017,991 1,048,202 1,048,574 1,123,574 (75,000) (7.2%)
Finance 1,852,323 1,900,235 1,908,879 1,926,079 (17,200) (0.9%)
Non‐Departmental 861,003 1,086,315 1,118,315 1,118,315 ‐ 0.0%
Human Resources 882,250 1,038,521 1,188,146 1,284,146 (96,000) (8.1%)
Economic & Community Dev 4,012,535 4,524,355 4,848,393 4,848,393 ‐ 0.0%
Fire 20,163,758 19,800,676 19,802,242 20,677,242 (875,000) (4.4%)
Police 22,705,021 22,572,274 22,829,746 23,274,446 (444,700) (1.9%)
Public Works 3,952,693 4,199,327 5,170,239 5,224,539 (54,300) (1.1%)
Library 3,987,928 4,406,354 4,729,872 4,789,872 (60,000) (1.3%)
Parks & Recreation 11,552,498 12,145,993 12,324,936 12,402,936 (78,000) (0.6%)
Transfers Out 12,812,614 1,650,250 5,530,630 5,530,630 ‐ 0.0%
Total Expenditures 85,140,619 75,959,408 82,107,348 83,807,548 (1,700,200) (2.1%)
Change from 14‐15 Budget
Change from 14‐15 Budget
MI
D
‐YE
A
R
FY
20
1
4
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TR
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Staff Report
Subject: Priority Conservation Area Designation
Date: February 25,2015
Page 2 of3
• Urban Greening: Existing and potential green spaces in cities that increase habitat connectivity,
improve community health, capture carbon emissions, and address stonnwater. Many existing and likely
Urban Greening areas are not within PDAs.
• Regional Recreation: Existing and potential regional parks, trails, and other publicly accessible
recreation facilities.
Process for Priority Conservation Area Designation
Jurisdictions or special districts, such as open space and park districts, may submit applications to
nominate new PCAs to ABAG through May 30,2015. The nominating agency must send notifications to
all of the jurisdictions in which the PCA is located. These jurisdictions will have ninety (90) days from
receipt of the notification to adopt a resolution of opposition to the PCA. An adopted resolution of
opposition invalidates the nomination.
The application requires that new PCA nominations include:
1. An adopted resolution of support from the jurisdiction(s) in which it is located;
2. A map and text describing the general area and boundaries of the PCA;
3. Selection of one or more of the PCA designations, with supporting text and data; and
4. Discussion of the regional and local importance of the PCA.
Potential Priority Conservation Areas
In mid-2014, San Bruno Mountain Watch (SBMW) received a grant from MTC to aid in their outreach
efforts to gather support for designation of San Bruno Mountain and other nearby important open space
lands. Since that time, in addition to meeting with Planning and Parks and Recreation staffs, SBMW has
been working individually with neighboring jurisdictions, including Daly City, Pacifica, Colma and
Brisbane, to coordinate a comprehensive PCA nomination application for northern San Mateo County.
As shown on the attached map, staffhas proposed a network of open natural lands, public parks, bayfront
and multi-use trails, and bikeways intended to connect the City's two PDAs (Downtown and the EI
Camino Corridor) and regional transit hubs to open space amenities as listed below and shown on Exhibit
A of the attached Resolution:
San Bruno Mountain (Natural Landscape/Regional Recreation)
Sign Hill Park (Natural Landscape/Regional Recreation)
Orange Park (Regional Recreation)
Centennial Way (Regional Recreation)
Oyster Point Marina (Regional Recreation)
San Francisco Bay Trail (Natural LandscapelRegional Recreation)
Connecting Bike TrailslRoutes (Urban Greening):
• Lawndale Dr.
• Chestnut Avenue
• Orange Avenue (EI Camino Real to Sign Hill Park)
• Spruce Avenue/School Street
• South Linden/Linden Avenue
RESOLUTION NOo ___ _
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
A RESOLUTION SUPPORTING THE DESIGNATION OF SAN BRUNO MOUNTAIN AND
ASSOCIATED PROPERTIES WITHIN THE CITY OF SOUTH SAN FRANCISCO AS A
PRIORITY CONSERVATION AREA
WHEREAS, in 2007 the association for Bay Area Governments (ABAG) in partnership
with the Metropolitan Transportation Commission (MTC) and the Bay Area Air Quality
Management District (BAAQMD) formed the Focusing Our Vision or "FOCUS" program to
strengthen environmental protection and conservation of natural lands in the San Francisco Bay
Area; and
WHEREAS, the Priority Conservation Areas (PCAs) are areas of regional significance
that provide communities and inhabiting wildlife with essential natural resources in addition to
scenic, recreational, and ecological values for the area; and
WHEREAS, the FOCUS program currently designates seven PCAs in the County of San
Mateo County; and
WHEREAS, San Bruno Mountain stands as an open-space island surrounded by urban
development and its 3,200 acres of mountainous landscapes contain natural environments critical
to the ecosystems of wildlife and plants; and
WHEREAS, San Bruno Mountain is the repository for three endangered butterflies, rare
amphibians and snakes, and numerous local, regional, and national rare plants; and
WHEREAS, access to and across San Bruno Mountain is presently limited; and
WHEREAS, there is potential for expansion of trails and wildlife corridors connecting
San Bruno Mountain to San Francisco Bay, as well as to the Pacific Ocean, other parks,
greenways, and open areas from all sides of the Mountain; and
WHEREAS, designation of the proposed areas as a Priority Conservation Area would
serve to greatly enhance public access to San Bruno Mountain, Sign Hill Park and the San
Francisco Bay Trail by providing a corridor of open space and recreational connections that
would link directly to the City's Priority Development Areas and major transit stops, including
Bay Area Rapid Transit, Caltrain, SamTrans and the San Francisco Bay Perry; and
WHEREAS, adoption of a PCA does not change the zoning, general plan, or other land
use designations of the geographic area encompassed by the PCA; and
WHEREAS, local jurisdictions retain full land use control over designated PCAs.
-1-
NOW, THEREFORE, BE IT RESOLVED that the City of South San Francisco hereby
endorses the following areas to be designated as a Priority Conservation Area, as listed below
and mapped as attached as Exhibit A:
a. San Bruno Mountain
b. Sign Hill Park
c. Orange Park
d. Centennial Way
e. Oyster Point Marina
f. San Francisco Bay Trail
g. Connecting Bike TrailslRoutes:
• LaWndale Dr.
• Chestnut Avenue
• Orange Avenue (El Camino Real to Sign Hill Park)
• Spruce Avenue/School Street
• South Linden/Linden A venue
• Hillside Boul~vard
• Grand/East Grand A venue
• Oyster P ointIV eterans/Sister Cities Boulevards
* * * * * * *
I hereby certify that the foregoing resolution was adopted by the City Council of the City
of South San Francisco at a regular meeting held on the 25 th day of February, 2015 by the
following
Vote:
AYES: ______________ ~----------------------------------
NOES: ______ ~ ________________________________________ __
ABSTENTIONS: ________________________________________ ___
ABSENT: ______________________________________________ ___
Exhibit A: Map -Draft Priority Conservation Area
-2-
Attest: ----------------------Krista Martinelli
City Clerk
CA Background
. ~ Part of ABAG & MTC's Plan Bay Area efforts
o Integrated transportation /land use /housing plan
o peAs complement PDAs
~ Areas of regional significance that "provide
important agricultural, natural resource,
historical, scen ic, cu Itu ral, recreational and / or
ecological values and ecosystem functions."
• Purpose -to protect, preserve and enhance
natural lands and resources in the Bay Area
Planning Div. 2/25/20 1 5 2
Coordination
~ San Bruno Mtn Watch (SBMW) working with
No. San Mateo County jurisdictions to
coordinate a comprehensive PCA nomination
centered on San Bruno Mtn.
~ SSF portion includes a network of open
natural lands, public parks, bayfront and
multi-use trails and bikeways.
o Connects the City's two PDAs and regional transit
hubs to open space amenities
Planning Div . 2 /25 /2015 3
Recommendation
That the City Council adopt a Resolution
supporting the designation of San Bruno
Mountain and associated properties within the
City of South San Francisco as a PCA
Planning Division 2/25/2015 5
Staff Report
DATE: February 25, 2015
TO: Mayor and City Council
FROM: Alex Greenwood, Director of Economic and Community Development
SUBJECT: 1256 MISSION SUBDIVISION - DESIGN REVIEW, TENTATIVE SUBDIVISION
MAP AND AFFORDABLE HOUSING AGREEMENT TO CONSTRUCT A NEW
RESIDENTIAL DEVELOPMENT CONSISTING OF UP TO 36 RESIDENTIAL UNITS,
WITH A MIX OF TOWNHOMES AND SINGLE FAMILY DWELLINGS, AND
AUTHORIZE DENSITY BONUS INCENTIVES FOR THE SOUTHERN PORTION OF
THE SITE TO ALLOW AN INCREASE IN ALLOWABLE BUILDING HEIGHT FROM
25-FEET TO 35-FEET AND TO ALLOW THE USE OF ONE ARCHITECTURAL
PROTOTYPE, AND USE PERMIT TO ALLOW A 5 FOOT 2 INCH TALL FENCE IN
THE REQUIRED FRONT YARD AT 1256 MISSION ROAD IN THE TRANSIT
VILLAGE RESIDENTIAL MEDIUM DENSITY (TV-RM) AND LOW DENSITY
RESIDENTIAL (RL-8) ZONING DISTRICTS IN ACCORDANCE WITH SSFMC
TITLE 19 (SUBDIVISIONS) AND CHAPTERS 20.080, 20.250, 20.300, 20.310, 20.330,
20.380, 20.390, 20.460, 20.480 AND 20.490, AND DETERMINATION THAT THE
PROJECT IS CATEGORICALLY EXEMPT FROM CEQA.
Address: 1256 Mission Road (APNs 011-171-330, 011-171-500 & 011-171-130)
Owner: Antonio Cuneo
Applicant: City Ventures
Case No.: P14-0081: UP14-0009, DR4-0049, SA14-0001 & AHA14-0001
RECOMMENDATION
It is recommended that the City Council follow the recommendation of the Planning Commission
and adopt Resolution A, making findings and approving Planning Project P14-0081 Alternative A,
including UP14-0009, DR14-0049, SA14-0001 and AHA14-0001 subject to the attached draft
conditions of approval.
BACKGROUND
January 14th Staff Report and Discussion
The January 14, 2015 City Council Staff Report (without attachments) is attached for background on the
project. At that meeting, Council considered a 35-unit development that included access from Mission
Road, Edgewood Way and Baywood Ave, as shown in Figure 1 below. Council was supportive of the
overall project but was concerned with the proposal to extend Edgewood Way as an access road to the
development, and requested that the applicant provide more detailed plans showing how the project would
look if the lower portion of the site were accessed from Mission Road only. The Council continued the
public hearing to the regularly scheduled meeting of February 25, 2015.
Staff Report
Subject: 1256 Mission Road Subdivision
Date: February 25, 2015
Page 2 of 8
Figure 1: Alternative A Site Plan
DISCUSSION
In response to Council’s request, the applicant prepared an Alternative B site plan that restricts access to
the lower portion of the site to Mission Rd only, as indicated in Figure 2 below.
Figure 2: Alternative B Site Plan
Under this scenario, a total of 36 units are proposed on the site; 29 units would be accessed from Mission
Rd, and the remaining 7 units would be accessed from Baywood Ave. This scenario results in one more
unit than Alternative A; the additional unit is proposed due to offset the financial impacts of replacing
single family homes with townhomes on the upper portion of the site and replacing landscape-based
stormwater treatment measures with mechanical treatment measures on the lower portion of the site. The
applicant will discuss the financial implications in more detail at the City Council meeting.
Staff Report
Subject: 1256 Mission Road Subdivision
Date: February 25, 2015
Page 3 of 8
Alternative B would also be consistent with the general development standards of the Transit Village –
Medium Density Residential (TV-RM) Zoning District, but there are a few changes to the overall project
site as a result of the revised site plan. Following is a general discussion of these changes:
Expansion of Townhomes onto Baywood Ave Portion of Site
To allow vehicular access from Mission Road to the third row of townhomes, the proposed pedestrian
walkway between buildings would be widened into a central access road with spurs providing vehicular
circulation to all three rows of townhome units on the lower portion of the site.
In order to continue to meet the minimum density requirements, the 2 units that would be removed due to
the road widening would be incorporated into the northern portion of the site, with the replacement of the
3 single-family detached homes at the rear of the northern portion of the site with a row of 6 townhome-
style homes. To allow such a configuration, the affordable housing incentives to allow a height increase
for a portion of the project site and to allow the use of Architectural Prototype 5 Guidelines for all of the
townhome units would have to be extended for the entirety of the parcels within the TV-RM district, as
opposed to approximately two-thirds of the TV-RM parcels in Alternative A.
This change in site configuration also has two primary aesthetic implications:
1) The inclusion of townhome units on the Baywood Ave portion of the site will result in a development
that is more visible to the existing homes on Baywood Ave and the surrounding neighborhood than the
single-family dwellings proposed in Alternative A. Following are elevation drawings showing the
differences between the building heights in each alternative:
Figure 3: Alternative A Elevations
Staff Report
Subject: 1256 Mission Road Subdivision
Date: February 25, 2015
Page 4 of 8
Figure 4: Alternative B Elevations
As can be seen in Figure 4, the townhomes are more prominent from both Mission Road and Baywood
Ave. The townhomes are setback approximately 100 feet from Baywood Ave, and are adjacent to the
PG&E easement to the north, and therefore would not be immediately adjacent to any existing residences.
However, the general visibility of the entire project would move further back into the surrounding
neighborhood than Alternative A.
2) The second aesthetic impact is related to the decrease in overall landscape area and increase in overall
paved area on the site. Under Alternative A, 23 percent of the overall site is dedicated to landscape areas
and 31 percent is dedicated to streets (not including sidewalks). Under Alternative B, the total landscape
area decreases to 16 percent and the total street area increases to 38 percent of the site; this results in a 30
percent loss of usable open space on the site. As shown in the graphic below, the decrease in usable open
space removes one of the primary common amenity areas for the project, at the intersection of the
pedestrian walkway and the paseo between the second and third row of townhomes. This central spine
includes one of the two common open space areas within the project (the other being the children’s
playground), as well as the basketball court proposed within the required fire truck turnaround.
Staff Report
Subject: 1256 Mission Road Subdivision
Date: February 25, 2015
Page 5 of 8
Figure 5: Alternative A Landscape Close-Up
The area shown in red also includes bio-retention areas in close proximity to the pedestrian walkway,
which will serve as the stormwater control measures for the majority of the middle one-third of the site,
including the second and third rows of townhomes. Under Alternative B, the new central access road
connecting to the third row of townhomes removes the pedestrian walkway and the adjoining landscape
areas that allow for the installation of the larger bio-retention areas. To accommodate this, smaller flow-
through planters are proposed along the outside ends of the second row of townhomes and a larger vault-
based treatment system is proposed adjacent to Mission Road.
Emergency Vehicle Access from Edgewood Way
The Fire and Police Departments have indicated that they will require emergency vehicle access to the
project site from Edgewood Way even if residential access is not allowed under Alternative B. To
accommodate this, the applicant would construct the Edgewood Way extension in the same way as shown
in Alternative A, but would also include a security device such as removable bollards to restrict access.
The security device would be configured so that only the Fire and Police Departments and the property
owner at 1256 Edgewood Way would be able to access the project site from Edgewood Way. The
Conditions of Approval for Alternative B have been updated to reflect the requirement for emergency
vehicle access.
Public Input/Correspondence
As of the date of this staff report, City staff has received correspondence from four members of the public
related specifically to Alternative B (see Attachment 6).
The primary concern raised in these comment letters is related to additional traffic on Baywood Ave.
Currently, there are two existing single-family residences with access from Baywood Ave that are
proposed to be removed by this Project. Under Alternative A, Baywood Ave would provide access to
four single-family residences. Under Alternative B, Baywood Ave would provide access to one single-
family residence and six townhome residences. As stated in the December 4, 2014 Planning Commission
staff report, the Institute of Transportation Engineers (“ITE”) Trip Generation Manual, 9 th Edition, states
that the average single-family home generates approximately 10 vehicle trips per day, while the average
townhome/condominium generates approximately 5 vehicle trips per day. Based on these average trip
rates, both Alternative scenarios would result in approximately 40 vehicle trips per day onto Baywood
Ave, an increase of 20 vehicle trips over existing conditions.
Staff Report
Subject: 1256 Mission Road Subdivision
Date: February 25, 2015
Page 6 of 8
Some of the comment letters imply that access to all of the townhome units would be provided from
Baywood Ave. As stated above, only the upper portion of the site would be accessed from Baywood Ave,
resulting in a maximum of seven units with four guest parking spaces having direct access.
Another concern from the correspondence is related to visual impacts of the townhomes to existing homes
on Baywood Ave. The visual impact to the surrounding neighborhood is discussed on page 3 of this staff
report.
TENTATIVE SUBDIVISION MAP
Under Alternative A, a Tentative Subdivision Map is proposed to create two separate lots with a total of
35 residential condominium units; 31 units on Lot 1 and 4 units on Lot 2. The City Engineer has
reviewed the proposed map and determined that it complies with the City Standards and the State
Subdivision Map Act. Should Alternative B be selected, the map would be altered to create two separate
lots with a total of 36 residential condominium units; 29 units on Lot 1 and 7 units on Lot 2.
GENERAL PLAN CONSISTENCY
The General Plan Land Use Designation for the site is Medium Density Residential. As discussed above
in the Background section, the General Plan includes specific policies related to development within the
immediate vicinity of the South San Francisco BART Station Area, in an effort to create “a vital
pedestrian-oriented center, with intensity and mix of uses that complement the area’s new role as a
regional center.”
The proposed project will conform to the General Plan Land Use Policies by creating medium-density
residential units that emphasize a pedestrian-oriented development along Mission Road in keeping with
the development intensity requirements, including residential density. The project also provides a well-
articulated and visually engaging development that implements the goals of the Transit Village Plan. The
project design is consistent with the City’s Design Guidelines as it relates to building design, form and
articulation.
Additionally, the proposed project complies with the General Plan Housing Element, which identifies the
subject site as a near-term housing opportunity site.
ENVIRONMENTAL REVIEW
The proposed project has been determined to be categorically exempt from environmental review under
the provisions of CEQA (Class 32, Section 15332: In-fill Development Projects), which provides an
exemption for in-fill development projects which meet the following conditions:
a. The project is consistent with the applicable general plan designation and all applicable general
plan policies as well as with applicable zoning designation and regulations.
b. The proposed development occurs within city limits on a project site of no more than five acres
substantially surrounded by urban uses.
c. The project site has no value as habitat for endangered, rare or threatened species.
d. Approval of the project would not result in any significant effects relating to traffic, noise, air
quality, or water quality.
Staff Report
Subject: 1256 Mission Road Subdivision
Date: February 25, 2015
Page 8 of 8
6. CEQA Categorical Exemption Analysis for 1256 Mission Road Project, dated November 17, 2014
7. Correspondence from the Public
MF/AG/JR/SK/bg
2403432.1
Attachment 1
Draft Entitlement Resolution A (Original Proposal)
Exhibit A: Conditions of Approval
Exhibit B: Tentative Subdivision Map
Exhibit C: Affordable Housing Agreement
Exhibit D: 1256 Mission Road Project Plans
1
Resolution A
RESOLUTION NO. _______
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
A RESOLUTION APPROVING A USE PERMIT, DESIGN REVIEW, TENTATIVE
SUBDIVISION MAP AND AFFORDABLE HOUSING AGREEMENT, FOR A 35-
UNIT RESIDENTIAL DEVELOPMENT AT 1256 MISSION ROAD IN THE
TRANSIT VILLAGE MEDIUM DENSITY RESIDENTIAL ZONING DISTRICT.
WHEREAS, Anthony Cuneo (“Owner”) and City Ventures (collectively “Applicant”) have
submitted an application for development of a 35-unit residential condominium project on an
approximately 1.7 acre site located at 1256 Mission Road, South San Francisco, California
(“Project”); and,
WHEREAS, Applicant seeks approval of a Use Permit, Design Review, Tentative
Subdivision Map, and Affordable Housing Agreement for the Project; and,
WHEREAS, approval of the Applicant’s proposal is considered a “project” for purposes of
the California Environmental Quality Act, Pub. Resources Code § 21000, et seq. (“CEQA”); and,
WHEREAS, the Project is categorically exempt under CEQA as a Class 32 Categorical
Exemption for projects which are determined to be in-fill development, as set forth in greater detail
below, and is consistent with the applicable General Plan and Zoning Ordinance requirements; and,
WHEREAS, on December 4, 2014 the Planning Commission for the City of South San
Francisco held a lawfully noticed public hearing to solicit public comment and consider the
proposed entitlements, take public testimony, and make a recommendation to the City Council on
the project, at the conclusion of which, the Planning Commission recommended that the City
Council approve the project; and,
WHEREAS, the City Council held a duly noticed public hearing on January 14, 2015 which
was continued to February 25, 2015 to consider the Use Permit, Design Review, Tentative
Subdivision Map and Affordable Housing Agreement and take public testimony.
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it,
which includes without limitation, the California Environmental Quality Act, Public Resources
Code §21000, et seq. (“CEQA”) and the CEQA Guidelines, 14 California Code of Regulations
§15000, et seq.; the South San Francisco General Plan and General Plan EIR; the South San
Francisco Municipal Code; the Project applications; the 1256 Mission Road Project Plans –
Alternative A, as prepared by Hunt Hale Jones Architects, dated revised November 12, 2014; the
1256 Mission Road “CEQA Categorical Exemption Analysis for 1256 Mission Road Project”
Memorandum, as prepared by Urban Planning Partners Inc., dated November 17, 2014, including
all appendices thereto; all site plans, and all reports, minutes, and public testimony submitted as part
of the Planning Commission’s meeting held December 4, 2014 meeting; all site plans, and all
2
Resolution A
reports, minutes, and public testimony submitted as part of the City Council’s duly notice public
hearing on January 14, 2015 which was continued to February 25, 2015, and City Council
deliberations; and any other evidence (within the meaning of Public Resources Code §21080(e) and
§21082.2), the City of South San Francisco City Council hereby finds as follows:
A. General Findings
1. The foregoing recitals are true and correct.
2. The Exhibits attached to this Resolution, including the Conditions of Project
Approval (Exhibit A), the Tentative Subdivision Map (attached as Exhibit B), the Affordable
Housing Agreement (attached as Exhibit C), and the 1256 Mission Road Project Plans – Alternative
A (attached as Exhibit D) are each incorporated by reference and made a part of this Resolution, as
if set forth fully herein.
3. The documents and other material constituting the record for these proceedings are
located at the Planning Division for the City of South San Francisco, 315 Maple Avenue, South San
Francisco, CA 94080, and in the custody of Chief Planner, Susy Kalkin.
4. Based upon the testimony and information presented at the hearing and upon review
and consideration of the environmental documentation provided, the City Council, exercising its
independent judgment and analysis, finds that the Project falls within the Categorical Exemption set
forth in CEQA Guidelines Section 15332/Class 32, which exempts from the provisions of CEQA
the construction of projects characterized as in-fill development, because it meets the following
conditions:
a. The project is consistent with the applicable General Plan designation (Medium
Density Residential) and all applicable General Plan policies as well as with
applicable Zoning Ordinance designation (Transit Village – Medium Density
Residential) and regulations given that the site is planned and zoned for medium-
density residential development within; and,
b.The proposed development occurs within city limits on a project site of
approximately 1.7 acres, which is less than the five acre maximum, and is
surrounded by urban uses; and,
c. The project has no value as habitat for endangered, rare or threatened species,
which would be negatively impacted given that the site is relatively flat and is
surrounded by urban uses; and,
d.Approval of the project would not result in any significant effect relating to traffic,
noise, air quality, or water quality, given that:
a. General Plan Guiding Policy 4.2-G-10 exempts development within ¼ mile
of the South San Francisco BART Station from any traffic level of service
standards, and therefore no significant traffic level of service operation
impacts would result from the proposed project;
3
Resolution A
b. The project’s contribution to noise would not be significant subject to
meeting the standards of South San Francisco Municipal Code (“SSFMC”)
Section 8.32.30 and compliance with the construction noise control plan
measures identified in the “CEQA Categorical Exemption Analysis for 1256
Mission Road Project” memorandum; and,
c. The project complies with the City’s adopted Climate Action Plan and the
Bay Area Air Quality Management District’s significance thresholds
screening criteria, and therefore the project would have a less-than-significant
impact on air quality and greenhouse gas emissions.
e. The site can be adequately served by all required utilities and public services.
The City Council finds that none of the exceptions to Categorical Exemptions set forth in the CEQA
Guidelines, Section 15300.2 apply to this project.
B. Use Permit
1. The proposed Project is consistent with the standards and requirements of the City’s
Zoning Ordinance and with the provisions of the Transit Village – Medium Density Residential
Zone District and the Low Density Residential Zone District. The Project meets or exceeds all of
the general development standards of the Transit Village – Medium Density Residential District,
with the exception of the maximum building height and the front yard fence height in the Low
Density Residential Zone District. However, the exception for the maximum building height is
permissible and warranted by the City’s Zoning Ordinance, which allows an applicant to request an
incentive to allow a modification to a zoning ordinance standard in return for the provision of
certain types of affordable housing, which the applicant is providing. The proposed fence height is
allowed per South San Francisco Municipal Code Section 20.300.005, which allows fences taller
than three feet in a required front-yard subject to approval of a Minor Use Permit.
2. The proposed Project is consistent with the General Plan by creating a pedestrian-
oriented medium-density residential development that emphasizes pedestrian-activity along Mission
Road, provides a well-articulated and visually engaging development that implements the goals of
the Transit Village Plan, and is consistent with the City’s Design Guidelines as they relate to
building design, form and articulation.
3. The proposed use will not be adverse to the public health, safety, or general welfare
of the community, nor detrimental to surrounding properties or improvements, because the
proposed use is consistent with the existing uses in the vicinity of the site, including the commercial
and residential. The project proposes medium-density residential uses on a site located in the City’s
Transit Village Plan district, which is intended for this type of use. The General Plan has analyzed
this type of use in the South San Francisco BART Station area, and concluded that such residential
uses are not adverse to the public health, safety, or welfare. The proposed fence is designed to be
transparent and allow views into and out of the property. As the proposed Project is consistent with
4
Resolution A
other medium-density land uses in the Transit Village Plan area, approval of the Project will not be
detrimental to the nearby properties.
4. The proposed Project complies with applicable standards and requirements of the
City’s Zoning Ordinance, with the exception of the maximum height for a portion of the site and the
maximum height of a portion of the fence within the required front-yard. The stated exceptions are
permissible and warranted by the City’s Zoning Ordinance. The proposed Project is located in the
Transit Village Plan District and, subject to the exception discussed above, meets the minimum
standards and requirements for that district.
5. The design, location, size, and operating characteristics of the proposed Project are
compatible with the existing and reasonably foreseeable future land uses in the vicinity because the
Project proposes medium-density residential uses in the Transit Village Plan district, which is
specifically intended for such uses. The proposed fence is in keeping with the aesthetic quality of
the buildings on the site and allows views into and out of the property.
6. The site is physically suitable for the type of development and density proposed, as
the medium-density residential use will benefit from being located in close proximity to the South
San Francisco BART Station within the Transit Village Plan district, and the size and development
is appropriate for the location and meets the City’s land use and zoning standards.
7. The Project is consistent with CEQA for the reasons stated in Finding A.4 above.
C. Design Review
1. The Project, including Design Review, is consistent with Title 20 of the South San
Francisco Municipal Code because the Project has been designed as a medium-density residential
project which will provide a pedestrian-friendly, transit-oriented environment with extensive
landscaping and sustainability elements incorporated.
2. The Project, including Design Review, is consistent with the General Plan because
the proposed medium-density residential development is consistent with the policies and design
direction provided in the South San Francisco General Plan for the Medium-Density Residential
land use designation by encouraging the development of a pedestrian-oriented development of a
higher intensity within ½ mile of the South San Francisco BART Station.
3. The Project, including Design Review, is consistent with the applicable design
guidelines adopted by the City Council in that the proposed Project is consistent with the South San
Francisco BART Transit Village Plan Design Guidelines.
5
Resolution A
4. The Project is consistent with the Use Permit for the reasons stated in Section B,
above.
5. The Project is consistent with the applicable design review criteria in South San
Francisco Municipal Code Section 20.480.006 (“Design Review Criteria”) because the project has
been evaluated by the Design Review Board on October 16, 2014, and found to be consistent with
each of the eight design review criteria included in the “Design Review Criteria” section of the
Ordinance, and the Design Review Board.
D. Tentative Subdivision Map
1. The proposed tentative subdivision map, including the proposed designs and
improvements, are consistent with the City’s General Plan as set forth in Findings B.2 and C.2
above, and because the tentative subdivision map would facilitate the development of a medium
density residential development that would not conflict with the Medium Density Residential Land
Use designation.
2. The proposed tentative subdivision map is consistent with the standards and
requirements of the City’s Zoning Ordinance and with the provisions of the Transit Village –
Medium Density Residential Zoning District.
3. The tentative subdivision map complies and meets all of the requirements of Title 19
of the South San Francisco Municipal Code (“Subdivisions”), subject to the Conditions of
Approval, and would allow for the granting of an exception for the driveway grade of the property
at 1256 Edgewood Ave as discussed below, and is consistent with the requirements of the State
Subdivision Map Act.
a. The proposed Project would extend Edgewood Avenue onto the subject property as
a private street to provide access to a portion of the residential development. In
order to extend Edgewood Avenue, the existing driveway of the adjacent parcel at
1256 Edgewood Avenue would be required to be altered. An exception allowing
the existing driveway at 1256 Edgewood Ave to be redeveloped at a grade greater
than fourteen percent will not constitute a grant of special privilege inconsistent
with the limitations upon other properties in the same vicinity because the existing
driveway currently exceeds the maximum permitted grade and the proposed change
in grade will not constitute a significant increase over the existing conditions.
b.The steep slope along the western edge of the property at 1256 Edgewood Avenue
creates a special circumstance that would deprive the property of privileges enjoyed
by other properties in the vicinity if Title 19 were strictly applied. The existing
driveway on the property is at a seventeen percent grade, and the proposed change
6
Resolution A
in grade will not constitute a significant increase over the existing conditions. If the
standards of Title 19 were strictly applied, it would not be possible to provide a
driveway conforming to the maximum grade standards from the existing access
easement adjacent to Edgewood Avenue.
c. The exception allowing the existing driveway at 1256 Edgewood Avenue to be
redeveloped at a grade greater than fourteen percent carries out the spirit and intent
of Title 19 by providing a parcel affected by a steep topography that has historically
had nonconforming driveway access with continued access that meets all other
driveway design standards except the maximum grade.
4. The Project site is physically suitable for the type of development and density
proposed, as the medium-density residential development will be located in the Transit Village area,
and the size and number of residential units is appropriate for the location and meets the City’s land
use and zoning standards.
5. The Project, including the proposed designs and improvements, are not likely to
cause substantial environmental damage, or serious public health problems, since the project plans
call for management of any hazardous materials that would exist by virtue of it being a former
agriculture site, and since such impacts have been thoroughly evaluated as part of the CEQA
process and determined not to exceed any stated thresholds of significance.
6. The design and improvements of the tentative subdivision map are not in conflict
with any existing public easements.
7. The property is located in a developed, urban setting, and is not subject to a
Williamson Act contract, on open space easement, a conservation easement, or an agricultural
conservation easement. The surrounding land uses and resulting parcels would not support
agricultural uses; the resulting parcels would result in residential development not incidental to
commercial agricultural use of the land.
NOW, THEREFORE, BE IT FURTHER RESOLVED that subject to the Conditions of
Approval, attached as Exhibit A to this resolution, the City Council of the City of South San
Francisco hereby makes the findings contained in this Resolution, and approves the Use Permit,
Design Review, Tentative Subdivision Map and Affordable Housing Agreement for the Project.
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately
upon its passage and adoption.
* * * * * * *
7
Resolution A
I hereby certify that the foregoing resolution was adopted by the City Council of the City of South
San Francisco at the regular meeting held on the 25th day of February, 2015 by the following vote:
AYES:_________________________________________________
NOES: ____________
ABSTENTIONS:
ABSENT:
Attest:
City Clerk
8
Resolution A
Exhibit A
Conditions of Approval
9
Resolution A
DRAFT CONDITIONS OF APPROVAL
P14-0081: UP14-0009, DR4-0049, SA14-0001 & AHA14-0001
1256 MISSION ROAD
(As recommended by Planning Commission on December 4, 2014)
A) Planning Division requirements shall be as follows:
1. The applicant shall comply with the Planning Divisions standard Conditions and
Limitations for Commercial, Industrial, Mixed-Use and Multi-Family Residential
Projects.
2. The project shall be constructed and operated substantially as indicated on the plan set
prepared by Hunt Hale Jones Architects as approved by the City Council at their meeting
of February 25, 2014.
3. All equipment (either roof, building, or ground-mounted) shall be screened from view
through the use of integral architectural elements, such as enclosures or roof screens, and
landscape screening or shall be incorporated inside the exterior building wall.
Equipment enclosures and/or roof screens shall be painted to match the building. Prior
to issuance of a building permit the applicant shall submit plans showing utility
locations, stand-pipes, equipment enclosures, landscape screens, and/or roof screens for
review and approval by the Chief Planner or designee.
4. The Final Subdivision Map shall be substantially consistent with the Tentative
Subdivision Map entitled “Tentative Map”, dated November 11, 2014, prepared by C2G/
Civil Consultants Group, Inc.
5. The Final Subdivision Map shall comply with all applicable requirements of SSFMC
Title 19 (Subdivisions) and Title 20 (Zoning Ordinance).
6. Prior to approval of the Final Map or issuance of a building permit, the applicant shall:
a) Prior to the Final Inspection the owner shall pay the fee in-lieu of parkland
dedication in accordance with SSFMC Chapter 19.24, subject to review and approval
of the City’s Parks and Recreation Director; and,
b) Execute and Record an Affordable Housing Agreement consistent with SSFMC
Chapter 20.380 Inclusionary Housing Regulations.
7. Prior to issuance of any building or construction permits for the construction of public
improvements, the final design for all public improvements shall be reviewed and
approved by the City Engineer and Chief Planner.
8. Prior to issuance of any building or construction permits for grading improvements, the
applicant shall submit final grading plans for review and approval by the City Engineer
and Chief Planner.
9. Prior to issuance of any building or construction permits for landscaping improvements,
the applicant shall submit final landscaping and irrigation plans for review and approval
10
Resolution A
by the Chief Planner. The plans shall include documentation of compliance with
SSFMC § 20.300.007 “Landscaping”, including Water Efficient Landscaping and
Irrigation calculations.
10. All parking areas are to be maintained free and clear of litter and storage and shall
remain clear for parking at all times. No outdoor storage of materials is allowed.
11. Prior to issuance of any building or construction permits, the developer shall revise the
development plans to address the following design related comments, subject to review
and approval by the Chief Planner or designee:
a) Reduce the total habitable area of Unit 35 to no more than 2,499 square feet.
b) Remove the vehicular access gate at the entrance to the Edgewood Avenue
extension.
12. Prior to issuance of certificate of occupancy for residential uses, the applicant shall pay
any applicable childcare fees in accordance with South San Francisco Municipal Code
Chapter 20.115. This fee is subject to annual adjustment, and presently is assessed at
$1,858.00 per medium density residential unit.
13. Any modification to the approved plans shall be subject to SSFMC Section 20.450.012
(“Modification”), whereby the Chief Planner may approve minor changes. All exterior
design modifications, including any and all utilities, shall be presented to the Chief
Planner for a determination.
14. Prior to the recordation of the Covenants Conditions & Restrictions (CC&Rs) with the
San Mateo County Recorder, the applicant shall submit the final CC&Rs to the Chief
Planner for review and approval.
15. The applicant shall implement all of the construction-related measures identified in the
“CEQA Categorical Exemption Analysis for 1256 Mission Road Project” Memorandum
prepared by Urban Planning Partners, Inc., dated November 17, 2014.
16. Prior to issuance of any building or construction permits, the developer shall revise the
development plans to include the following Climate Action Plan requirements, subject to
review and approval by the Chief Planner or designee:
a) Install conduit to accommodate wiring for solar.
b) Use of high-albedo surfaces and technologies as appropriate, as identified in the
voluntary CALGreen standards.
c) Implement the Water Efficient Landscape Ordinance by undertaking the following:
(i) Establish a variable-speed pump exchange for water features.
(ii) Restrict hours of irrigation to occur between 3:00 a.m. and two hours after
sunrise.
11
Resolution A
(iii)Install irrigation controllers with rain sensors.
(iv) Landscape with native, water-efficient plants.
(v) Install drip irrigation systems.
(vi) Reduce impervious surfaces to the maximum extent practical.
17. Prior to the issuance of any building or construction permits, the applicant shall contact
the South San Francisco Scavenger Company to properly size any required trash
enclosures and work with staff to locate the trash enclosure in accordance with the
zoning ordinance, SSFMC 20.300.014. An approval letter from South San Francisco
Scavenger shall be provided to the Chief Planner.
18. Prior to issuance of any building or construction permits for grading improvements or
approval of the Final Subdivision Map, the applicant shall submit to the City for review
and approval by the Chief Planner and the City Attorney documentation demonstrating a
perfected right to enter and perform work on the existing driveway at 1256 Edgewood
Avenue.
19. The applicant, and any successor in interest to the applicant, shall indemnify, defend,
and hold harmless the City of South San Francisco and its agents, officers, and
employees from any action, claim, or proceeding brought against the City or its agents,
officers, or employees which challenges the validity of any approval by the City, its
agencies, boards, Commission, or Council with respect to applicant’s project, including
but not limited to, issues concerning applicant’s rights of access pursuant to asserted
easement rights.
Planning Division contact: Billy Gross, Senior Planner (650) 877-8535
B) Fire Department requirements shall be as follows:
1. Prior to issuance of a building permit the applicant shall submit plans showing the
following improvements for review and approval by the Fire Marshal or designee:
a) Install fire sprinkler system per NFPA 13, NFPA 13D and SSFFD requirements
under separate fire plan check and permit for overhead and underground.
b) Fire sprinkler system shall be central station monitored per California Fire Code
section 1003.3.
c) Install exterior listed horn/strobe alarm device, not a bell.
d) Fire alarm plans shall be provided per NFPA 72 and the City of South San
Francisco Municipal Code.
e) All Non parking space curbs to be painted red to local Fire Code Specifications.
12
Resolution A
f) Access road shall have all weather driving capabilities and support the imposed
load of 75,000 pounds.
g) Road gradient and vehicle turning radius shall not exceed maximum allowed.
h) Provide fire flow in accordance with California Fire Code Appendix III-A.
i) Provide fire hydrants with an average spacing of 450 feet between hydrants;
location and number to be determined. The fire hydrants shall have a minimum
fire flow of 2000 gpm at 20 psi residual pressure for duration of 4 hours.
j) All buildings shall provide premise identification in accordance with SSF
municipal code section 15.24.100.
k) Provide Knox key box for each building with access keys to entry doors,
electrical/mechanical rooms, and others to be determined.
l) The minimum road width is 20 feet per the California Fire Code.
m) All buildings shall have Emergency Responder Radio Coverage throughout in
compliance with Section 510 of the California Fire Code.
2. Prior to issuance of any building or construction permit, the applicant shall pay any
applicable Public Safety Impact Fee in accordance with City Council Resolution 97-
2012. This fee is subject to annual adjustment, and presently is assessed at $563.00 per
high density residential unit.
Fire Prevention contact: Luis DaSilva, Fire Marshal (650) 829-6645
C) Engineering Division requirements shall be as follows:
1. The Owner shall perform a flow study of the City sewer collection system to determine
whether flow from this new development can adequately be handled.
2. Prior to recordation of the Final Map, the developer shall comply with all requirements,
and pay for all deposits and fees, as described in the City Municipal Code.
Engineering Division contact: Eric Evans, Associate Engineer (650) 829-6652
D) Police Department requirements shall be as follows:
1. Municipal Code Compliance. The applicant shall comply with the provisions of Chapter
15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance
revised May 1995. The Police Department reserves the right to make additional security
and safety conditions, if necessary, upon receipt of detailed / revised building plans.
Police Department contact: Sergeant Bruce McPhillips (650) 877-7248
13
Resolution A
E) Water Quality Control Plant requirements shall be as follows:
1. Fire sprinkler test drain must be connected to the sanitary sewer.
2. Condensate drains from HVAC system must be connected to the sanitary sewer.
3. Site is subject to Low impact development requirements; site must treat stormwater prior to
it entering the stormwater system. Complete applicable forms for low impact development.
4. Roof leaders cannot be connected directly to the storm drain system.
5. The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Stormwater Logo (No Dumping! Flows to Bay).
6. Landscaping shall meet the following conditions related to reduction of pesticide use on the
project site:
a) Where feasible, landscaping shall be designed and operated to treat stormwater runoff
by incorporating elements that collect, detain, and infiltrate runoff. In areas that
provide detention of water, plants that are tolerant of saturated soil conditions and
prolonged exposure to water shall be specified.
b) Plant materials selected shall be appropriate to site specific characteristics such as soil
type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall,
air movement, patterns of land use, ecological consistency and plant interactions to
ensure successful establishment.
c) Existing native trees, shrubs, and ground cover shall be retained and incorporated into
the landscape plan to the maximum extent practicable.
d) Proper maintenance of landscaping, with minimal pesticide use, shall be the
responsibility of the property owner.
e) Integrated pest management (IPM) principles and techniques shall be encouraged as
part of the landscaping design to the maximum extent practicable. Examples of IPM
principles and techniques include:
i. Select plants that are well adapted to soil conditions at the site.
ii. Select plants that are well adapted to sun and shade conditions at the site. In
making these selections, consider future conditions when plants reach maturity,
as well as seasonal changes.
iii. Provide irrigation appropriate to the water requirements of the selected plants.
iv. Select pest-resistant and disease-resistant plants.
v. Plant a diversity of species to prevent a potential pest infestation from affecting
the entire landscaping plan.
vi. Use “insectary” plants in the landscaping to attract and keep beneficial insects.
14
Resolution A
7. No decorative bark shall be used in landscaping.
8. A grading and drainage plan must be submitted.
9. An erosion and sediment control plan must be submitted.
Water Quality contact: Rob Lecel (650) 877-8555
15
Resolution A
Exhibit B
Tentative Subdivision Map – Alternative A
16
17
Resolution A
Exhibit C
Affordable Housing Agreement – Alternative A
18
Affordable Housing Agreement 1
1256 Mission Road
RECORDING REQUESTED BY:
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF SOUTH SAN FRANCISCO
400 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
WHEN RECORDED MAIL TO:
ECONOMIC AND COMMUNITY DEVELOPMENT CITY OF SOUTH SAN FRANCISCO 400 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
Documentary Transfer Tax $
EXEMPT
County of San Mateo
City of South San Francisco
_____________________________
Right of Way Agent
AFFORDABLE HOUSING AGREEMENT FOR BELOW MARKET RATE PROPERTY
This Affordable Housing Agreement for Below Market Rate Property (“Agreement”) is
entered into as of this _____ day of _____________, 2015, by and between the City of South
San Francisco (“City”) and ________________________ (“Developer”). City and Developer
are hereinafter collectively referred to as the “Parties.”
RECITALS
WHEREAS, Chapter 20.380 of the South San Francisco Municipal Code sets forth the
requirements for Inclusionary Housing (“Inclusionary Housing Ordinance”); and
WHEREAS, the Developer is the fee simple owner of that certain real property
(“Property”) located in the City of South San Francisco, State of California, and more
particularly described in Exhibit A attached hereto.
WHEREAS, the Developer intends to construct thirty-five (35) for-sale housing units on
the Property (the “Project”) and has submitted site development plans for the Project; and
19
Affordable Housing Agreement 2
1256 Mission Road
WHEREAS, as a condition of development of the Project, Developer must comply with
the City of South San Francisco’s housing policies and programs as set forth in the City’s
Inclusionary Housing Ordinance first adopted by the City Council on December 12, 2001, as it
applies to the provision of affordable housing.
WHEREAS, the Developer proposes meeting these requirements by selling the required
number of Below Market Rate Units (defined below); and
NOW THEREFORE, the City and the Developer agree as follows:
AGREEMENT
1. As a condition of developing and constructing thirty-five (35) condominiums on
the Property, Developer shall designate seven (7) units as Below Market Rate Units and shall
make these units available for sale as Below Market Rate Units (the “Below Market Rate
Units”). The number of Below Market Rate Units shall be equal to twenty percent (20%) of the
total number of condominiums to be built upon the Property and identified in Exhibit B. The
Below Market Rate Units shall be affordable to low- and moderate- income households
guaranteed by deed restrictions or other enforceable covenants running with the land. Developer
shall sell:
(i) One (1) three-bedroom housing unit in the Project to a household whose
annual gross income does not exceed sixty percent (60%) of the unadjusted median
income (“Low-Income Household”) for a San Mateo County household in the San
Francisco Primary Metropolitan Statistical Area, published annually by the Department
of Housing and Urban Development (as adjusted annually, the “Base Median Income”);
(ii) One (1) three-bedroom unit to a household whose annual gross income
does not exceed seventy percent (70%) of the unadjusted median income;
(iii) One (1) three-bedroom unit to a household whose annual gross income
does not exceed eighty percent (80%) of the unadjusted median income;
(iv) One (1) three-bedroom unit to a household whose annual gross income
does not exceed ninety percent (90%) of the unadjusted median income;
(v) Two (2) three-bedroom units to a household whose annual gross income
does not exceed one hundred percent (100%) of the unadjusted median income; and
(vi) One (1) three-bedroom unit to a household whose annual gross income
does not exceed one hundred ten percent (110%) of the unadjusted median income,
(jointly “Low and Moderate-Income Households”).
2. Developer shall sell the Below Market Rate Units at a price that will result in an
allowable housing expense for a for-sale unit (as defined in Section 20.380.002 of the
20
Affordable Housing Agreement 3
1256 Mission Road
Inclusionary Housing Ordinance) that does not exceed thirty percent (30%) of the gross monthly
income for Low- and Moderate-Income Households, adjusted for household size.
3. The Below Market Rate Units shall be located in close proximity to Mission
Road. The Developer and the City acknowledge this is an ideal area for such Below Market Rate
Units as it is in close proximity to and has access to employment opportunities, urban services
and transportation facilities.
4. Occupancy of the Below Market Rate Units shall be established concurrently with
occupancy of the market rate units located on the Property. This requirement shall be effective
as of the date the first unit is occupied on the Property. This requirement for the Below Market
Rate Units shall remain in effect even in the event all market rate units on the Property become
unoccupied.
5. Developer shall require the buyer of the Below Market Rate Units to execute a
Resale Restriction and Option to Purchase Agreement substantially in the form attached hereto
as Exhibit C (“Resale Restriction Agreement”). The Resale Restriction Agreement shall be
recorded against the parcel containing the Below Market Rate Units upon close of escrow of sale
for such Below Market Rate Units. The Below Market Rate Units shall remain restricted and
affordable to Low- and Moderate Income Households for a term of fifty-five (55) years,
commencing on the date each Below Market Rate Unit is sold. The restrictions shall apply to all
subsequent buyers.
6. Developer shall sell the Below Market Rate Units to eligible Low- and Moderate-
Income Household pursuant to Section 2. Developer shall work with the City and/or the City’s
First Time Homebuyer Administrator to identify and qualify eligible buyers for said units. At
the time of sale, Developer shall pay an administrative fee to reimburse the City for all
administrative and processing costs and fees incurred in processing the sale of the Below Market
Rate Units, which may include the First Time Homebuyer Administrator fees.
7. The Below Market Rate Units shall remain owner-occupied units.
8. Developer shall indemnify, defend with counsel selected by the City, and hold
harmless the City and its officials, officers, employees, agents, and volunteers from and against
any and all losses, liability, claims, suits, actions, damages, and causes of action arising or
allegedly arising out of or relating in any manner to the Project, the Property, or Developer’s
performance or nonperformance under this Agreement, except to the extent arising from the
gross negligence or willful misconduct of the City. The provisions of this section shall survive
the expiration or other termination of this Agreement or any release of part or all of the Property
from the burdens of this Agreement.
9. Developer shall pay an administrative fee to reimburse the City for all
administrative/processing costs and fees incurred in processing the Agreement, which may
include reasonable attorney’s fees and cost, and implementing the requirements of the
Inclusionary Housing Ordinance.
21
Affordable Housing Agreement 4
1256 Mission Road
10. Developer hereby subjects the Property to the covenants, conditions and
restrictions set forth in this Agreement. The Parties hereby declare their express intent that all
such covenants, conditions and restrictions shall be deemed covenants running with the land and
shall pass to and be binding upon Developer’s successors in title to the Property. All covenants
without regard to technical classification or designation shall be binding for the benefit of the
City, and such covenants shall run in favor of the City. Each and every contract, deed or other
instrument hereafter executed applicable to or conveying the Property or any portion thereof
shall conclusively be held to have been executed, delivered and accepted subject to such
covenants, conditions and restrictions, regardless of whether such covenants, conditions and
restrictions are set forth in such contract, deed or other instrument. This Agreement shall be
recorded on the Property upon final map recordation or, if a map is not being processed, prior to
the issuance of building permits for the Property.
11. Prior to the sale of the Below Market Rate Units to eligible Low- and Moderate-
Income Households, the Developer may not transfer the whole or any part of the Property, the
Project or this Agreement unless (i) such transfer is to a limited liability company or limited
partnership formed by Developer for purposes of carrying out the Project, (ii) the Developer first
notifies the City of the proposed transfer or assignment and delivers to the City the
organizational documents of the transferee or assignee (the "Transferee"), and (iii) the Developer
causes the Transferee to execute an agreement, in form and substance reasonably satisfactory to
City, accepting and assuming the obligations of the Developer under this Agreement.
Developer shall reimburse City for all City costs, including but not limited to reasonable
attorneys’ fees, incurred in reviewing instruments and other legal documents proposed to effect a
permitted transfer or assignment under this Agreement within ten (10) days following City’s
delivery of an invoice detailing such costs.
12. Provided that Developer has complied with all of the terms and conditions set
forth herein, upon the sale by Developer of the Below Market Rate Units, Developer shall be
released from, and shall have no further obligations under this Agreement. Such release shall be
effective upon the sale and shall not require any further action or documentation by any party to
this Agreement.
13. Any amendments to this Agreement shall be processed in the same manner as an
original application for approval pursuant to Section 20.380.014 of the South San Francisco
Municipal Code. Nothing, however, shall prevent the body granting final approval of the project
development, from modifying the location and phasing of the Below Market Rate Units as a
condition of approval for the Project.
14. The laws of the State of California shall govern this Agreement without regard to
principles of conflicts of laws. In the event that either party brings any action against the other
under this Agreement, the parties agree that trial of such action shall be vested exclusively in the
state courts of California in the County of San Mateo or in the United States District Court for
the Northern District of California.
15. If a party to this Agreement brings any action, including an action for declaratory
relief, to enforce or interpret the provision of this Agreement, the prevailing party shall be
22
Affordable Housing Agreement 5
1256 Mission Road
entitled to reasonable attorneys’ fees in addition to any other relief to which that party may be
entitled. The court may set such fees in the same action or in a separate action brought for that
purpose.
16. If a court of competent jurisdiction finds or rules that any provision of this
Agreement is invalid, void, or unenforceable, the provisions of this Agreement not so adjudged
shall remain in full force and effect. The invalidity in whole or in part of any provision of this
Agreement shall not void or affect the validity of any other provision of this Agreement.
17. Any notice or demand shall be made by certified or registered mail, return receipt
requested, or reliable overnight courier to the address of the respective parties set forth below:
Developer: ______________________________
______________________________
______________________________
City: City of South San Francisco - City Clerk
400 Grand Avenue
South San Francisco, CA 94080
18. Notwithstanding any previous provision of this Agreement, the terms of this
Agreement shall be interpreted in accordance with the provisions of Chapter 20.380 of the South
San Francisco Municipal Code.
IN WITNESS THEREOF, the parties have executed this Agreement as of the date first written above.
DEVELOPER :
By: ________________________________
Name Printed: _______________________
Its: _________________________________
CITY:
CITY OF SOUTH SAN FRANCISCO
By: ___________________________
Mike Futrell
City Manager
APPROVED AS TO FORM:
______________________________
Steven T. Mattas, City Attorney
SIGNATURES MUST BE NOTARIZED
23
Affordable Housing Agreement 6
1256 Mission Road
Exhibit A
Legal Description
Exhibit B
BMR Units Plan
Exhibit C
Form of Resale Restriction and Option to Purchase Agreement for Below Market Rate Property
24
1
EXHIBIT A
Property
(attach legal description)
25
Resolution A
Exhibit D
1256 Mission Road Project Plans – Alternative A
2363711.2
26
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LANDSCAPE ARCHITECT:THOMAS BAAK & ASSOCIATES, LLP 1620 NORTH MAIN STREET, SUITE 4 WALNUT CREEK, CALIFORNIA CONTACT: ANDREA SWANSON Project Manager PHONE: 925-933-2583 E-MAIL: aswanson@tbaak.com www.tbaak.com
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32
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33
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PROPERTY LINE
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PROPERTY LINE
SIDE YARD SETBACK
35'-0"
MAX.
35'-0"
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444 Spear Street, Suite 105 San Francisco, CA 94105 www.hunthalejones.com t. 415-512-1300 f. 415-288-0288DATE:PROJECT:
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10.12.2014 317036
35
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(
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:
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(
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GARAGE AREA: 456 SQ. FT.LIVING AREA: 307 SQ. FT.
T
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30
x
2
4
C
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UPUP 6" 6" 6" 6"
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GARAGE AREA: 471 SQ. FT.LIVING AREA: 78 SQ. FT.10'-9"20'-3"31'-0"43'-1"
15
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444 Spear Street, Suite 105 San Francisco, CA 94105 www.hunthalejones.com t. 415-512-1300 f. 415-288-0288DATE:PROJECT:
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10.12.2014 317036
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LIVING AREA: 672 SQ. FT.15'-5"2"
15
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444 Spear Street, Suite 105 San Francisco, CA 94105 www.hunthalejones.com t. 415-512-1300 f. 415-288-0288DATE:PROJECT:
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10.12.2014 317036
37
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GARAGE AREA: 456 SQ. FT.LIVING AREA: 307 SQ. FT.
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GARAGE AREA: 471 SQ. FT.LIVING AREA: 78 SQ. FT.
26
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444 Spear Street, Suite 105 San Francisco, CA 94105 www.hunthalejones.com t. 415-512-1300 f. 415-288-0288DATE:PROJECT:
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30
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444 Spear Street, Suite 105 San Francisco, CA 94105 www.hunthalejones.com t. 415-512-1300 f. 415-288-0288DATE:PROJECT:
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Attachment 2
Draft Entitlement Resolution B (Alternative B Design)
Exhibit A: Conditions of Approval
Exhibit B: Tentative Subdivision Map
Exhibit C: Affordable Housing Agreement
Exhibit D: 1256 Mission Road Project Plans
69
Resolution B
RESOLUTION NO. _______
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
A RESOLUTION APPROVING A USE PERMIT, DESIGN REVIEW, TENTATIVE
SUBDIVISION MAP AND AFFORDABLE HOUSING AGREEMENT, FOR A 36-
UNIT RESIDENTIAL DEVELOPMENT AT 1256 MISSION ROAD IN THE
TRANSIT VILLAGE MEDIUM DENSITY RESIDENTIAL ZONING DISTRICT.
WHEREAS, Anthony Cuneo (“Owner”) and City Ventures (collectively “Applicant”) have
submitted an application for development of a 36-unit residential condominium project on an
approximately 1.7 acre site located at 1256 Mission Road, South San Francisco, California
(“Project”); and,
WHEREAS, Applicant seeks approval of a Use Permit, Design Review, Tentative
Subdivision Map, and Affordable Housing Agreement for the Project; and,
WHEREAS, approval of the Applicant’s proposal is considered a “project” for purposes of
the California Environmental Quality Act, Pub. Resources Code § 21000, et seq. (“CEQA”); and,
WHEREAS, the Project is categorically exempt under CEQA as a Class 32 Categorical
Exemption for projects which are determined to be in-fill development, as set forth in greater detail
below, and is consistent with the applicable General Plan and Zoning Ordinance requirements; and,
WHEREAS, on December 4, 2014 the Planning Commission for the City of South San
Francisco held a lawfully noticed public hearing to solicit public comment and consider the
proposed entitlements, take public testimony, and make a recommendation to the City Council on
the project, at the conclusion of which, the Planning Commission recommended that the City
Council approve the project; and,
WHEREAS, the City Council held a duly noticed public hearing on January 14, 2015 which
was continued to February 25, 2015 to consider the Use Permit, Design Review, Tentative
Subdivision Map and Affordable Housing Agreement and take public testimony.
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it,
which includes without limitation, the California Environmental Quality Act, Public Resources
Code §21000, et seq. (“CEQA”) and the CEQA Guidelines, 14 California Code of Regulations
§15000, et seq.; the South San Francisco General Plan and General Plan EIR; the South San
Francisco Municipal Code; the Project applications; the 1256 Mission Road Project Plans –
Alternative B, as prepared by Hunt Hale Jones Architects; the 1256 Mission Road “CEQA
Categorical Exemption Analysis for 1256 Mission Road Project” Memorandum, as prepared by
Urban Planning Partners Inc., dated November 17, 2014, including all appendices thereto; all site
plans, and all reports, minutes, and public testimony submitted as part of the Planning
Commission’s meeting held December 4, 2014 meeting; all site plans, and all reports, minutes, and
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Resolution B
public testimony submitted as part of the City Council’s duly notice public hearing on January 14,
2015 which was continued to February 25, 2015, and City Council deliberations; and any other
evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the City of
South San Francisco City Council hereby finds as follows:
A. General Findings
1. The foregoing recitals are true and correct.
2. The Exhibits attached to this Resolution, including the Conditions of Project
Approval (Exhibit A), the Tentative Subdivision Map (attached as Exhibit B), the Affordable
Housing Agreement (attached as Exhibit C), and the 1256 Mission Road Project Plans – Alternative
B (attached as Exhibit D) are each incorporated by reference and made a part of this Resolution, as
if set forth fully herein.
3. The documents and other material constituting the record for these proceedings are
located at the Planning Division for the City of South San Francisco, 315 Maple Avenue, South San
Francisco, CA 94080, and in the custody of Chief Planner, Susy Kalkin.
4. Based upon the testimony and information presented at the hearing and upon review
and consideration of the environmental documentation provided, the City Council, exercising its
independent judgment and analysis, finds that the Project falls within the Categorical Exemption set
forth in CEQA Guidelines Section 15332/Class 32, which exempts from the provisions of CEQA
the construction of projects characterized as in-fill development, because it meets the following
conditions:
a. The project is consistent with the applicable General Plan designation (Medium
Density Residential) and all applicable General Plan policies as well as with
applicable Zoning Ordinance designation (Transit Village – Medium Density
Residential) and regulations given that the site is planned and zoned for medium-
density residential development within; and,
b.The proposed development occurs within city limits on a project site of
approximately 1.7 acres, which is less than the five acre maximum, and is
surrounded by urban uses; and,
c. The project has no value as habitat for endangered, rare or threatened species,
which would be negatively impacted given that the site is relatively flat and is
surrounded by urban uses; and,
d.Approval of the project would not result in any significant effect relating to traffic,
noise, air quality, or water quality, given that:
a. General Plan Guiding Policy 4.2-G-10 exempts development within ¼ mile
of the South San Francisco BART Station from any traffic level of service
standards, and therefore no significant traffic level of service operation
impacts would result from the proposed project;
71
Resolution B
b. The project’s contribution to noise would not be significant subject to
meeting the standards of South San Francisco Municipal Code (“SSFMC”)
Section 8.32.30 and compliance with the construction noise control plan
measures identified in the “CEQA Categorical Exemption Analysis for 1256
Mission Road Project” memorandum; and,
c. The project complies with the City’s adopted Climate Action Plan and the
Bay Area Air Quality Management District’s significance thresholds
screening criteria, and therefore the project would have a less-than-significant
impact on air quality and greenhouse gas emissions.
e. The site can be adequately served by all required utilities and public services.
The City Council finds that none of the exceptions to Categorical Exemptions set forth in the CEQA
Guidelines, Section 15300.2 apply to this project.
B. Use Permit
1. The proposed Project is consistent with the standards and requirements of the City’s
Zoning Ordinance and with the provisions of the Transit Village – Medium Density Residential
Zone District and the Low Density Residential Zone District. The Project meets or exceeds all of
the general development standards of the Transit Village – Medium Density Residential District,
with the exception of the maximum building height and the front yard fence height in the Low
Density Residential Zone District. However, the exception for the maximum building height is
permissible and warranted by the City’s Zoning Ordinance, which allows an applicant to request an
incentive to allow a modification to a zoning ordinance standard in return for the provision of
certain types of affordable housing, which the applicant is providing. The proposed fence height is
allowed per South San Francisco Municipal Code Section 20.300.005, which allows fences taller
than three feet in a required front-yard subject to approval of a Minor Use Permit.
2. The proposed Project is consistent with the General Plan by creating a pedestrian-
oriented medium-density residential development that emphasizes pedestrian-activity along Mission
Road, provides a well-articulated and visually engaging development that implements the goals of
the Transit Village Plan, and is consistent with the City’s Design Guidelines as they relate to
building design, form and articulation.
3. The proposed use will not be adverse to the public health, safety, or general welfare
of the community, nor detrimental to surrounding properties or improvements, because the
proposed use is consistent with the existing uses in the vicinity of the site, including the commercial
and residential. The project proposes medium-density residential uses on a site located in the City’s
Transit Village Plan district, which is intended for this type of use. The General Plan has analyzed
this type of use in the South San Francisco BART Station area, and concluded that such residential
uses are not adverse to the public health, safety, or welfare. The proposed fence is designed to be
transparent and allow views into and out of the property. As the proposed Project is consistent with
72
Resolution B
other medium-density land uses in the Transit Village Plan area, approval of the Project will not be
detrimental to the nearby properties.
4. The proposed Project complies with applicable standards and requirements of the
City’s Zoning Ordinance, with the exception of the maximum height for a portion of the site and the
maximum height of a portion of the fence within the required front-yard. The stated exceptions are
permissible and warranted by the City’s Zoning Ordinance. The proposed Project is located in the
Transit Village Plan District and, subject to the exception discussed above, meets the minimum
standards and requirements for that district.
5. The design, location, size, and operating characteristics of the proposed Project are
compatible with the existing and reasonably foreseeable future land uses in the vicinity because the
Project proposes medium-density residential uses in the Transit Village Plan district, which is
specifically intended for such uses. The proposed fence is in keeping with the aesthetic quality of
the buildings on the site and allows views into and out of the property.
6. The site is physically suitable for the type of development and density proposed, as
the medium-density residential use will benefit from being located in close proximity to the South
San Francisco BART Station within the Transit Village Plan district, and the size and development
is appropriate for the location and meets the City’s land use and zoning standards.
7. The Project is consistent with CEQA for the reasons stated in Finding A.4 above.
C. Design Review
1. The Project, including Design Review, is consistent with Title 20 of the South San
Francisco Municipal Code because the Project has been designed as a medium-density residential
project which will provide a pedestrian-friendly, transit-oriented environment with extensive
landscaping and sustainability elements incorporated.
2. The Project, including Design Review, is consistent with the General Plan because
the proposed medium-density residential development is consistent with the policies and design
direction provided in the South San Francisco General Plan for the Medium-Density Residential
land use designation by encouraging the development of a pedestrian-oriented development of a
higher intensity within ½ mile of the South San Francisco BART Station.
3. The Project, including Design Review, is consistent with the applicable design
guidelines adopted by the City Council in that the proposed Project is consistent with the South San
Francisco BART Transit Village Plan Design Guidelines.
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Resolution B
4. The Project is consistent with the Use Permit for the reasons stated in Section B,
above.
5. The Project is consistent with the applicable design review criteria in South San
Francisco Municipal Code Section 20.480.006 (“Design Review Criteria”) because the project has
been found to be consistent with each of the eight design review criteria included in the “Design
Review Criteria” section of the Ordinance.
D. Tentative Subdivision Map
1. The proposed tentative subdivision map, including the proposed designs and
improvements, are consistent with the City’s General Plan as set forth in Findings B.2 and C.2
above, and because the tentative subdivision map would facilitate the development of a medium
density residential development that would not conflict with the Medium Density Residential Land
Use designation.
2. The proposed tentative subdivision map is consistent with the standards and
requirements of the City’s Zoning Ordinance and with the provisions of the Transit Village –
Medium Density Residential Zoning District.
3. The tentative subdivision map complies and meets all of the requirements of Title 19
of the South San Francisco Municipal Code (“Subdivisions”), subject to the Conditions of
Approval, and would allow for the granting of an exception for the driveway grade of the property
at 1256 Edgewood Ave as discussed below, and is consistent with the requirements of the State
Subdivision Map Act.
a. The proposed Project would extend Edgewood Avenue onto the subject property as
a private street to provide access to a portion of the residential development. In
order to extend Edgewood Avenue, the existing driveway of the adjacent parcel at
1256 Edgewood Avenue would be required to be altered. An exception allowing
the existing driveway at 1256 Edgewood Ave to be redeveloped at a grade greater
than fourteen percent will not constitute a grant of special privilege inconsistent
with the limitations upon other properties in the same vicinity because the existing
driveway currently exceeds the maximum permitted grade and the proposed change
in grade will not constitute a significant increase over the existing conditions.
b.The steep slope along the western edge of the property at 1256 Edgewood Avenue
creates a special circumstance that would deprive the property of privileges enjoyed
by other properties in the vicinity if Title 19 were strictly applied. The existing
driveway on the property is at a seventeen percent grade, and the proposed change
in grade will not constitute a significant increase over the existing conditions. If the
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Resolution B
standards of Title 19 were strictly applied, it would not be possible to provide a
driveway conforming to the maximum grade standards from the existing access
easement adjacent to Edgewood Avenue.
c. The exception allowing the existing driveway at 1256 Edgewood Avenue to be
redeveloped at a grade greater than fourteen percent carries out the spirit and intent
of Title 19 by providing a parcel affected by a steep topography that has historically
had nonconforming driveway access with continued access that meets all other
driveway design standards except the maximum grade.
4. The Project site is physically suitable for the type of development and density
proposed, as the medium-density residential development will be located in the Transit Village area,
and the size and number of residential units is appropriate for the location and meets the City’s land
use and zoning standards.
5. The Project, including the proposed designs and improvements, are not likely to
cause substantial environmental damage, or serious public health problems, since the project plans
call for management of any hazardous materials that would exist by virtue of it being a former
agriculture site, and since such impacts have been thoroughly evaluated as part of the CEQA
process and determined not to exceed any stated thresholds of significance.
6. The design and improvements of the tentative subdivision map are not in conflict
with any existing public easements.
7. The property is located in a developed, urban setting, and is not subject to a
Williamson Act contract, on open space easement, a conservation easement, or an agricultural
conservation easement. The surrounding land uses and resulting parcels would not support
agricultural uses; the resulting parcels would result in residential development not incidental to
commercial agricultural use of the land.
NOW, THEREFORE, BE IT FURTHER RESOLVED that subject to the Conditions of
Approval, attached as Exhibit A to this resolution, the City Council of the City of South San
Francisco hereby makes the findings contained in this Resolution, and approves the Use Permit,
Design Review, Tentative Subdivision Map and Affordable Housing Agreement for the Project.
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately
upon its passage and adoption.
* * * * * * *
I hereby certify that the foregoing resolution was adopted by the City Council of the City of South
San Francisco at the regular meeting held on the 25th day of February, 2015 by the following vote:
75
Resolution B
AYES:_________________________________________________
NOES: ____________
ABSTENTIONS:
ABSENT:
Attest:
City Clerk
76
Resolution B
Exhibit A
Conditions of Approval
77
Resolution B
DRAFT CONDITIONS OF APPROVAL
P14-0081: UP14-0009, DR4-0049, SA14-0001 & AHA14-0001
1256 MISSION ROAD
(As recommended by Planning Commission on December 4, 2014)
A) Planning Division requirements shall be as follows:
1. The applicant shall comply with the Planning Divisions standard Conditions and
Limitations for Commercial, Industrial, Mixed-Use and Multi-Family Residential
Projects.
2. The project shall be constructed and operated substantially as indicated on the
Alternative B plan set prepared by Hunt Hale Jones Architects as approved by the City
Council at their meeting of February 25, 2014.
3. All equipment (either roof, building, or ground-mounted) shall be screened from view
through the use of integral architectural elements, such as enclosures or roof screens, and
landscape screening or shall be incorporated inside the exterior building wall.
Equipment enclosures and/or roof screens shall be painted to match the building. Prior
to issuance of a building permit the applicant shall submit plans showing utility
locations, stand-pipes, equipment enclosures, landscape screens, and/or roof screens for
review and approval by the Chief Planner or designee.
4. The Final Subdivision Map shall be substantially consistent with the Alternative B
Tentative Subdivision Map entitled “Tentative Map”, dated January 21, 2015, prepared
by C2G/ Civil Consultants Group, Inc.
5. The Final Subdivision Map shall comply with all applicable requirements of SSFMC
Title 19 (Subdivisions) and Title 20 (Zoning Ordinance).
6. Prior to approval of the Final Map or issuance of a building permit, the applicant shall:
a) Prior to the Final Inspection the owner shall pay the fee in-lieu of parkland
dedication in accordance with SSFMC Chapter 19.24, subject to review and approval
of the City’s Parks and Recreation Director; and,
b) Execute and Record an Affordable Housing Agreement consistent with SSFMC
Chapter 20.380 Inclusionary Housing Regulations.
7. Prior to issuance of any building or construction permits for the construction of public
improvements, the final design for all public improvements shall be reviewed and
approved by the City Engineer and Chief Planner.
8. Prior to issuance of any building or construction permits for grading improvements, the
applicant shall submit final grading plans for review and approval by the City Engineer
and Chief Planner.
9. Prior to issuance of any building or construction permits for landscaping improvements,
the applicant shall submit final landscaping and irrigation plans for review and approval
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Resolution B
by the Chief Planner. The plans shall include documentation of compliance with
SSFMC § 20.300.007 “Landscaping”, including Water Efficient Landscaping and
Irrigation calculations.
10. All parking areas are to be maintained free and clear of litter and storage and shall
remain clear for parking at all times. No outdoor storage of materials is allowed.
11. Prior to issuance of any building or construction permits, the developer shall revise the
development plans to address the following design related comments, subject to review
and approval by the Chief Planner or designee:
a) Reduce the total habitable area of Unit 36 to no more than 2,499 square feet.
12. Prior to issuance of certificate of occupancy for residential uses, the applicant shall pay
any applicable childcare fees in accordance with South San Francisco Municipal Code
Chapter 20.115. This fee is subject to annual adjustment, and presently is assessed at
$1,858.00 per medium density residential unit.
13. Any modification to the approved plans shall be subject to SSFMC Section 20.450.012
(“Modification”), whereby the Chief Planner may approve minor changes. All exterior
design modifications, including any and all utilities, shall be presented to the Chief
Planner for a determination.
14. Prior to the recordation of the Covenants Conditions & Restrictions (CC&Rs) with the
San Mateo County Recorder, the applicant shall submit the final CC&Rs to the Chief
Planner for review and approval.
15. The applicant shall implement all of the construction-related measures identified in the
“CEQA Categorical Exemption Analysis for 1256 Mission Road Project” Memorandum
prepared by Urban Planning Partners, Inc., dated November 17, 2014.
16. Prior to issuance of any building or construction permits, the developer shall revise the
development plans to include the following Climate Action Plan requirements, subject to
review and approval by the Chief Planner or designee:
a) Install conduit to accommodate wiring for solar.
b) Use of high-albedo surfaces and technologies as appropriate, as identified in the
voluntary CALGreen standards.
c) Implement the Water Efficient Landscape Ordinance by undertaking the following:
(i) Establish a variable-speed pump exchange for water features.
(ii) Restrict hours of irrigation to occur between 3:00 a.m. and two hours after
sunrise.
(iii)Install irrigation controllers with rain sensors.
(iv) Landscape with native, water-efficient plants.
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Resolution B
(v) Install drip irrigation systems.
(vi) Reduce impervious surfaces to the maximum extent practical.
17. Prior to the issuance of any building or construction permits, the applicant shall contact
the South San Francisco Scavenger Company to properly size any required trash
enclosures and work with staff to locate the trash enclosure in accordance with the
zoning ordinance, SSFMC 20.300.014. An approval letter from South San Francisco
Scavenger shall be provided to the Chief Planner.
18. Prior to issuance of any building or construction permits for grading improvements or
approval of the Final Subdivision Map, the applicant shall submit to the City for review
and approval by the Chief Planner and the City Attorney documentation demonstrating a
perfected right to enter and perform work on the existing driveway at 1256 Edgewood
Avenue.
19. The applicant, and any successor in interest to the applicant, shall indemnify, defend,
and hold harmless the City of South San Francisco and its agents, officers, and
employees from any action, claim, or proceeding brought against the City or its agents,
officers, or employees which challenges the validity of any approval by the City, its
agencies, boards, Commission, or Council with respect to applicant’s project, including
but not limited to, issues concerning applicant’s rights of access pursuant to asserted
easement rights.
Planning Division contact: Billy Gross, Senior Planner (650) 877-8535
B) Fire Department requirements shall be as follows:
1. Prior to issuance of a building permit the applicant shall submit plans showing the
following improvements for review and approval by the Fire Marshal or designee:
a) Install fire sprinkler system per NFPA 13, NFPA 13D and SSFFD requirements
under separate fire plan check and permit for overhead and underground.
b) Fire sprinkler system shall be central station monitored per California Fire Code
section 1003.3.
c) Install exterior listed horn/strobe alarm device, not a bell.
d) Fire alarm plans shall be provided per NFPA 72 and the City of South San
Francisco Municipal Code.
e) All Non parking space curbs to be painted red to local Fire Code Specifications.
f) Access road shall have all weather driving capabilities and support the imposed
load of 75,000 pounds.
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Resolution B
g) Road gradient and vehicle turning radius shall not exceed maximum allowed.
h) Provide fire flow in accordance with California Fire Code Appendix III-A.
i) Provide fire hydrants with an average spacing of 450 feet between hydrants;
location and number to be determined. The fire hydrants shall have a minimum
fire flow of 2000 gpm at 20 psi residual pressure for duration of 4 hours.
j) All buildings shall provide premise identification in accordance with SSF
municipal code section 15.24.100.
k) Provide Knox key box for each building with access keys to entry doors,
electrical/mechanical rooms, and others to be determined.
l) The minimum road width is 20 feet per the California Fire Code.
m) All buildings shall have Emergency Responder Radio Coverage throughout in
compliance with Section 510 of the California Fire Code.
n) Provide emergency vehicle access from Edgewood Way onto the subject property,
with a minimum road width of 20 feet and an approved means of access.
2. Prior to issuance of any building or construction permit, the applicant shall pay any
applicable Public Safety Impact Fee in accordance with City Council Resolution 97-
2012. This fee is subject to annual adjustment, and presently is assessed at $563.00 per
high density residential unit.
Fire Prevention contact: Luis DaSilva, Fire Marshal (650) 829-6645
C) Engineering Division requirements shall be as follows:
1. The Owner shall perform a flow study of the City sewer collection system to determine
whether flow from this new development can adequately be handled.
2. Prior to recordation of the Final Map, the developer shall comply with all requirements,
and pay for all deposits and fees, as described in the City Municipal Code.
Engineering Division contact: Eric Evans, Associate Engineer (650) 829-6652
D) Police Department requirements shall be as follows:
1. Municipal Code Compliance. The applicant shall comply with the provisions of Chapter
15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance
revised May 1995. The Police Department reserves the right to make additional security
and safety conditions, if necessary, upon receipt of detailed / revised building plans.
Police Department contact: Sergeant Bruce McPhillips (650) 877-7248
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Resolution B
E) Water Quality Control Plant requirements shall be as follows:
1. Fire sprinkler test drain must be connected to the sanitary sewer.
2. Condensate drains from HVAC system must be connected to the sanitary sewer.
3. Site is subject to Low impact development requirements; site must treat stormwater prior to
it entering the stormwater system. Complete applicable forms for low impact development.
4. Roof leaders cannot be connected directly to the storm drain system.
5. The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Stormwater Logo (No Dumping! Flows to Bay).
6. Landscaping shall meet the following conditions related to reduction of pesticide use on the
project site:
a) Where feasible, landscaping shall be designed and operated to treat stormwater runoff
by incorporating elements that collect, detain, and infiltrate runoff. In areas that
provide detention of water, plants that are tolerant of saturated soil conditions and
prolonged exposure to water shall be specified.
b) Plant materials selected shall be appropriate to site specific characteristics such as soil
type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall,
air movement, patterns of land use, ecological consistency and plant interactions to
ensure successful establishment.
c) Existing native trees, shrubs, and ground cover shall be retained and incorporated into
the landscape plan to the maximum extent practicable.
d) Proper maintenance of landscaping, with minimal pesticide use, shall be the
responsibility of the property owner.
e) Integrated pest management (IPM) principles and techniques shall be encouraged as
part of the landscaping design to the maximum extent practicable. Examples of IPM
principles and techniques include:
i. Select plants that are well adapted to soil conditions at the site.
ii. Select plants that are well adapted to sun and shade conditions at the site. In
making these selections, consider future conditions when plants reach maturity,
as well as seasonal changes.
iii. Provide irrigation appropriate to the water requirements of the selected plants.
iv. Select pest-resistant and disease-resistant plants.
v. Plant a diversity of species to prevent a potential pest infestation from affecting
the entire landscaping plan.
vi. Use “insectary” plants in the landscaping to attract and keep beneficial insects.
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Resolution B
7. No decorative bark shall be used in landscaping.
8. A grading and drainage plan must be submitted.
9. An erosion and sediment control plan must be submitted.
Water Quality contact: Rob Lecel (650) 877-8555
83
Resolution B
Exhibit B
Tentative Subdivision Map – Alternative B
84
Resolution B
Exhibit C
Affordable Housing Agreement – Alternative B
86
Affordable Housing Agreement 1
1256 Mission Road
RECORDING REQUESTED BY:
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF SOUTH SAN FRANCISCO
400 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
WHEN RECORDED MAIL TO:
ECONOMIC AND COMMUNITY DEVELOPMENT CITY OF SOUTH SAN FRANCISCO 400 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
Documentary Transfer Tax $
EXEMPT
County of San Mateo
City of South San Francisco
_____________________________
Right of Way Agent
AFFORDABLE HOUSING AGREEMENT FOR BELOW MARKET RATE PROPERTY
This Affordable Housing Agreement for Below Market Rate Property (“Agreement”) is
entered into as of this _____ day of _____________, 2015, by and between the City of South
San Francisco (“City”) and ________________________ (“Developer”). City and Developer
are hereinafter collectively referred to as the “Parties.”
RECITALS
WHEREAS, Chapter 20.380 of the South San Francisco Municipal Code sets forth the
requirements for Inclusionary Housing (“Inclusionary Housing Ordinance”); and
WHEREAS, the Developer is the fee simple owner of that certain real property
(“Property”) located in the City of South San Francisco, State of California, and more
particularly described in Exhibit A attached hereto.
WHEREAS, the Developer intends to construct thirty-six (36) for-sale housing units on
the Property (the “Project”) and has submitted site development plans for the Project; and
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Affordable Housing Agreement 2
1256 Mission Road
WHEREAS, as a condition of development of the Project, Developer must comply with
the City of South San Francisco’s housing policies and programs as set forth in the City’s
Inclusionary Housing Ordinance first adopted by the City Council on December 12, 2001, as it
applies to the provision of affordable housing.
WHEREAS, the Developer proposes meeting these requirements by selling the required
number of Below Market Rate Units (defined below); and
NOW THEREFORE, the City and the Developer agree as follows:
AGREEMENT
1. As a condition of developing and constructing thirty-six (36) condominiums on
the Property, Developer shall designate seven (7) units as Below Market Rate Units and shall
make these units available for sale as Below Market Rate Units (the “Below Market Rate
Units”). The number of Below Market Rate Units shall be equal to twenty percent (20%) of the
total number of condominiums to be built upon the Property and identified in Exhibit B. The
Below Market Rate Units shall be affordable to low- and moderate- income households
guaranteed by deed restrictions or other enforceable covenants running with the land. Developer
shall sell:
(i) One (1) three-bedroom housing unit in the Project to a household whose
annual gross income does not exceed sixty percent (60%) of the unadjusted median
income (“Low-Income Household”) for a San Mateo County household in the San
Francisco Primary Metropolitan Statistical Area, published annually by the Department
of Housing and Urban Development (as adjusted annually, the “Base Median Income”);
(ii) One (1) three-bedroom unit to a household whose annual gross income
does not exceed seventy percent (70%) of the unadjusted median income;
(iii) One (1) three-bedroom unit to a household whose annual gross income
does not exceed eighty percent (80%) of the unadjusted median income;
(iv) One (1) three-bedroom unit to a household whose annual gross income
does not exceed ninety percent (90%) of the unadjusted median income;
(v) Two (2) three-bedroom units to a household whose annual gross income
does not exceed one hundred percent (100%) of the unadjusted median income; and
(vi) One (1) three-bedroom unit to a household whose annual gross income
does not exceed one hundred ten percent (110%) of the unadjusted median income,
(jointly “Low and Moderate-Income Households”).
2. Developer shall sell the Below Market Rate Units at a price that will result in an
allowable housing expense for a for-sale unit (as defined in Section 20.380.002 of the
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Affordable Housing Agreement 3
1256 Mission Road
Inclusionary Housing Ordinance) that does not exceed thirty percent (30%) of the gross monthly
income for Low- and Moderate-Income Households, adjusted for household size.
3. The Below Market Rate Units shall be located in close proximity to Mission
Road. The Developer and the City acknowledge this is an ideal area for such Below Market Rate
Units as it is in close proximity to and has access to employment opportunities, urban services
and transportation facilities.
4. Occupancy of the Below Market Rate Units shall be established concurrently with
occupancy of the market rate units located on the Property. This requirement shall be effective
as of the date the first unit is occupied on the Property. This requirement for the Below Market
Rate Units shall remain in effect even in the event all market rate units on the Property become
unoccupied.
5. Developer shall require the buyer of the Below Market Rate Units to execute a
Resale Restriction and Option to Purchase Agreement substantially in the form attached hereto
as Exhibit C (“Resale Restriction Agreement”). The Resale Restriction Agreement shall be
recorded against the parcel containing the Below Market Rate Units upon close of escrow of sale
for such Below Market Rate Units. The Below Market Rate Units shall remain restricted and
affordable to Low- and Moderate Income Households for a term of fifty-five (55) years,
commencing on the date each Below Market Rate Unit is sold. The restrictions shall apply to all
subsequent buyers.
6. Developer shall sell the Below Market Rate Units to eligible Low- and Moderate-
Income Household pursuant to Section 2. Developer shall work with the City and/or the City’s
First Time Homebuyer Administrator to identify and qualify eligible buyers for said units. At
the time of sale, Developer shall pay an administrative fee to reimburse the City for all
administrative and processing costs and fees incurred in processing the sale of the Below Market
Rate Units, which may include the First Time Homebuyer Administrator fees.
7. The Below Market Rate Units shall remain owner-occupied units.
8. Developer shall indemnify, defend with counsel selected by the City, and hold
harmless the City and its officials, officers, employees, agents, and volunteers from and against
any and all losses, liability, claims, suits, actions, damages, and causes of action arising or
allegedly arising out of or relating in any manner to the Project, the Property, or Developer’s
performance or nonperformance under this Agreement, except to the extent arising from the
gross negligence or willful misconduct of the City. The provisions of this section shall survive
the expiration or other termination of this Agreement or any release of part or all of the Property
from the burdens of this Agreement.
9. Developer shall pay an administrative fee to reimburse the City for all
administrative/processing costs and fees incurred in processing the Agreement, which may
include reasonable attorney’s fees and cost, and implementing the requirements of the
Inclusionary Housing Ordinance.
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Affordable Housing Agreement 4
1256 Mission Road
10. Developer hereby subjects the Property to the covenants, conditions and
restrictions set forth in this Agreement. The Parties hereby declare their express intent that all
such covenants, conditions and restrictions shall be deemed covenants running with the land and
shall pass to and be binding upon Developer’s successors in title to the Property. All covenants
without regard to technical classification or designation shall be binding for the benefit of the
City, and such covenants shall run in favor of the City. Each and every contract, deed or other
instrument hereafter executed applicable to or conveying the Property or any portion thereof
shall conclusively be held to have been executed, delivered and accepted subject to such
covenants, conditions and restrictions, regardless of whether such covenants, conditions and
restrictions are set forth in such contract, deed or other instrument. This Agreement shall be
recorded on the Property upon final map recordation or, if a map is not being processed, prior to
the issuance of building permits for the Property.
11. Prior to the sale of the Below Market Rate Units to eligible Low- and Moderate-
Income Households, the Developer may not transfer the whole or any part of the Property, the
Project or this Agreement unless (i) such transfer is to a limited liability company or limited
partnership formed by Developer for purposes of carrying out the Project, (ii) the Developer first
notifies the City of the proposed transfer or assignment and delivers to the City the
organizational documents of the transferee or assignee (the "Transferee"), and (iii) the Developer
causes the Transferee to execute an agreement, in form and substance reasonably satisfactory to
City, accepting and assuming the obligations of the Developer under this Agreement.
Developer shall reimburse City for all City costs, including but not limited to reasonable
attorneys’ fees, incurred in reviewing instruments and other legal documents proposed to effect a
permitted transfer or assignment under this Agreement within ten (10) days following City’s
delivery of an invoice detailing such costs.
12. Provided that Developer has complied with all of the terms and conditions set
forth herein, upon the sale by Developer of the Below Market Rate Units, Developer shall be
released from, and shall have no further obligations under this Agreement. Such release shall be
effective upon the sale and shall not require any further action or documentation by any party to
this Agreement.
13. Any amendments to this Agreement shall be processed in the same manner as an
original application for approval pursuant to Section 20.380.014 of the South San Francisco
Municipal Code. Nothing, however, shall prevent the body granting final approval of the project
development, from modifying the location and phasing of the Below Market Rate Units as a
condition of approval for the Project.
14. The laws of the State of California shall govern this Agreement without regard to
principles of conflicts of laws. In the event that either party brings any action against the other
under this Agreement, the parties agree that trial of such action shall be vested exclusively in the
state courts of California in the County of San Mateo or in the United States District Court for
the Northern District of California.
15. If a party to this Agreement brings any action, including an action for declaratory
relief, to enforce or interpret the provision of this Agreement, the prevailing party shall be
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Affordable Housing Agreement 5
1256 Mission Road
entitled to reasonable attorneys’ fees in addition to any other relief to which that party may be
entitled. The court may set such fees in the same action or in a separate action brought for that
purpose.
16. If a court of competent jurisdiction finds or rules that any provision of this
Agreement is invalid, void, or unenforceable, the provisions of this Agreement not so adjudged
shall remain in full force and effect. The invalidity in whole or in part of any provision of this
Agreement shall not void or affect the validity of any other provision of this Agreement.
17. Any notice or demand shall be made by certified or registered mail, return receipt
requested, or reliable overnight courier to the address of the respective parties set forth below:
Developer: ______________________________
______________________________
______________________________
City: City of South San Francisco - City Clerk
400 Grand Avenue
South San Francisco, CA 94080
18. Notwithstanding any previous provision of this Agreement, the terms of this
Agreement shall be interpreted in accordance with the provisions of Chapter 20.380 of the South
San Francisco Municipal Code.
IN WITNESS THEREOF, the parties have executed this Agreement as of the date first written above.
DEVELOPER :
By: ________________________________
Name Printed: _______________________
Its: _________________________________
CITY:
CITY OF SOUTH SAN FRANCISCO
By: ___________________________
Mike Futrell
City Manager
APPROVED AS TO FORM:
______________________________
Steven T. Mattas, City Attorney
SIGNATURES MUST BE NOTARIZED
91
Affordable Housing Agreement 6
1256 Mission Road
Exhibit A
Legal Description
Exhibit B
BMR Units Plan
Exhibit C
Form of Resale Restriction and Option to Purchase Agreement for Below Market Rate Property
92
1
EXHIBIT A
Property
(attach legal description)
2403416.1
93
Resolution B
Exhibit D
1256 Mission Road Project Plans – Alternative B
2403411.1
94
95
96
97
98
99
Attachment 3
City Council Staff Report and Draft Minutes – Meeting of January 14, 2015
100
Staff Report
DATE: January 14, 2015
TO: Mayor and City Council
FROM: Alex Greenwood, Director of Economic and Community Development
SUBJECT: 1256 MISSION SUBDIVISION - DESIGN REVIEW, TENTATIVE
SUBDIVISION MAP AND AFFORDABLE HOUSING AGREEMENT TO
CONSTRUCT A NEW RESIDENTIAL DEVELOPMENT CONSISTING OF 31
TOWNHOMES AND 4 SINGLE FAMILY DWELLINGS, AUTHORIZE
DENSITY BONUS INCENTIVES FOR THE SOUTHERN PORTION OF THE
SITE TO ALLOW AN INCREASE IN ALLOWABLE BUILDING HEIGHT
FROM 25-FEET TO 35-FEET AND TO ALLOW THE USE OF ONE
ARCHITECTURAL PROTOTYPE, AND USE PERMIT TO ALLOW A 5
FOOT 2 INCH TALL FENCE IN THE REQUIRED FRONT YARD AT 1256
MISSION ROAD IN THE TRANSIT VILLAGE RESIDENTIAL MEDIUM
DENSITY (TV-RM) AND LOW DENSITY RESIDENTIAL (RL-8) ZONING
DISTRICTS IN ACCORDANCE WITH SSFMC TITLE 19 (SUBDIVISIONS)
AND CHAPTERS 20.080, 20.250, 20.300, 20.310, 20.330, 20.380, 20.390,
20.460, 20.480 AND 20.490, AND DETERMINATION THAT THE PROJECT
IS CATEGORICALLY EXEMPT FROM CEQA.
Address: 1256 Mission Road (APNs 011-171-330, 011-171-500 & 011-171-
130)
Owner: Antonio Cuneo
Applicant: City Ventures
Case No.: P14-0081: UP14-0009, DR4-0049, SA14-0001 & AHA14-0001
RECOMMENDATION
It is recommended that the City Council follow the recommendation of the Planning
Commission and adopt a Resolution making findings and approving Planning Project P14-
0081, including UP14-0009, DR14-0049, SA14-0001 and AHA14-0001 subject to the
attached draft conditions of approval.
BACKGROUND
The proposed project is for a medium-density residential development consisting of 31 for-sale
townhome-style condominiums and 4 single-family style condominium homes on a largely
vacant site in close proximity to the South San Francisco BART Station (“SSF BART”), within
the Sunshine Gardens neighborhood.
Prior to submitting an application, City Ventures held informal community meetings informing
the neighborhood of its plans and presenting the general design. A formal neighborhood meeting
was held in November 2014 to introduce the project for which entitlements were being sought.
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Staff Report
Subject: 1256 Mission Road – 35 Unit Subdivision
Date: January 14, 2015
Page 2 of 9
The Planning Commission held a public hearing on December 4, 2014, to consider the design of
the project and the requested entitlements, which it endorsed by a vote of 5-1.
In accordance with City regulations an Affordable Housing Agreement (AHA) and a Tentative
Subdivision Map are required for any residential subdivision project. Both the AHA and
Tentative Subdivision Map are subject to review and approval by the City Council.
DISCUSSION
(A complete discussion of Development Policies related to the South San Francisco BART
Station Area and the proposed project is contained in the attached Planning Commission staff
report dated December 4, 2014.)
Figure 1: Neighborhood Aerial
Development Policies
In the past 15 years, the City Council has established a vision for the SSF BART station area to
transform the area into a transit-supportive neighborhood. The General Plan, adopted in 1999,
created specific policies related to the development around the SSF BART station, including
higher intensity development, with a minimum density of 30 units per net acre within ½ mile of
the station. The South San Francisco BART Transit Village Plan, adopted in 2001, envisioned
development of a slightly higher intensity than the single family homes that currently exist, to
create a visual and physical buffer between Mission Road activity and the Sunshine Gardens
neighborhood behind. Finally, the Housing Element of the General Plan, which is required by
state law to identify how and where housing needs of the community will be met, identifies the
subject site as a near-term housing site.
Proposed Project
In keeping with the basic policy directions for the site, City Ventures has submitted an
application to construct a medium-density residential development with a total of 35 units on the
approximately 1.7 acre parcels on Mission Road adjacent to the SSF BART station, within the
Sunshine Gardens neighborhood. Historically, the majority of the subject site has been used for
agricultural purposes, with farming activity occurring until approximately 15 years ago.
Therefore, the majority of the site is undeveloped. In addition to the SSF BART station, 102
Staff Report
Subject: 1256 Mission Road – 35 Unit Subdivision
Date: January 14, 2015
Page 3 of 9
medical office uses are also located directly across Mission Road to the west, a Pacific Gas &
Electric (“PG&E”) utility easement and single-family homes are adjacent to the northwest,
Baywood Ave and single-family homes are adjacent to the northeast, and single-family homes
and the Edgewood Way cul-de-sac are adjacent to the east.
The proposed project has been designed to provide high-quality family housing near a regional
transit station, in keeping with the vision pursued by the City for this area over the past 15 years.
The building architecture is contemporary, designed with flat roofs to minimize the total
apparent height of the buildings. The building massing and design will set a high standard for
future redevelopment along Mission Road.
Planning Commission Meeting
The Planning Commission held a public hearing on the project on December 4, 2014. Eight
members of the public spoke on the project, with concerns related to the following:
Opposition to extension of Edgewood Way into project site, with preference that all
townhome-style condominium units have vehicular access from Mission Road only.
Proposed townhomes are too tall, not in keeping with surrounding neighborhood
Development should consist of more single-family detached homes, not townhomes
Concerns with access to adjacent residence at 1256 Edgewood Way
Edgewood Way Extension
Access to the development from Edgewood Way was also the most prominent comment at the
November 2014 neighborhood meeting; City Ventures prepared a site-plan that depicts how the
overall project would be affected by providing the southern portion of the site with vehicular
access only from Mission Rd. A full discussion of this concern is contained on page 11 of 15 of
the attached Planning Commission staff report.
Planning Commissioners discussed with both Police Department and Fire Department staff
whether having a single entrance off of Mission Rd or multiple entrances (from Mission and
Edgewood) would be preferable for the purposes of emergency services. Both departments
stated that multiple vehicular entrance points would be preferable, but also stated that the
alternative with only one entrance from Mission Road would also be a supportable design.
Height of Proposed Townhomes
The aerial image below shows the proposed site plan overlaid on a Google Earth satellite image.
The portion of the image highlighted in red depicts the area where a maximum height of 35 feet
is allowed (the depth of the adjacent parcels fronting on Mission Road). The remainder of the
subject site where there is no highlighting has a maximum allowable height of 25 feet.
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Staff Report
Subject: 1256 Mission Road – 35 Unit Subdivision
Date: January 14, 2015
Page 4 of 9
Figure 2: Proposed Site Plan and 35-foot Height Zone
As depicted, half of the second row of proposed townhomes is subject to the 35 foot height limit,
while the remainder of the second row and the entire third row of townhomes are subject to the
25 foot height limit. In order to design a project that provides larger units and meets the required
residential densities, the applicant has requested an incentive to allow the 35-foot height limit to
be applicable to all of the townhome units.
As originally noted in the Planning Commission staff report, the height allowance in the
surrounding single-family neighborhood is 28 feet, so the proposed height would be seven feet
(25%) greater than what is allowed in the surrounding single family neighborhood.
Density of Residential Development
General Plan Implementing Policy 3.4-I-8 requires any new development/redevelopment within
½ mile of the BART station at a density of no less than 30 units per net acre for residential uses.
The Transit Village Plan also envisions medium-density development of a higher intensity than
the surrounding single-family neighborhood. In an effort to conform to these standards, the
applicant is proposing to construct townhome-style attached residential units rather than single-
family detached units.
Access to Residence at 1256 Edgewood
There is a significant grade change between the portion of the site accessed from Baywood Ave
and the portion of the site accessed from Edgewood Way. When the existing buildings adjacent
to Baywood Ave on the subject property were developed, easements were created to allow both
the subject property and the property at 1256 Edgewood to access Edgewood Way. In the aerial
below, the 1256 Edgewood property is highlighted yellow. The area outlined in red shows the
basic location of an easement allowing the subject property access through 1256 Edgewood, and
the area outlined in green shows the location of an easement allowing the 1256 Edgewood
property owner access through the subject property to Edgewood Way. The existing driveway
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Staff Report
Subject: 1256 Mission Road – 35 Unit Subdivision
Date: January 14, 2015
Page 5 of 9
from Edgewood Way to the homes was constructed at a grade of approximately seventeen
percent, which is greater than the fourteen percent currently allowed by City standards.
Figure 3: Easements between subject property and 1256 Edgewood Way
In order to extend Edgewood Way into the subject property as part of the proposed project, the
existing driveway at 1256 Edgewood Way would be required to be altered. As part of the
original application submittal, the applicant proposed to provide a conforming driveway that
could be accessed from Baywood Ave through the applicant’s property to the 1256 Edgewood
property. However, the 1256 Edgewood property owner wants to maintain his existing access.
SSFMC Title 19 – Subdivisions, allows for the granting of exceptions if specific findings can be
made. The attached Entitlement Resolution includes specific findings stating that allowing the
existing driveway to be redeveloped at a grade greater than fourteen percent will not be a
significant increase over existing conditions and will not constitute a special privilege. Based on
the adoption of these Tentative Subdivision Map findings, the 1256 Edgewood property owner
would be allowed to maintain access from Edgewood Way.
Planning Commission Discussion
The Planning Commission was generally supportive of the project as it furthered the goals of the
Transit Village Plan and fulfilled a need to provide new types of housing throughout the City.
The Commissioners also supported having multiple vehicle access points to the development.
However, there was some concern with the amount of open space being provided on the project
site. As proposed, the development includes a small playground area and meets the applicable
yard and walkway development standards, and would also be required to pay a park in lieu fee.
The Planning Commission recommended approval of the proposed project by a vote of 5-1.
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AFFORDABLE HOUSING AGREEMENT
The proposed development is obligated to provide twenty percent (20%) of the proposed
dwellings as affordable to low and moderate income households (SSFMC 20.380 “Inclusionary
Housing Regulations”). The applicant is proposing to construct 35 dwellings, and therefore the
applicant is required to restrict a minimum of 7 units to fulfill the affordable housing obligation.
A Draft Affordable Housing Agreement between the applicant and the City has been prepared
and is attached for review. The Affordable Housing Agreement has been drafted to comply with
the requirements contained in SSFMC 20.380.
City Ventures has requested two incentives for affordable housing: a height increase for a portion
of the project site and allowance to use Architectural Prototype 5 Guidelines for all of the
townhome units. In accordance with State Density Bonus Law (Govt. Code Section
65915(d)(2)(B), the applicant is entitled to a density bonus and at least two incentives if the
project includes a minimum of 20% of the units restricted to lower income households.
Accordingly, the city is obligated to grant the requested incentive unless it can find that the
incentive is not required in order to provide for affordable housing costs, that the incentive would
have a specific adverse impact upon public health and safety or the physical environment or on
any real property that is listed in the California Register of Historical Resources, or that the
incentive would be contrary to state or federal law. The incentives for a height increase for a
portion of the site and the more dense architectural prototype are required to make the project
financially feasible, are consistent with the applicable State law requirements, and do not impact
any property on the California Register of Historical Resources. Based on this, State Density
Bonus Law obligates the City to grant incentives to the project.
Incentive 1 – Maximum Height Allowance
As discussed above under the “Planning Commission Meeting” section, the portion of the site
fronting along Mission Road is allowed a maximum height of 35 feet and the remainder of the
site with the TV-RM district is allowed a maximum height of 25 feet. The applicant has
requested an exception to allow the 35-foot height limit to be applicable to all of the townhome
units. Allowing all of the townhomes to be up to 3-stories in height results in a greater number
of 3-bedroom units, better integrating the townhome units with the existing neighborhood.
Figure 4 – Proposed Height Limit Areas
Incentive 2 – Applicable Architectural Prototypes
The Transit Village Plan also includes Architectural Prototype Design Guidelines which identify
architectural design and site planning principles that are appropriate for specific areas of the plan
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area. For the subject site, the Mission Road frontage is identified as Architectural Prototype 5,
while the remainder of the property is identified as Architectural Prototype 6. Following are the
differences between the two prototypes:
Architectural Prototype 5 – Townhouse with rear-accessed tuck-under or surface parking
accessed from a shared driveway off of Principal Street or private Neighborhood Street.
Architectural Prototype 6 – Townhouse facing Principal Street with front loaded parking,
or Townhouse in back of large parcel with front loaded parking off of private
Neighborhood Street.
Prototype 5 results in a denser product-type that requires less total site area, while Prototype 6 is
only slightly denser than the surrounding single-family neighborhood. In order to develop a
project closer to the minimum density requirements contemplated by the General Plan, including
the current Housing Element update, the applicant is requesting an incentive allowing
Architectural Prototype 6 to be the applicable design guidelines for the lower portion of the
project site where the 21 townhome-style condominium units are proposed to be located.
TENTATIVE SUBDIVISION MAP
A Tentative Subdivision Map is proposed to create two separate lots with a total of 35 residential
condominium units; 31 units on Lot 1 and 4 units on Lot 2. The City Engineer has reviewed the
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Date: January 14, 2015
Page 8 of 9
proposed map and determined that it complies with the City Standards and the State Subdivision
Map Act.
GENERAL PLAN CONSISTENCY
The General Plan Land Use Designation for the site is Medium Density Residential. As
discussed above in the Background section, the General Plan includes specific policies related to
development within the immediate vicinity of the SSF BART Station Area, in an effort to create
“a vital pedestrian-oriented center, with intensity and mix of uses that complement the area’s
new role as a regional center.”
The proposed project will conform to the General Plan Land Use Policies by creating medium-
density residential units that emphasize a pedestrian-oriented development along Mission Road
in keeping with the development intensity requirements, including residential density. The
project also provides a well-articulated and visually engaging development that implements the
goals of the Transit Village Plan. The project design is consistent with the City’s Design
Guidelines as it relates to building design, form and articulation.
Additionally, the proposed project complies with the General Plan Housing Element, which
identifies the subject site as a near-term housing opportunity site.
ENVIRONMENTAL REVIEW
The proposed project has been determined to be categorically exempt from environmental review
under the provisions of CEQA (Class 32, Section 15332: In-fill Development Projects), which
provides an exemption for in-fill development projects which meet the following conditions:
a. The project is consistent with the applicable general plan designation and all
applicable general plan policies as well as with applicable zoning designation and
regulations.
b. The proposed development occurs within city limits on a project site of no more
than five acres substantially surrounded by urban uses.
c. The project site has no value as habitat for endangered, rare or threatened species.
d. Approval of the project would not result in any significant effects relating to
traffic, noise, air quality, or water quality.
e. The site can be adequately served by all required utilities and public services.
A “CEQA Categorical Exemption Analysis for 1256 Mission Road Project” Memorandum
analyzing conformance with these conditions was prepared by Urban Planning Partners Inc. and
is attached to this staff report (Attachment 4).
A public comment at the Planning Commission meeting questioned if the additional traffic along
Edgewood Way would result in a significant impact. According to the Institute of
Transportation Engineers (“ITE”) Trip Generation Manual, 9th Edition, the average
townhome/condominium generates approximately 5 vehicle trips per day and the average single-
family home generates approximately 10 vehicle trips per day. Based on this, the overall project
would generate less than 200 daily trips, with only approximately 50 additional daily vehicle
108
10
9
PUBLIC HEARING
11. 1256 Mission Subdivision
CUNEO ANTONIO/Owner
City Ventures/Applicant
1256 Mission RD
P14-0081: UP 14-0009, DR 14-0049, SA 14-0001 &AHA 14-0001
1256 Mission Subdivision - Design Review, Tentative Subdivision Map and Affordable
HousingAgreement to construct a new residential development consisting of 31
Townhomes and 4 Single Family Dwellings, and authorize Density BonusIncentives for
the southern portion of the site to allow an increase inallowable building height from 25-
feet to 35-feet and to allow the use of one architectural prototype, and Use Permit to allow a
5 foot 2 inch tall fence in the required front yard at 1256 Mission Road in the Transit Village
Residential Medium Density(TV-RM) Zoning District in accordance with SSFMC Chapters
in accordance with SSFMC Title 19(Subdivisions) and Chapters 20.250, 20.300, 20.310,
20.330, 20.380, 20.390, 20.460, 20.480 and 20.490, and determination that the project is
categorically exempt from CEQA. (Tony Rozzi, Senior Planner).
Public Hearing opened: 9:25 P.M.
AssociatePlanner Gross presented the staff report recommending that Council take actionto
approveplans for the 1256 Mission Subdivision submitted by City Ventures. He provided a
PowerPoint presentation depicting the project location. He described the location as a unique site in
Sunshine Gardens,prime for development around the BART Station. He explained the plans were
consistent with the GeneralPlan, SSF BART Transit Village Plan, and the 2010 &2014 Housing
Elements. Both the current and draftHousing Elements identified this site as ripe for housing
development as a medium density residential site. The Site Plan A proposed 31 townhome style
condominium units, and four(4) units of larger, single-family condominium style housing. The
inclusionary housing requirement for condominiums is at 20%, yielding seven (7) units for
affordable to low and moderate income households. In keeping with the California Density Bonus
Lawpermitting incentives for affordable housing, the applicant is requesting two (2) incentives,
including an increase in allowable building height from 25-feetto 35-feet and the use of one
architectural prototype.
Nearby residents have expressed concern over the development and its proximity to their respective
properties. Among others,primary resident concerns and suggestions were as follows: (1)
disallow the proposed Edgewood Way Extension; (2) the proposedthree (3) story building height
was too high for the area; and (3) the development should include more single family homes.
Planner Gross addressed concerns as follows: guest parking restrictions and multiple entry access
points would ameliorate parking and traffic concerns; and the height incentive was being sought to
make the development financially feasible.
Planner Gross closed by advising that the PlanningCommissiongenerally supported the project and
recommended approval by a vote of six (6) to one (1). The proposed development would be
consistent with the City's planning and zoningpolicies. Thesite is categorically exempt from
environmental review pursuantto the CEQA analysis memo indicating the property has no value as
a habitat for an endangered species. There were no significant impacts to traffic, noise, air quality
REGULAR CITY COUNCIL MEETING JANUARY 14,2015
MINUTES PAGE 8110
or water quality. Further, the sitewas accessible for installation of utilities and public services.
Accordingly, staff recommended all necessary actions for council approval of the application.
ViceMayor Addiego and Councilwoman Matsumoto expressed concerns relatedto parking.
Representatives from City Ventures addressed Council and expressed excitement for the project.
ViceMayor Addiego advised he met with the developer and resident regarding the project.
Councilwoman Matsumoto advised she met with the developer.
Jim Scott a 34 year resident of South San Francisco addressed Council. He explained he lived near
the proposed development. He welcomeddevelopment of the property,butdid not agree with the
proposal. He expressed a preference for Plan B, the plan with one entranceto the area, and opined
that he hadn't heardany good reason as to why thisplanshouldn't be the one followed. He
believed that one entrance would not impact transit users. Heexplained traffic concerns were
already bad in the neighborhood and believed the two entrance proposal would create more traffic
through his neighborhood.
Michael Yoshida, a Sunshine Gardens resident, took issue with the traffic impact on Edgewood
Way. He believed traffic and parking was already badon thestreet and this would further
disadvantage existing homeowners. He was also skeptical of this type of high density development
in the midst of an established single family neighborhood.
Diane Wood spokeon behalf of the Bacciagallupi family. The family did not oppose development
of the property,but did not agree with the proposed Edgewood Way extension included in Plan A.
They further opposedthe proposed building height, which they believed would take away their
privacy and impact the enjoyment of their home.
Donald Wood, a resident for over 40 years, disagreed with inclusion of the Edgewood Way
Extension in plan A. He requested that Council please consider the existing residents.
Adam Ornellis, a longtime resident, disagreed with proposed heights and the Edgewood Way
Extension. He was concernedabout shadowing, parking and traffic. He wanted the City to grow,
but disagreed with this plan.
Resident LauraFanella expressed disapproval of the Edgewood Way Extension and likely traffic
impacts. She believed it would negatively impact her neighborhood, where residents tookpride in
their homes. She further commented that the proposal was disrespectful to longtime residents who
gave their time and money to the City.
Public Hearing closed: 10:30 P.M.
Councilman Addiego stated that he appreciated development of this site, which had sat empty for so
very long. However, he was concernedabout the proposal's interface with the existing community.
He preferred a plan that would be more symbiotic with it.
Councilman Gupta queried the differences betweenPlan A, the developer's preference and staff's
recommendation, and Plan B.
REGULAR CITY COUNCIL MEETING JANUARY 14,2015
MINUTES PAGE 9111
Director Greenwood explained Plan A was more in line with the transit oriented zoning in the area.
Further the Edgewood Way Extension provided a moredesirable traffic follow option and greater
access for Police and Fire vehicles. Plan B loses three (3) units, relates to loss of open space,
requires grading changesand would create the need to cut and fill the upper part of site.
Councilmembers concluded that the two options needed to be weighed in more detail and continued
the hearing to a date certain: The Regular Council meeting of February 25, 2015 at 7:00 P.M. in the
Council Chambers located at the Municipal Services building 33 Arroyo Drive, South San
Francisco, CA.
12. Special Events Permits/Temporary Uses
City of South San Francisco-Owner/Applicant
Citywide
P07-0136: ZA14-0009
An Ordinance making modification to theSouth San Francisco Municipal Code Chapter
6.48 (SpecialEvents) to clarify event permit regulations and ZoningText Amendment to
SSFMC Chapter 20.340 (Temporary Uses) to address overlapping authorities and revise
regulations and permittingfor Temporary Uses citywidein accordance with South San
Francisco Municipal Code Chapter 20.550. (Tony Rozzi, SeniorPlanner).
SeniorPlanner Rozzi presented the staff report recommending that Councilwaive reading and
introduce an ordinance making modifications to the South San Francisco Municipal Code Chapter
6.48 (SpecialEvents) to clarify event permit regulations and Zoning Text Amendment to SSFMC
Chapter 20.340 (Temporary Uses) to address overlapping authorities and revise regulations and
permitting for Temporary Uses citywide in accordance with South San Francisco Municipal Code
Chapter 20.550. The suggested modifications weredesignedto minimize the overlap between
special events and temporary use permits.
Public Hearing opened: 11:09 P.M.
Mayor Garbarino announced that Robert Simms, who had to leave the meetingearlier in the
evening, wanted to express support for theproposedordinance onthe record.
Councilwoman Matsumoto expressed concern over the low fee charged for Special Event permits as
well as the omission of language making the proposed fees nonrefundable.
In response to a question from Councilwoman Normandy, Finance Director Steel advised the fees
for the permits as well as any officers needed for security at special events were contributed to the
General Fund.
CouncilwomanNormandy requested that staffidentify thecontact person for Special Event
permitting.
Public Hearing Closed: 11:15 P.M.
Motion—Vice Mayor Addiego/Second— CouncilwomanNormandy: to waive reading and introduce
an ordinance making modification to the South San Francisco Municipal Code Chapter 6.48
Special Events) to clarify event permit regulations and Zoning TextAmendment to SSFMC
REGULAR CITY COUNCIL MEETING JANUARY 14,2015
MINUTES
PAGE 10112
Attachment 4
Planning Commission Staff Report and Draft Minutes – Meeting of December 4, 2014
113
Planning Commission
Staff Report
DATE: December 4, 2014
TO: Planning Commission
SUBJECT: 1256 Mission Subdivision
Design Review, Tentative Subdivision Map and Affordable Housing Agreement to construct
a new residential development consisting of 31 Townhomes and 4 Single Family Dwellings,
authorize Density Bonus Incentives for the southern portion of the site to allow an increase in
allowable building height from 25-feet to 35-feet and to allow the use of one architectural
prototype, and Use Permit to allow a 5 foot 2 inch tall fence in the required front yard at
1256 Mission Road in the Transit Village Residential Medium Density (TV-RM) and Low
Density Residential (RL-8) Zoning Districts in accordance with SSFMC Title 19
(Subdivisions) and Chapters 20.080, 20.250, 20.300, 20.310, 20.330, 20.380, 20.390, 20.460,
20.480 and 20.490, and determination that the project is categorically exempt from CEQA.
Address: 1256 Mission Road (APNs 011-171-330, 011-171-500 & 011-171-130)
Owner: Antonio Cuneo
Applicant: City Ventures
Case No.: P14-0081: UP14-0009, DR4-0049, SA14-0001 & AHA14-0001
RECOMMENDATION
That the Planning Commission conduct a public hearing and adopt a Resolution making findings and
recommending that the City Council approve Planning Project P14-0081, including UP14-0009, DR14-0049,
SA14-0001 and AHA14-0001 based on the attached draft findings and subject to the attached draft
conditions of approval.
BACKGROUND
Existing Site
The Project site is comprised of three separate lots, totaling approximately 1.7 acres in size, within the
Sunshine Gardens neighborhood. The site is immediately bounded by Mission Road to the southwest, with
medical office uses and the South San Francisco BART Station (“SSF BART”) directly across Mission
Road, a Pacific Gas & Electric (“PG&E”) utility easement and single-family homes to the northwest,
Baywood Ave and single-family homes to the northeast, and single-family homes and the Edgewood Way
cul-de-sac to the east. El Camino High School is approximately one block to the northwest, Sunshine
Gardens Elementary School is approximately ¼ mile to the northeast, and Sunshine Gardens Shopping
Center is approximately one block to the southeast.
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Figure 1: Neighborhood Aerial
Historically, the majority of the subject site has been used for agricultural purposes, with farming activity
occurring until approximately 15 years ago. Therefore, the majority of the site is undeveloped, with a vacant
residential structure on the southern portion of the site along Mission Road, two occupied residential
structures and miscellaneous accessory buildings on the northern portion of the site.
Development Policies related to South San Francisco BART Station Area
In the past 15 years, the City has developed a vision for the SSF BART area to transform into a transit-
supportive neighborhood. Following is a discussion of specific policy documents that create the vision for
the subject property, which is an important transitional location between the single-family neighborhood to
the south and east and the SSF BART station.
1999 General Plan – BART Station Area
The South San Francisco General Plan was adopted in 1999; at this time the SSF BART Station location was
known, but construction had not been finalized. The General Plan created specific policies related to the
development around the planned station, including:
Guiding Policy 3.4-G-3. Develop the South San Francisco BART station area as a vital pedestrian-
oriented center, with intensity and mix of uses that complement the area’s new role as a regional
center.
Implementing Policy 3.4-I-5. Establish transit-supportive development requirements for the
approximately eight-acre station area that include:
Designation of the area as a transit-overlay zone, with specific development requirements
established in the Zoning Ordinance;
Transit-oriented design and development standards that address pedestrian scale, comfort and
safety, including maximum setbacks or “build-to” lines, and building transparency
requirements;
Inclusion of child care facilities;
Prohibition on auto-oriented and drive-through establishments; and
Minimum density and development intensity requirements.
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Implementing Policy 3.4-I-8. Require any new development/redevelopment within ½ mile of the
BART station at a density of no less than 30 units per net acre for residential uses, or an FAR of 1.5
for non-residential uses, or an appropriate combination of the two. Maintain higher intensities where
specified otherwise in the General Plan.
South San Francisco BART Transit Village Plan
Per the General Plan Implementing policies, the South San Francisco BART Transit Village Plan (“Transit
Village Plan”) was adopted in 2001, with an intent to provide a clear set of design regulations for
development within about a ½ mile radius from the BART station. The Transit Village Plan envisions
Mission Road as a street with wider sidewalks, street trees and lighting similar to other areas of the Transit
Village, and with housing fronting the sidewalks that is of a slightly higher intensity than the single family
homes that currently exist, to create a visual and physical buffer between Mission Road activity and the
Sunshine Gardens neighborhood behind, as well as to reduce the number of conflict points along Mission
Road, by reducing the number of curb cuts.
Housing Element Opportunity Sites
The Housing Element is one of the seven State-mandated Elements of the General Plan. Unlike other
elements, the Housing Element must be updated by deadlines set by the State; the City is currently in the
process of updating the Housing Element for the housing cycle of 2015-2022. The Housing Element is the
blueprint for future housing development in the city and includes goals, policies, and programs that direct
residential decision-making. The Housing Element is required by state law to identify how and where the
housing needs of each community will be met. For the upcoming housing cycle, the City of South San
Francisco has a Regional Housing Needs Allocation (“RHNA”) of 1,835 units.
To show that the City has properly zoned land to meet the RHNA numbers, the City is required to identify
adequate opportunity sites throughout the jurisdiction. The available site inventory focuses on sites with
near-term development potential, typically where the site is currently vacant or highly underutilized. In both
the current and draft Housing Elements, the Transit Village Plan area was identified as providing many
potential opportunity sites, including the subject site. Assuming a density of 30 dwelling units per acre,
consistent with densities allowed within the Transit Village corridor, the site was identified as being able to
accommodate up to 47 units.
DISCUSSION
Project Overview
In keeping with the basic policy direction discussed above, the applicant is proposing a medium-density
residential development consisting of 31 for-sale townhome-style condominiums on the lower section of the
site, accessed from Mission Road and Edgewood Ave, and 4 single-family style condominium homes on the
upper section of the site, accessed from Baywood Ave.
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Figure 2: 1256 Mission Road Site Plan
On the lower portion of the site, the 21 townhome-style condominiums provide 3 bedrooms and range in size
from 1,350 – 1,700 square feet, with a two car garage in either a tandem or side by side configuration. The
single family homes on the upper portion of the site provide between 3 and 5 bedrooms and range in size
from 1,900 – 2,600 square feet, with a one- or two-car garage and a driveway to provide additional parking
area.
Building Architecture
The townhome-style condominiums are designed as 3-story attached units, with 4-7 units per building. The
architecture is contemporary, using massing and material changes to differentiate between separate units and
to give cohesion to the overall development. The primary materials include stucco and horizontal hardi-
plank siding, with the materials alternating vertically to identify individual units. The buildings are designed
with flat roofs to minimize the total apparent height of the buildings.
Figure 3. Townhome Architecture
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The single family homes are 2-story detached units, with traditional residential architecture to be in keeping
with the surrounding single-family neighborhood. The material palette is consistent with that of the
townhome-style condominiums, with stucco and horizontal siding as the primary materials. Sheet CB of the
project plans (Exhibit D of the Entitlements Resolution) includes a graphic depiction of the colors and other
materials.
Figure 4: Single Family Architecture
Circulation
Vehicular traffic access is provided at three separate locations to minimize new trip generation from any
singular access point. The primary access point is Mission Road, which would provide vehicular access to
21 of the townhome units and to 3 guest parking spaces. Edgewood Ave, which currently terminates at the
site boundary, is proposed to be extended to provide vehicular access to the remaining 10 townhome units, as
well as up to 10 guest parking spaces. The 4 single family units and 4 additional guest parking spaces would
be accessed from Baywood Ave.
Pedestrian circulation is provided throughout the site to allow easier access to other uses within the
development, as well as to the public sidewalks along Mission Road and Edgewood Ave, which in turn allow
direct pedestrian access to amenities within close proximity, including the SSF BART Station, neighborhood
schools, Centennial Way Linear Park and neighborhood commercial centers.
Landscaping/Open Space
Landscaping for the site is primarily provided along the Mission Rd frontage and along the pedestrian
walkways throughout the project, including the Paseo between the second and third row of townhomes.
Each of the townhomes will have a private patio located adjacent to the front entrance stairs, while the
single-family homes will have separate yards. The applicant is also proposing a small playground adjacent
to the Edgewood Ave extension aisle, which will provide communal open space for the development. Staff
has included a condition of approval requiring the landscaping along Mission Rd to be consistent with the
Transit Village Plan, which envisions improved streetscape aesthetics and pedestrian circulation throughout
the Transit Village corridor, including street trees planted 30-feet on center.
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Southern Live Oaks are proposed as the street trees along Mission Rd, the short frontage on Baywood Ave,
and on the Edgewood Ave extension. Other trees proposed within the interior of the site include Strawberry
Trees, Hopseed, New Zealand Christmas and Flowering Plum. Path lights, benches and other street furniture
would be provided throughout. Sheets L.2-3 of the Project Plans (Exhibit D of the Entitlements Resolution)
includes images of the proposed landscape species.
AFFORDABLE HOUSING AGREEMENT
The proposed development is obligated to provide twenty percent (20%) of the proposed dwellings as
affordable to low and moderate income households (SSFMC 20.380 “Inclusionary Housing Regulations”).
The applicant is proposing to construct 35 dwellings, and therefore the applicant is required to restrict a
minimum of 7 units to fulfill the affordable housing obligation. A Draft Affordable Housing Agreement
between the applicant and the City has been prepared and is attached for review. The Affordable Housing
Agreement has been drafted to comply with the requirements contained in SSFMC 20.380.
City Ventures has requested two incentives for affordable housing: a height increase for a portion of the
project site and allowance to use Architectural Prototype 5 Guidelines for all of the townhome units. In
accordance with State Density Bonus Law (Govt. Code Section 65915(d)(2)(B), the applicant is entitled to a
density bonus and at least two incentives if the project includes a minimum of 20% of the units restricted to
lower income households, and if the incentives assist in ensuring the affordability of the project. The
applicant is requesting two incentives, and staff supports the requested incentives outlined below, since they
are consistent with State law, will assist in ensuring the affordability of the project, and should not result in
significant adverse impacts.
Incentive 1 – Maximum Height Allowance
The Transit Village Plan District includes height zones; for the subject property the maximum height allowed
is 35 feet for a depth of approximately 93 feet from Mission Road (which is the depth of existing parcel 011-
171-500, where the vacant residence is located). The remaining portion of the lot within the TV-RM district
has a maximum height of 25 feet. It should be noted that the height allowance in the surrounding single-
family neighborhood is 28 feet, so while many of the surrounding homes in the area are only one-story, the
proposed height would not be significantly greater than what is allowed in the surrounding neighborhood.
Allowing all of the townhomes to be up to 3-stories in height results in a greater number of 3-bedroom units,
better integrating the townhome units with the existing neighborhood. In order to design a project that
provides larger units and meets the required residential densities, the applicant has requested an exception to
allow the 35-foot height limit to be applicable to all of the townhome units.
Figure 5 – Proposed Height Limit Areas
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Incentive 2 – Applicable Architectural Prototypes
The Transit Village Plan also includes Architectural Prototype Design Guidelines which identify
architectural design and site planning principles that are appropriate for specific areas of the plan area. For
the subject site, the Mission Road frontage is identified as Architectural Prototype 5, while the remainder of
the property is identified as Architectural Prototype 6. Following are the differences between the two
prototypes:
Architectural Prototype 5 – Townhouse with rear-accessed tuck-under or surface parking accessed
from a shared driveway off of Principal Street or private Neighborhood Street.
Architectural Prototype 6 – Townhouse facing Principal Street with front loaded parking, or
Townhouse in back of large parcel with front loaded parking off of private Neighborhood Street.
Prototype 5 results in a denser product-type that requires less total site area, while Prototype 6 is only slightly
denser than the surrounding single-family neighborhood. In order to develop a project closer to the
minimum density requirements contemplated by the General Plan, including the current Housing Element
update, the applicant is requesting an incentive allowing Architectural Prototype 6 to be the applicable
design guidelines for the lower portion of the project site where the 21 townhome-style condominium units
are proposed to be located.
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ZONING CONSISTENCY
The existing parcels that are identified as 1256 Mission Road and 1262 Edgewood Way are located in the
Transit Village Medium Density Residential (“TV-RM”) Zone District, while the third parcel at 1261-1267
Baywood Ave is located within the Low Density Residential (RL-8) Zone District. The applicant is
proposing a Tentative Map that would create two new parcels; Lot 2 would include area that is in both the
TV-RM and RL-8 zoning districts.
SSFMC Section 20.300.003 “Development on Lots Divided by District Boundaries” includes regulations
that would be applicable to Lot 2. Generally, where a lot is divided by a zoning district boundary, the
regulations applicable to each district shall be applied to the area within the district; however, the minimum
lot area, width, and frontage requirements of the district that covers the greatest portion of the lot area shall
apply to the entire lot. The greatest portion of Lot 2 is within the TV-RM district, and therefore the TV-RM
minimum lot standards have been applied to all of Lot 2. For the building development standards, the
applicant has designed Unit 35, adjacent to Baywood Ave, to meet the standards of the RL-8 zoning district,
while Units 32-34 at the rear of Lot 2 meet the standards of the TV-RM zoning district, including the
Architectural Prototype 6 Design Guidelines.
Upon construction, the proposed project will entail a medium-density residential development that fulfills all
of the purpose statements of the TV-RM District: the project will provide medium density housing in close
proximity to the SSF BART station; the development would serve as a physical and visual buffer and will
provide a transition between the SSF BART station and the existing Sunshine Gardens neighborhood; and
the project would assist in supporting additional neighborhood development and/or redevelopment along
Mission Road.
General Development Standards
Subject to the Inclusionary Housing incentives requested by the applicant, the proposed project would meet
the development standards of the TV-RM district, as well as the RL-8 district for the applicable portion of
the site, as shown below:
Development Regulations for Transit Village – Medium Density Residential
TV-RM RL-8 Proposed
Building Scale – Intensity of Use
Min. Lot Area 5,000 sf 5,000sf 58,109sf/17,642 sf
Min. Lot Width 50’ Complies
Min. Lot Depth 80’ Complies
Max. Density (units per acre) 30 8 26.4
Max. Lot Coverage (%) 75% 50% 44%/21%
Max. Floor Area Ratio 0.50 Complies
Building Form and Location
Max. Building Height 35’ 28’ 35’/25’1
Max. # of stories 2 Complies
Min. Yards – Front 15’ 15’
Side 5’ 5’ 5’
Rear Yes 20’ Complies
Build-to Lines See Figure 20.250.004(E) Complies
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Date: December 4, 2014
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Pedestrian Orientation
Building Entries Yes Yes Complies
Vehicle Accommodation
Driveway Restrictions Yes Yes
Pedestrian Walkways Yes Yes Complies
Other Standards
Bicycle Amenities Yes Complies
Trash Enclosures Yes Complies
Screening of Mech Equip Yes Yes Complies
1 – Subject to Affordable Housing Incentive 1- Maximum Height Allowance, which allows the
maximum height to be 35 feet for the southern portion of the site where the townhome-style
condominiums would be located.
Parking Standards
For all of the residential units within the TV-RM district, SSFMC Table 20.250.004(N) “Required Parking
Spaces, TV Districts” requires a minimum of 1 and a maximum of 2 parking spaces per residential unit. The
project would provide each unit with a maximum of 2 parking spaces, within the range required. For the unit
within the RL-8 district, SSFMC Table 20.330.004 “Required On-Site Parking Spaces” requires 2 spaces per
unit for homes up to 2,500 square feet and less than 5 bedrooms. The unit within the RL-8 district is
currently proposed to have 2,591 square feet in total area with a 2 car garage. Staff has included a condition
of approval (A-11) requiring that the size of the house be reduced to no more than 2,499 square feet prior to
issuance of building permits for the project.
The Transit Village Plan regulations do not include any specific requirements related to guest parking, but
SSFMC Chapter 20.330 “Off-Street Parking” specifies that projects with more than 10 units must provide 1
guest parking space for every 4 units. Based on this ratio, the Project would be required to provide 8 guest
parking spaces. During initial community meetings that the applicant held prior to application submittal, the
surrounding neighborhood expressed a concern related to providing adequate guest parking. Based on
parking concerns from the neighborhood, the applicant proposes to provide significantly more guest parking
spaces, with a total of 17 guest parking spaces throughout the site; 3 adjacent to the Mission Road access
driveway, four 4 adjacent to the Baywood Ave access driveway, and the remaining 10 located on the north
side of the Edgewood Ave extension.
Circulation
As stated above, the project proposes 3 vehicular access points; Mission Road for 21 of the townhome units,
Edgewood Ave for the remaining 10 townhome units, and Baywood Ave for the 4 single-family units.
Based on concerns raised by neighbors along Edgewood Ave, the applicant proposes a vehicle entrance gate
at the Edgewood Ave entrance.
General Plan Implementing Policy 2-I-8 includes language related to gated communities, as follows:
2-I-8 As part of establishment of design guidelines and standards, and design review, improve the
community orientation of new development.
A community orientation calls for greater attention to the relationship between residences, streets and
shared spaces, and does not require sacrifice of privacy or amenities. Specific steps could include: 122
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Subject: 1256 Mission Road – Medium Density Residential Development
Date: December 4, 2014
Page 10 of 15
Not permitting gated developments;
Allowing sound walls only along freeway or arterial streets, as established in Chapter 4:
Transportation; and
Requiring parking in all non-industrial and business and technology park areas to be tucked
behind buildings.
Per the intent of the first bullet point above, staff has included a condition of approval (A-11) requiring the
applicant to remove the Edgewood Ave vehicle entrance gate prior to issuance of building permits.
Front Yard Fence
Fences and walls located in the front or street-facing side yard are regulated by SSFMC Section
20.300.005(A)(1):
“Fences and walls may be a maximum of three feet high within required front or street-facing side
yards. Visually transparent and non-opaque fences over three feet high may be allowed in required
front and street-facing side yards, subject to approval of a Minor Use Permit.”
The applicant is proposing to construct a 5 foot 2 inch tall fence within portions of the front yard setback to
separate private patios in front of each unit along Mission Road. To allow a fence taller than the 3 foot
height limit within the required front yard, a Minor Use Permit would typically be required; because the
Planning Commission is reviewing other aspects of the development application, the fence height application
is being processed as a Conditional Use Permit.
The fence will consist of a stucco retaining wall for a height of 2 feet and then a horizontal wood fence for
the remaining 3 feet 2 inches. The design will provide a non-opaque barrier that is in keeping with the
architecture of the buildings and provides adequate visibility for both pedestrians and vehicles
entering/exiting the site.
DESIGN REVIEW BOARD
The Design Review Board reviewed the project at their meeting of October 16, 2014. The Board was
supportive of the overall project, with the following general comments:
1. Revise the unit floor plans to meet the minimum interior dimension requirements for garages (10 feet
by 20 feet per space).
2. Revise the site plan to include an internal pedestrian connection within the development to connect
Mission Road and Baywood.
3. The project is lacking adequate usable open space; consider revising the site plan to provide more
usable area (i.e. play structure, amenity building).
4. Revise the building elevations on Sheets A5.0 and A5.1 to have consistent roof shapes.
5. Revise the landscape plan to incorporate species that will survive the SSF climate; avoid Quercus Ilex
or Muhlenbergia rigens. Add street trees that will be in scale with the proposed building height along
Mission Road frontage.
6. Contact the Fire Department to determine if alternative paving can be used in non-circulation areas
(including hammer-head turn).
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The Project Plans attached to this staff report (Exhibit D of the Entitlements Resolution) have been modified
in response to comments made by the Design Review Board. Comment 2 above was related to providing a
pedestrian connection for children that may live in the development to a neighborhood playground at
Sunshine Gardens Elementary school, as the site plan reviewed by the Design Review Board did not include
any play areas. Due to the change in elevation between the northern and southern portions of the site,
creating an accessible connection from the southern portion of the site to Baywood Ave would not be
possible without significant impacts to the overall site plan. Therefore, the applicant has removed two guest
parking spaces along the Edgewood Ave extension and provided a small play area for use of tenants of the
property. The applicant has also provided direct pedestrian connections from the development to each of the
adjacent streets. Staff is of the opinion that the applicant has adequately addressed all of the specific
comments.
NEIGHBORHOOD MEETING
A neighborhood meeting was held on November 5, 2014 in which approximately 20 residents attended.
Concerns raised at the meeting included the following:
Strong desire to not allow extension of Edgewood Ave into project site, with preference that all
townhome-style condominium units have vehicular access from Mission Road only.
Too many guest parking spaces provided along Edgewood Ave extension.
Questions related to how affordable unit tenants are selected
3-story height allowance will impact privacy of existing residences.
Edgewood Ave Extension
The most prominent comment at the neighborhood meeting was the concern related to the extension of
Edgewood Ave. Subsequent to the meeting, the applicant prepared a site-plan that depicts how the overall
project would be affected by providing the southern portion of the site with vehicular access only from
Mission Rd.
Figure 6 – Alternative Site Plan not extending Edgewood Ave
As depicted, the proposed pedestrian walkway between buildings would be widened into a central access
road with spurs providing vehicular circulation to the townhome units. The primary visual impacts to the 124
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Subject: 1256 Mission Road – Medium Density Residential Development
Date: December 4, 2014
Page 12 of 15
southern portion of the site are at the second row of townhomes, where the end townhome units and the
landscaped pedestrian walkways are replaced with the central access road, which negatively impacts the
appearance of the development from Mission Rd. This configuration also requires more of the site to be
graded to meet the required access slopes.
In order to continue to meet the minimum density requirements, the 3 units that would be removed due to the
road widening would be incorporated into the northern portion of the site, with the replacement of the 3
single-family detached homes at the rear of the northern portion of the site with a row of 6 townhome-style
homes. To allow such a configuration, the affordable housing incentives to allow a height increase for a
portion of the project site and to allow the use of Architectural Prototype 5 Guidelines for all of the
townhome units would have to be extended for the entirety of the parcels within the TV-RM district. Under
this scenario, 28 units would be accessed from Mission Rd, and the remaining 7 units would be accessed
from Baywood Ave.
One alternative that would allow density to be maximized on the southern portion of the site and would
minimize the need for traffic access from other neighborhood streets would be to allow residential
construction above podium parking; however, this alternative would require a Zoning Amendment and
would not be in keeping with the surrounding single-family neighborhood.
When the Transit Village Plan was adopted in 2001, it envisioned Edgewood Ave being extended to provide
a better vehicular connection to the subject site and neighborhood. To minimize overall vehicular impacts
and to provide housing densities that meet the City’s requirements, the applicant is proposing only to extend
Edgewood Ave to access the 10 townhome units on this portion of the property. According to the Institute
of Transportation Engineers (“ITE”) Trip Generation Manual, 9th Edition, the average single-family home
generates approximately 10 vehicle trips per day, while the average townhome/condominium generates
approximately 5 vehicle trips per day. Currently, there are 16 single-family homes on the dead-end block of
Edgewood, which according to ITE standards would result in approximately 160 vehicle trips per day. The
10 townhomes proposed to have access from Edgewood would result in approximately 50 additional vehicle
trips on the impacted block. Staff believes that providing vehicular access for 10 townhome units via the
extension of Edgewood Ave results in a project that better conforms to the overall vision for the TV-RM
district along Mission Rd than the alternatives mentioned above, with less significant impacts to the overall
neighborhood.
Guest Parking Spaces
In regards to guest parking spaces, it would be possible to revise the configuration of the Edgewood Ave
guest parking spaces so that all were parallel rather than perpendicular spaces. This would reduce the overall
number of guest spaces to no more than 6 along Edgewood Ave, and 13 for the entire site, which would
continue to comply with the overall requirement.
Affordable Housing Selection
For the project’s affordable units, the applicant will work with the City and the City’s first time homebuyer
administrator to broadly announce the availability of the units, prepare a preliminary application, qualify
eligible buyers and conduct a lottery to select the buyers. In addition to income requirements, staff will
establish other eligibility criteria in consultation with the City Council.
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Existing Development Privacy Impacts
The applicant has indicated in the project plans that window locations on the east side of the townhomes
were located in such a way as to minimize direct visibility between the new units and existing residences.
TENTATIVE SUBDIVISION MAP
A Tentative Subdivision Map is proposed to create two separate lots with a total of 35 residential
condominium units; 31 units on Lot 1 and 4 units on Lot 2. The City Engineer has reviewed the proposed
map and determined that it complies with the City Standards and the State Subdivision Map Act.
In conjunction with the Tentative Subdivision Map, the applicant has also submitted Covenants, Conditions
and Restrictions (CC&Rs) for the subdivision; these CC&Rs include Use Restrictions for each of the units,
including regulations related to window coverings, antenna restrictions, maintenance of animals and other
similar items.
GENERAL PLAN CONSISTENCY
The General Plan Land Use Designation for the site is Medium Density Residential. As discussed above in
the Background section, the General Plan includes specific policies related to development within the
immediate vicinity of the SSF BART Station Area, in an effort to create “a vital pedestrian-oriented center,
with intensity and mix of uses that complement the area’s new role as a regional center.”
The proposed project will conform to the General Plan Land Use Policies by creating medium-density
residential units that emphasize a pedestrian-oriented development along Mission Road in keeping with the
development intensity requirements, including residential density. The project also provides a well-
articulated and visually engaging development that implements the goals of the Transit Village Plan. The
project design is consistent with the City’s Design Guidelines as it relates to building design, form and
articulation.
Additionally, the proposed project complies with the General Plan Housing Element, which identifies the
subject site as a near-term housing opportunity site.
SUSTAINABILITY / CLIMATE ACTION PLAN
The proposed project is consistent with recent sustainability regulations that have been adopted at both the
State, regional and local levels. Examples include Senate Bill 375, passed in 2008, which aims to lead to
more efficient communities that provide residents with alternatives to using single occupancy vehicles.
Projects that link higher density development to transit are in keeping with this goal. At the local level, the
Transit Village district aims to create a pedestrian-oriented center, with intensity and a mix of uses. The
applicant is proposing a medium-density residential project that will be located adjacent to a major transit
station and within walking distance of regional and local bus routes, consistent with all of the above
mentioned sustainability goals.
The applicant has indicated that its projects are designed to be all-electric, with solar-panels installed on all
homes. Stated goals of the applicant include garages pre-wired for electric car charging stations, energy
efficient appliances, and Smart Home Technology throughout to allow homeowners to understand and be in
control of energy usage. 126
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Date: December 4, 2014
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The City adopted a Climate Action Plan (“CAP”) in February 2014; the CAP serves as South San
Francisco’s greenhouse gas reduction strategy. The CAP includes requirements applicable to new
development projects; following are the specific requirements applicable to the proposed project.
Require all new development to install conduit to accommodate wiring for solar.
Encourage the use of high-albedo surfaces and technologies as appropriate, as identified in the
voluntary CALGreen standards.
Revitalize implementation and enforcement of the Water Efficient Landscape Ordinance by
undertaking the following:
Establishing a variable-speed pump exchange for water features.
Restricting hours of irrigation to occur between 3:00 a.m. and two hours after sunrise.
Installing irrigation controllers with rain sensors.
Landscaping with native, water-efficient plants.
Installing drip irrigation systems.
Reducing impervious surfaces.
In addition to the requirements listed above, the CAP includes additional measures that are encouraged in
order to help with the City’s greenhouse gas reduction efforts:
Integrate higher-density development and mixed-use development near transit facilities and
community facilities, and reduce dependence on autos through smart parking practices.
Work with developers of multi-family properties and nonprofit groups to maximize energy efficiency
in new construction.
Encourage the use of CALGreen energy efficiency measures as a preferred mitigation for CAP
streamlining.
Promote on-site renewable energy or distributed generation energy systems in new and existing
residential and nonresidential projects. Encourage developers of multi-family and mixed-use projects
to provide options for on-site renewable electricity or install distributed generation energy systems,
similar to the statewide Homebuyer Solar program.
As currently designed, the proposed project will comply with many of the standards above, and staff will
continue to work with the applicant to incorporate as many sustainable features as possible into the project.
Staff has included Condition of Approval A-16, which requires the applicant to revise the project drawings to
include the CAP requirements stated above subject to Chief Planner review and approval prior to the
issuance of a building permit. Subject to the conditions of approval, the project is consistent with the City’s
CAP.
ENVIRONMENTAL REVIEW
The proposed project has been determined to be categorically exempt from environmental review under the
provisions of CEQA (Class 32, Section 15332: In-fill Development Projects), which provides an exemption
for in-fill development projects which meet the following conditions:
a. The project is consistent with the applicable general plan designation and all applicable
general plan policies as well as with applicable zoning designation and regulations.
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b. The proposed development occurs within city limits on a project site of no more than five
acres substantially surrounded by urban uses.
c. The project site has no value as habitat for endangered, rare or threatened species.
d. Approval of the project would not result in any significant effects relating to traffic, noise, air
quality, or water quality.
e. The site can be adequately served by all required utilities and public services.
A “CEQA Categorical Exemption Analysis for 1256 Mission Road Project” Memorandum analyzing
conformance with these conditions was prepared by Urban Planning Partners Inc. and is attached to this staff
report (Attachment 2).
CONCLUSION
The proposed project seeks to transform a largely vacant, underutilized site into a 35-unit high-quality
residential development that furthers the City’s vision for transit-oriented development in close proximity to
the South San Francisco BART Station, in keeping with the vision of the General Plan, including the
Housing Element, and the Transit Village Plan District standards and guidelines.
Therefore, staff recommends that the Planning Commission adopt a Resolution recommending that the City
Council approve the Use Permit, Design Review, Tentative Subdivision Map and Affordable Housing
Agreement based on the attached draft findings and subject to the attached draft conditions of approval.
By:
Billy Gross, Senior Planner
Attachments:
1. Planning Commission Entitlement Resolution with Exhibits
a. Conditions of Approval
b. Tentative Subdivision Map
c. Affordable Housing Agreement
d. 1256 Mission Road Project Plans, dated November 12, 2014
2. CEQA Categorical Exemption Analysis for 1256 Mission Road Project, dated November 17, 2014
3. Design Review Board Minutes – October 21, 2014
2363971.1
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MINUTES
December 4, 2014
CITY OF SOUTH SAN FRANCISCO
REGULAR PLANNING COMMISSION
CALL TO ORDER / PLEDGE OF ALLEGIANCE
PRESENT: Chairperson Martin, Vice Chairperson Wong, Commissioner Giusti, Commissioner Khalfin,
Commissioner Ochsenhirt, Commissioner Ruiz and Commissioner Zemke
ABSENT:
STAFF PRESENT:
Chief Planner Kalkin, Senior Planner Gross, Senior Planner Rozzi, Assistant City Attorney
Rosenberg, Administrative Assistant Cabano, Principal Engineer Bautista, Lieutenant
McPhillips, Sergeant Plank and Fire Marshal DaSilva
AGENDA REVIEW
Chief Planner Kalkin stated that Item 1 on the Consent Calendar would be continued to the next meeting.
ORAL COMMUNICATIONS
CONSENT CALENDAR
1. Approval of Regular Meeting Minutes of November 20, 2014.
PUBLIC HEARING
2. 1256 Mission Subdivision
CUNEO ANTONIO/Owner
City Ventures/Applicant
1256 MISSION RD
P14-0081: UP14-0009, DR14-0049, SA14-0001 & AHA14-0001
Design Review, Tentative Subdivision Map and Affordable Housing Agreement to construct a new
residential development consisting of 31 Townhomes and 4 Single Family Dwellings, authorize Density
Bonus Incentives for the southern portion of the site to allow an increase in allowable building height from
25-feet to 35-feet and to allow the use of one architectural prototype, and Use Permit to allow a 5 foot 2
inch tall fence in the required front yard at 1256 Mission Road in the Transit Village Residential Medium
Density (TV-RM) and Low Density Residential (RL-8) Zoning Districts in accordance with SSFMC Title 19
(Subdivisions) and Chapters 20.080, 20.250, 20.300, 20.310, 20.330, 20.380, 20.390, 20.460, 20.480
and 20.490, and determination that the project is categorically exempt from CEQA.
Design Review, Tentative Subdivision Map and Affordable Housing Agreement to construct a new residential
development consisting of 31 Townhomes and 4 Single Family Dwellings, authorize Density Bonus Incentives for
the southern portion of the site to allow an increase in allowable building height from 25-feet to 35-feet and to
allow the use of one architectural prototype, and Use Permit to allow a 5 foot 2 inch tall fence in the required
front yard at 1256 Mission Road in the Transit Village Residential Medium Density (TV-RM) and Low Density
Residential (RL-8) Zoning Districts in accordance with SSFMC Title 19 (Subdivisions) and Chapters 20.080,
20.250, 20.300, 20.310, 20.330, 20.380, 20.390, 20.460, 20.480 and 20.490, and determination that the project
is categorically exempt from CEQA.
ROLL CALL / CHAIR COMMENTS
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December 4, 2014 Minutes Page 2 of 5
Chairperson Martin opened the public hearing and called for the staff report. Senior Planner Gross informed the
Commission of additional correspondence received after the staff report was finalized. Letters from the public
were received from Christy Morgan and Gregory Young, commenting on the project. The applicant, City
Ventures, also submitted correspondence dated December 3rd and December 4th; copies of all of the additional
correspondence was provided to the Commission. He further explained that the City has had a vision related to
development near the SSF BART station, including policies in the General Plan, SSF BART Transit Village Plan
and the Housing Element. He discussed how the proposed project complied with adopted City policies and
development standards, and then discussed specific aspects of the project, including the proposed extension of
Edgewood Way into the project site to access 10 townhome units, the affordable housing agreement and
requested incentives for additional height and for a change in architectural prototypes, and the concerns with the
adjacent property owner at 1256 Edgewood Way related to impacts to an existing driveway.
Commission inquired about the requirement for permit parking in the SSF BART station area. Sgt. McPhillips
stated that the project is within the permit parking area, and permits can be issued to all registered vehicles for
residents within the development.
Samantha Rothstein, representing City Ventures, introduced her project team, including Ben Besley with City
Ventures, Ron Jones and Scott Lockwood, architects, and Todd Cramer, C2G Civil Engineers. She stated that
City Ventures is a green developer that specializes in developing infill sites in neighborhoods and gave a brief
presentation informing the Commission that the plan incorporates the feedback from the neighbors, the Design
Review Board and staff. Ron Jones, architect, gave a more elaborate explanation of the architecture. The
Commission inquired whether City Ventures had any conversations with PG&E regarding their easement to the
north; Mrs. Rothstein stated that this site plan does not impinge on the PG&E easement so they have not been in
contact.
Chairperson Martin asked if there were any speakers on the project.
Speaking in opposition:
Michelle Zacione, legal counsel representing Gregory Young, the owner of the adjacent property at1256
Edgewood Way, stated that her client opposes the project because it unreasonably interferes with private
use of his property by changing/re-routing the existing driveway access to Baywood Ave, and opposes
the requested incentive for increased height.
Laura Fanella (1236 Edgewood Way) opposes the height concession and would like the City to
reconsider allowing access from Edgewood Way.
Jim Scott (1224 Edgewood Way) opposes allowing access from Edgewood Way and would like the
development to follow the current style homes (single two-car garage homes) instead of townhomes.
He also expressed concern for safety.
Adam & Mary Ornellas (1243 Edgewood Way) expressed safety concerns with opening the access
through Edgewood Way.
Joseph Bacigalupi (1237 Edgewood Way) expressed concerns with overflow parking in front of the
existing homes on Edgewood Way and opposed allowing access from Edgewood.
Ona Bacigalupi (1237 Edgewood Way) expressed concerns that property values of existing homes on
Edgewood Way would decrease with additional development access via Edgewood Way.
Donald Wood opposes opening access to Edgewood Way.
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December 4, 2014 Minutes Page 3 of 5
Speaker in favor:
Evan Hendrix (103 Rosewood Way) likes the new growth in South San Francisco and supports the
proposed development within the Transit Village.
There being no more speakers the public hearing was closed.
Commission comments/questions:
Commission understands the impact to existing views but stated that the City has to provide additional
housing for future generations.
Commission agrees there will be impacts by this decision but there isn't enough housing. The City also
needs to meet the housing goals mandated in the Housing Element.
Commission expressed support of housing within the Transit Village, as South San Francisco has
produced jobs but not enough housing.
Commission expressed concern with the massing of the structures and the elevations along Mission Rd.
Samantha Rothstein responded to the concern regarding the elevated porches along Mission Road,
noting that the Transit Village Plan Design Guidelines recommend these features, and the project is
attempting to comply.
Commission expressed concerns about the amount of tandem parking, noting that may put more
pressure on use of guest parking spaces. Senior Planner Gross stated that the Transit Village Plan
allows a minimum of 1 space per unit, but the development will provide more parking to meet market
demands. He also stated that tandem parking is allowed by the Zoning Ordinance for all residential
development sites. Since the site is within an 1/8 of a mile from BART, the need for parking should be
reduced.
Commission asked about the paseo and expressed concern that the project does not provide enough
open space for children to play or enough recreational area for the new residents. Ms. Rothstein
explained that the paseo is located between the second and third row of townhomes, with a total width of
approximately 32 feet. She explained that it is a central walk with landscaping, benches and common
space. Additionally, there are patios on all of the homes. City Ventures has tried to intersperse a lot of
open space throughout the development. Senior Planner Gross explained that this project is also subject
to park in lieu fees which are required to be used within the geographic zone.
Commission inquired if multiple vehicular access points are preferable over a singular access from
Mission Rd for public safety purposes. Fire Marshal DaSilva stated that both plans work but expressed
that the proposed plan is more effective. Sergeant McPhillips concurred with the Fire Marshal.
Commission expressed concern with only having access from Mission Road from a congestion
standpoint.
Commission inquired about the affordable housing. Senior Planner Gross explained there will be 7
affordable units and they will be interspersed throughout the development.
Commission asked if there is a difference in quality for the affordable units. Senior Planner Gross stated
there is no difference in quality of the units.
Commission asked about location of satellite dishes and other mechanical equipment. Ms. Rothstein
stated that the buildings are designed to screen all mechanical equipment behind the roof parapet.
Commission inquired about the specifics for affordable unit tenant selection. Senior Planner Gross
responded that the specific selection criteria will be determined by the City Council.
Commission inquired about the amount of open space. Ms. Rothstein again explained the paseo
concept and stated that a small playground area was added based on feedback from the Design Review
Board and staff. She further explained that the most stringent requirement in the zoning ordinance is 150
sq. ft. per home and the proposed project exceeded the target.
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Commission asked about accommodating the older community as well. Ron Jones, architect, responded
the development included lower floor units for accessibility and noted that all units also allow access
through the garage.
Commission asked the developer about their approach to site design, and specifically about the
Edgewood Way extension. Ms. Rothstein explained that the extension provides a more accessible site
and better integrates the development as a part of the neighborhood. The extension of Edgewood Way
also allows for more open space on the site than would be possible if access were only from Mission
Road.
Commission stated that more housing creates more demand for transit.
Motion--Commissioner Khalfin/Second--Commissioner Zemke: that the Planning Commission adopt a
Resolution making Findings and recommending that the City Council approve P14-0081:UP14-009, DR14-0049,
SA14-0001 and AHA14-0001 based on the attached revised draft Findings and subject to the attached
revised draft Conditions of Approval. Approved (6-1) by the following roll call vote: Ayes: Commissioners Giusti,
Khalflin, Ochsenhirt, Ruiz, Zemke and Vice Chair Wong; Noes: Chairperson Martin.
3. Temporary Use Permits
City of South San Francisco- Owner/Applicant
Citywide
P07-0136: ZA14-0009
Zoning Text Amendment to SSFMC Chapter 20.340 to revise regulations and permitting for Temporary
Uses citywide in accordance with South San Francisco Municipal Code Chapter 20.550.
Chairperson Martin opened the public hearing and called for the staff report.
Senior Planner Rozzi presented a brief staff report explaining that staff has identified a few issues within the
Municipal Code that have created overlap between the special events chapter (SSFMC 6.48) and temporary use
permit (SSFMC 20.340). Modifying the code will streamline review. Additionally, the current regulations have no
allowance for temporary uses lasting longer than 30 days or more than four times per year, and no allowance for
uses temporarily relocated or impacted by on-site construction. The benefit of this proposal would be to exempt
special events as defined and addressed in Chapter 6.48, allow temporary uses to occur up to 12 times per year
with approval of a Minor Use Permit, and allow uses temporarily relocated due to construction to operate in a
temporary facility and/or location for up to a maximum of two years to promote economic development.
There being no speakers, the public hearing was closed.
Commission comments/questions:
Commission asked staff whether the City is responsible for locating areas for food truck events, which
could benefit from this ordinance change. Senior Planner Rozzi stated that the City has broad zoning
powers for where these types of uses could be located but typically these types of events are established
and administered by professional event planning groups.
Commission expressed concern for parking impacts related to any food truck event for any location other
than Orange Park. Senior Planner Rozzi stated that the City would want to discuss any type of event like
this with downtown restaurants/merchants or potential stakeholders who could also have concerns, but
parking would certainly be examined as part of any proposal.
Motion--Commissioner Ochsenhirt/Second--Commissioner Giusti: that the Planning Commission
make Findings and adopt a Resolution recommending that the City Council adopt an Ordinance amending
the Municipal Code related to regulations and permitting for Temporary Uses. Approved by unanimous roll
call vote (7-0)
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ADMINISTRATIVE BUSINESS
4. Re-appointment of Design Review Board Members
Chief Planner Kalkin presented a brief staff report noting the Commission is charged with appointing the Design
Review Board. She added that a recruitment was undertaken, but the only applications received were from
the existing Design Review Board members. Consequently, the recruitment was extended until November 2014,
but we still did not receive any applications for the one position that must be filled by a City resident who is also
either a design professional, civil engineer or contractor. Noting that staff will continue to recruit for this
remaining position, she requested that the Planning Commission consider the re-appointment of the Design
Review Board members, noting that the current board provides invaluable design expertise to the City.
Chairperson Martin inquired whether there were age restrictions to take this position because his
recommendation would be to encourage college students to apply. Chief Planner Kalkin advised the
Commission that there are requirements in terms of the minimum qualifications for board members,
i.e. professional design people, civil engineers, contractors or someone with similar design expertise.
Commissioner Khalfin asked for clarification regarding the South San Francisco resident. Chief Planner Kalkin
stated that of the five Design Review Board members, one needs to be a South San Francisco resident. With
the re-appointment, the South San Francisco resident position is still vacant.
Motion--Commissioner Khalfin/Second--Commissioner Ruiz: that the Planning Commission re-appoint
Design Review Board members, William Harris, David Nelson, Michael Nilmeyer and Robert Williams to an
additional 4-year term in accordance with the provisions of SSFMC Section 20.440.005. Approved by
unanimous roll call vote (7-0).
ITEMS FROM STAFF
Chairperson Martin inquired whether there would be a December 18, 2014 meeting. Chief Planner Kalkin
responded affirmatively and informed the Commission that the Downtown Station Area Specific Plan is
scheduled for that meeting.
Chief Planner Kalkin advised that she had received a letter of resignation from Commissioner Ochsenhirt,
effective December 11th, and thanked Commissioner Ochsenhirt for his services. Chairperson Martin also
thanked Commissioner Ochsenhirt for his valuable service contribution to South San Francisco.
ITEMS FROM COMMISSION
Commissioner Ochsenhirt read his letter of resignation to the Planning Commission. Commissioner Khalfin
thanked Commissioner Ochsenhirt for his guidance and stated that he truly benefitted serving with him. Vice
Chairperson Wong thanked for his involvement in the community.
ITEMS FROM THE PUBLIC
ADJOURNMENT
Chairperson Martin adjourned the meeting at 9:46 p.m.
/s/Susy Kalkin
/s/Carlos Martin
Susy Kalkin Carlos Martin, Chairperson
Secretary to the Planning Commission Planning Commission
City of South San Francisco City of South San Francisco
SK/pac
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Attachment 5
Planning Commission Resolution 2754-2014 - Entitlements
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RESOLUTION NO. 2754-2014
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
A RESOLUTION RECOMMENDING APPROVAL OF A USE PERMIT, DESIGN
REVIEW, TENTATIVE SUBDIVISION MAP AND AFFORDABLE HOUSING
AGREEMENT, FOR A 35-UNIT RESIDENTIAL DEVELOPMENT AT 1256
MISSION ROAD IN THE TRANSIT VILLAGE MEDIUM DENSITY
RESIDENTIAL ZONING DISTRICT.
WHEREAS, Anthony Cuneo (“Owner”) and City Ventures (collectively “Applicant”) have
submitted an application for development of a 35-unit residential condominium project on an
approximately 1.7 acre site located at 1256 Mission Road, South San Francisco, California
(“Project”); and,
WHEREAS, Applicant seeks approval of a Use Permit, Design Review, Tentative
Subdivision Map, and Affordable Housing Agreement for the Project; and,
WHEREAS, approval of the Applicant’s proposal is considered a “project” for purposes of
the California Environmental Quality Act, Pub. Resources Code § 21000, et seq. (“CEQA”); and,
WHEREAS, the Project is categorically exempt under CEQA as a Class 32 Categorical
Exemption for projects which are determined to be in-fill development, as set forth in greater detail
below, and is consistent with the applicable General Plan and Zoning Ordinance requirements; and,
WHEREAS, on December 4, 2014 the Planning Commission for the City of South San
Francisco held a lawfully noticed public hearing to solicit public comment and consider the
proposed entitlements, take public testimony, and make a recommendation to the City Council on
the project.
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it,
which includes without limitation, the California Environmental Quality Act, Public Resources
Code §21000, et seq. (“CEQA”) and the CEQA Guidelines, 14 California Code of Regulations
§15000, et seq.; the South San Francisco General Plan and General Plan EIR; the South San
Francisco Municipal Code; the Project applications; the 1256 Mission Road Project Plans, as
prepared by Hunt Hale Jones Architects, dated revised November 12, 2014; the 1256 Mission Road
“CEQA Categorical Exemption Analysis for 1256 Mission Road Project” Memorandum, as
prepared by Urban Planning Partners Inc., dated November 17, 2014, including all appendices
thereto; all site plans, and all reports, minutes, and public testimony submitted as part of the
Planning Commission’s duly noticed December 4, 2014 meeting; and any other evidence (within
the meaning of Public Resources Code §21080(e) and §21082.2), the Planning Commission of the
City of South San Francisco hereby finds as follows:
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A. General Findings
1. The foregoing recitals are true and correct.
2. The Exhibits attached to this Resolution, including the Conditions of Project
Approval (Exhibit A), the Tentative Subdivision Map (attached as Exhibit B), the Affordable
Housing Agreement (attached as Exhibit C), and the 1256 Mission Road Project Plans (attached as
Exhibit D) are each incorporated by reference and made a part of this Resolution, as if set forth fully
herein.
3. The documents and other material constituting the record for these proceedings are
located at the Planning Division for the City of South San Francisco, 315 Maple Avenue, South San
Francisco, CA 94080, and in the custody of Chief Planner, Susy Kalkin.
4. Based upon the testimony and information presented at the hearing and upon review
and consideration of the environmental documentation provided, the Planning Commission,
exercising its independent judgment and analysis, has recommended that the City Council find that
the Project falls within the Categorical Exemption set forth in CEQA Guidelines Section
15332/Class 32, which exempts from the provisions of CEQA the construction of projects
characterized as in-fill development, because it meets the following conditions:
a. The project is consistent with the applicable General Plan designation (Medium
Density Residential) and all applicable General Plan policies as well as with
applicable Zoning Ordinance designation (Transit Village – Medium Density
Residential) and regulations given that the site is planned and zoned for medium-
density residential development within; and,
b.The proposed development occurs within city limits on a project site of
approximately 1.7 acres, which is less than the five acre maximum, and is
surrounded by urban uses; and,
c. The project has no value as habitat for endangered, rare or threatened species,
which would be negatively impacted given that the site is relatively flat and is
surrounded by urban uses; and,
d.Approval of the project would not result in any significant effect relating to traffic,
noise, air quality, or water quality, given that:
a. General Plan Guiding Policy 4.2-G-10 exempts development within ¼ mile
of the South San Francisco BART Station from any traffic level of service
standards, and therefore no significant traffic level of service operation
impacts would result from the proposed project;
b. The project’s contribution to noise would not be significant subject to
meeting the standards of South San Francisco Municipal Code (“SSFMC”)
Section 8.32.30 and compliance with the construction noise control plan
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measures identified in the “CEQA Categorical Exemption Analysis for 1256
Mission Road Project” memorandum; and,
c. The project complies with the City’s adopted Climate Action Plan and the
Bay Area Air Quality Management District’s significance thresholds
screening criteria, and therefore the project would have a less-than-significant
impact on air quality and greenhouse gas emissions.
e. The site can be adequately served by all required utilities and public services.
The Planning Commission also recommends that the City Council find that none of the exceptions
to Categorical Exemptions set forth in the CEQA Guidelines, Section 15300.2 apply to this project.
B. Use Permit
1. The proposed Project is consistent with the standards and requirements of the City’s
Zoning Ordinance and with the provisions of the Transit Village – Medium Density Residential
Zone District and the Low Density Residential Zone District. The Project meets or exceeds all of
the general development standards of the Transit Village – Medium Density Residential District,
with the exception of the maximum building height and the front yard fence height in the Low
Density Residential Zone District. However, the exception for the maximum building height is
permissible and warranted by the City’s Zoning Ordinance, which allows an applicant to request an
incentive to allow a modification to a zoning ordinance standard in return for the provision of
certain types of affordable housing, which the applicant is providing. The proposed fence height is
allowed per South San Francisco Municipal Code Section 20.300.005, which allows fences taller
than three feet in a required front-yard subject to approval of a Minor Use Permit.
2. The proposed Project is consistent with the General Plan by creating a pedestrian-
oriented medium-density residential development that emphasizes pedestrian-activity along Mission
Road, provides a well-articulated and visually engaging development that implements the goals of
the Transit Village Plan, and is consistent with the City’s Design Guidelines as they relate to
building design, form and articulation.
3. The proposed use will not be adverse to the public health, safety, or general welfare
of the community, nor detrimental to surrounding properties or improvements, because the
proposed use is consistent with the existing uses in the vicinity of the site, including the commercial
and residential. The project proposes medium-density residential uses on a site located in the City’s
Transit Village Plan district, which is intended for this type of use. The General Plan has analyzed
this type of use in the South San Francisco BART Station area, and concluded that such residential
uses are not adverse to the public health, safety, or welfare. The proposed fence is designed to be
transparent and allow views into and out of the property. As the proposed Project is consistent with
other medium-density land uses in the Transit Village Plan area, approval of the Project will not be
detrimental to the nearby properties.
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4. The proposed Project complies with applicable standards and requirements of the
City’s Zoning Ordinance, with the exception of the maximum height for a portion of the site and the
maximum height of a portion of the fence within the required front-yard. The stated exceptions are
permissible and warranted by the City’s Zoning Ordinance. The proposed Project is located in the
Transit Village Plan District and, subject to the exception discussed above, meets the minimum
standards and requirements for that district.
5. The design, location, size, and operating characteristics of the proposed Project are
compatible with the existing and reasonably foreseeable future land uses in the vicinity because the
Project proposes medium-density residential uses in the Transit Village Plan district, which is
specifically intended for such uses. The proposed fence is in keeping with the aesthetic quality of
the buildings on the site and allows views into and out of the property.
6. The site is physically suitable for the type of development and density proposed, as
the medium-density residential use will benefit from being located in close proximity to the South
San Francisco BART Station within the Transit Village Plan district, and the size and development
is appropriate for the location and meets the City’s land use and zoning standards.
7. The Project is consistent with CEQA for the reasons stated in Finding A.4 above.
C. Design Review
1. The Project, including Design Review, is consistent with Title 20 of the South San
Francisco Municipal Code because the Project has been designed as a medium-density residential
project which will provide a pedestrian-friendly, transit-oriented environment with extensive
landscaping and sustainability elements incorporated.
2. The Project, including Design Review, is consistent with the General Plan because
the proposed medium-density residential development is consistent with the policies and design
direction provided in the South San Francisco General Plan for the Medium-Density Residential
land use designation by encouraging the development of a pedestrian-oriented development of a
higher intensity within ½ mile of the South San Francisco BART Station.
3. The Project, including Design Review, is consistent with the applicable design
guidelines adopted by the City Council in that the proposed Project is consistent with the South San
Francisco BART Transit Village Plan Design Guidelines.
4. The Project is consistent with the Use Permit for the reasons stated in Section B,
above.
138
5. The Project is consistent with the applicable design review criteria in South San
Francisco Municipal Code Section 20.480.006 (“Design Review Criteria”) because the project has
been evaluated by the Design Review Board on October 16, 2014, and found to be consistent with
each of the eight design review criteria included in the “Design Review Criteria” section of the
Ordinance, and the Design Review Board.
D. Tentative Subdivision Map
1. The proposed tentative subdivision map, including the proposed designs and
improvements, are consistent with the City’s General Plan as set forth in Findings B.2 and C.2
above, and because the tentative subdivision map would facilitate the development of a medium
density residential development that would not conflict with the Medium Density Residential Land
Use designation.
2. The proposed tentative subdivision map is consistent with the standards and
requirements of the City’s Zoning Ordinance and with the provisions of the Transit Village –
Medium Density Residential Zoning District.
3. The tentative subdivision map complies and meets all of the requirements of Title 19
of the South San Francisco Municipal Code (“Subdivisions”), subject to the Conditions of
Approval, and would allow for the granting of an exception for the driveway grade of the property
at 1256 Edgewood Ave as discussed below, and is consistent with the requirements of the State
Subdivision Map Act.
a. The proposed Project would extend Edgewood Avenue onto the subject property as
a private street to provide access to a portion of the residential development. In
order to extend Edgewood Avenue, the existing driveway of the adjacent parcel at
1256 Edgewood Avenue would be required to be altered. An exception allowing
the existing driveway at 1256 Edgewood Ave to be redeveloped at a grade greater
than fourteen percent will not constitute a grant of special privilege inconsistent
with the limitations upon other properties in the same vicinity because the existing
driveway currently exceeds the maximum permitted grade and the proposed change
in grade will not constitute a significant increase over the existing conditions.
b.The steep slope along the western edge of the property at 1256 Edgewood Avenue
creates a special circumstance that would deprive the property of privileges enjoyed
by other properties in the vicinity if Title 19 were strictly applied. The existing
driveway on the property is at a seventeen percent grade, and the proposed change
in grade will not constitute a significant increase over the existing conditions. If the
standards of Title 19 were strictly applied, it would not be possible to provide a
driveway conforming to the maximum grade standards from the existing access
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easement adjacent to Edgewood Avenue.
c. The exception allowing the existing driveway at 1256 Edgewood Avenue to be
redeveloped at a grade greater than fourteen percent carries out the spirit and intent
of Title 19 by providing a parcel affected by a steep topography that has historically
had nonconforming driveway access with continued access that meets all other
driveway design standards except the maximum grade.
4. The Project site is physically suitable for the type of development and density
proposed, as the medium-density residential development will be located in the Transit Village area,
and the size and number of residential units is appropriate for the location and meets the City’s land
use and zoning standards.
5. The Project, including the proposed designs and improvements, are not likely to
cause substantial environmental damage, or serious public health problems, since the project plans
call for management of any hazardous materials that would exist by virtue of it being a former
agriculture site, and since such impacts have been thoroughly evaluated as part of the CEQA
process and determined not to exceed any stated thresholds of significance.
6. The design and improvements of the tentative subdivision map are not in conflict
with any existing public easements.
7. The property is located in a developed, urban setting, and is not subject to a
Williamson Act contract, on open space easement, a conservation easement, or an agricultural
conservation easement. The surrounding land uses and resulting parcels would not support
agricultural uses; the resulting parcels would result in residential development not incidental to
commercial agricultural use of the land.
NOW, THEREFORE, BE IT FURTHER RESOLVED that subject to the Conditions of
Approval, attached as Exhibit A to this resolution, the Planning Commission of the City of South
San Francisco hereby makes the findings contained in this Resolution, and recommends that the
City Council adopt a resolution approving the Use Permit, Design Review, Tentative Subdivision
Map and Affordable Housing Agreement for the Project.
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately
upon its passage and adoption.
* * * * * * *
I hereby certify that the foregoing resolution was adopted by the Planning Commission of the City
of South San Francisco at the regular meeting held on the 4th day of December, 2014 by the
following vote:
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AYES: Vice Chairperson Wong, Commissioner Giusti, Commissioner Khalfin, Commissioner
Ochsenhirt, Commissioner Ruiz and Commissioner Zemke
NOES: Chairperson Martin
ABSTENTIONS:
ABSENT:
Attest: /s/Susy Kalkin
Susy Kalkin
Secretary to the Planning Commission
141
Attachment 6
CEQA Categorical Exemption Analysis Memo
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MEMORANDUM
DATE: November 21, 2014
TO: FROM:
Billy Gross, Senior Planner
City of South San Francisco
Planning Division
315 Maple Avenue
South San Francisco, CA 94080
Lynette Dias, AICP, Principal
Hayley Cox, Assistant Planner
P. 510.251.8210
E. ldias@up-partners.com
RE: CEQA Categorical Exemption Analysis for 1256 Mission Road Project
I. INTRODUCTION
This document provides a description of the 1256 Mission Road City Ventures Project (project) and
evaluates the applicability of a Categorical Exemption to the proposed project in accordance with the
California Environmental Quality Act (CEQA).
Sections 21080 and 21084 of the California Public Resources Code exempt certain projects from the
provisions of CEQA. Section 21084 specifically requires the CEQA Guidelines to include a list of these
projects (found in Article 19, Categorical Exemptions), which are not expected to result in a significant
effect on the environment. Projects classified as exempt are found in Section 15301 to Section 15333 of
the CEQA Guidelines.
As described below, the proposed project qualifies for a Categorical Exemption under Section 15332, In-
Fill Development Project, in Article 19 of the CEQA Guidelines. Section 15332 states:
A Class 32 consists of projects characterized as in-fill development meeting the conditions
described in this section.
(a) The project is consistent with the applicable general plan designation and all applicable general
plan policies as well as with applicable zoning designation and regulations.
(b) The proposed development occurs within city limits on a project site of no more than 5 acres
substantially surrounded by urban uses.
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(c) The project site has no value as habitat for endangered, rare, or threatened species.
(d) Approval of the project would not result in any significant effects relating to traffic, noise, air
quality, or water quality.
(e) The site can be adequately served by all required utilities and public services.
The following provides an overview of the proposed project and a discussion as to how the project meets
the conditions of an in-fill development.
II. PROJECT DESCRIPTION
Location and Setting. The project site is located at 1256 Mission Road in the City of South San Francisco
(City) in San Mateo County. The site consists of three parcels (APNs 001-171-130, 001-171-330, and 001-
171-500) which encompass approximately 1.7 acres, and is located in a commercial and residential area of
South San Francisco. The project site is bounded by a Pacific Gas & Electric (PG&E) utility easement to the
west, followed by single-family homes and El Camino High School; Mission Road to the south, along which
various commercial properties and offices lie; single-family homes to the east; and Baywood Avenue
followed by single-family homes to the north. Edgewood Way forms a cul-de-sac that abuts the site on its
eastern side. Additionally, the project site is located less than ¼ mile from the South San Francisco Bay
Area Rapid Transit (BART) station, which lies immediately west across Mission Boulevard.
Existing Site Conditions. The majority of the project site is undeveloped, with the exception of some
residential and vacant structures. The northern portion of the site consists of two occupied residential
structures, a detached garage, several small sheds, concrete walkways, and patios. Abandoned cars are
located west of the driveway area that connects Baywood Avenue and the two existing residences within
the property boundaries. A vacant two-story structure is located on the southern property line along
Mission Road, approximately mid-way between the southwest and southeast corners of the property. The
central and southwestern portions of the site are mostly undeveloped, and old farming and tractor
equipment resides near the southwest corner of the site. Overall, the site is mostly paved and is sparsely
vegetated.
Project Components. The project includes the development of 31 townhomes and 4 single-family homes
for a total of 35 dwelling units (du).The townhomes would be constructed along Mission Road to the
south and would cover a majority of the site. The single-family dwellings would be constructed at the
northern end of the site along Baywood Avenue, replacing the two existing residential structures.
III. EXEMPTION ANALYSIS
Class 32 In-Fill Development. As described below, the project qualifies for a Categorical Exemption under
Section 15332, In-Fill Development Project, in Article 19 of the CEQA Guidelines.
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The following provides a discussion as to how the project meets the conditions of an in-fill development
project Categorical Exemption. The conditions are presented in italics, followed by a discussion about how
the project meets each condition.
(a) The project is consistent with the applicable general plan designation and all applicable general
plan policies as well as with applicable zoning designation and regulations.
The project is subject to the City’s General Plan, adopted October 1999, and the most recent 2009
Housing Element; the City’s Zoning Ordinance; the South San Francisco BART Transit Village Plan
(“Specific Plan”), which was adopted by the City and incorporated into the General Plan in 2001;
and the Transit Village Zoning District, which was adopted into the City’s Zoning Ordinance
pursuant to the Specific Plan. Residential development on the project site is permitted by right
under the Specific Plan, General Plan, and Zoning Ordinance.
The project site is designated as Medium Density Residential in the General Plan, and falls into one
of the five Transit Village zoning sub-districts established by the Specific Plan and adopted into the
Zoning Ordinance—Transit Village Residential, Medium Density (TV-RM). The purpose of the TV-RM
sub-district is defined as follows:
The Transit Village Residential, Medium Density sub-district is intended to provide
sites for medium density housing in close proximity to the BART station. Townhouse
and multi-family units on Mission Road will serve as a physical and visual buffer and
will provide a transition between the BART station and the existing Sunshine Gardens
neighborhood. The TV-RM sub-district supports additional neighborhood
development and/or redevelopment along Mission Road.1
The project would add townhome units along Mission Road, which, along with the proposed single
family dwellings behind them, would contribute to an improved transition between the BART
station and the existing Sunshine Gardens residences that lie directly north of the project site. The
project would also contribute to the development and/or redevelopment along Mission Road
identified in the zoning sub-district text above. Additionally, the project site is specifically identified
as a “Housing Opportunity Site in the Transit Village Area” in the 2009 Housing Element. The
project thus complies with the policy-based intentions for the site.
Under the General Plan, Specific Plan, and Zoning Ordinance, the maximum density for the project
site is capped at 30 units per acre2 unless a project thereon qualifies for a density bonus under the
State Density Bonus law, which could increase the maximum density by another 25 percent.3 The
1 City of South San Francisco, 2014. Zoning Ordinance. Chapter 20.250 Transit Village Plan District.
2 While some of the land use maps in the 1999 General Plan show the Property as Medium Density Residential, having a density of
8.1-18 units per acre, the same maps also show the property as within a the one-quarter mile radius of the South San Francisco
BART station with a minimum density of 30 units per acre. The Specific Plan and the 2009 Housing Element—both of which are part
of the General Plan and expressly note that the project site has a 30 unit per acre maximum density—would supersede the
potentially inconsistent maps.
3 City of South San Francisco, 2014. Zoning Ordinance. Section 20.390.003.
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project would include a minimum of 20 percent of the total units as restricted and affordable to
low-income households, qualifying the project for a density bonus pursuant to section 20.390.003
of the Zoning Ordinance. The density bonus would also allow the project to a fixed number of
concessions from development standards (which would not require amendments to the Zoning
Ordinance or the General Plan). The development standard for height for the property is a
maximum height of 35 feet along Mission Road and a maximum height of 25 feet on the remaining
portions of the project site.4 The project would utilize a density bonus concession for building
height, as the proposed townhome units would have a height of 35 feet but would extend beyond
the area designated with a 35-foot maximum height into the area with a designated 25-foot
maximum height.
(b) The proposed development occurs within city limits on a project site of no more than 5 acres sub-
stantially surrounded by urban uses.
The 1.7-acre project site is within the city limits of the South San Francisco and comprises less than
5 acres. The site is surrounded on all sides by urban uses, including single-family homes, the South
San Francisco BART Station, small office buildings, and railroad tracks.
(c) The project site has no value as habitat for endangered, rare, or threatened species.
The project site is currently used for residential purposes, but is mostly undeveloped with a vacant
structure, a former greenhouse, tractor storage, several small storage sheds, two occupied multi-
tenant residential structures, and a detached garage. The site has been disturbed by development
and contains no substantial vegetation.
The project site does not fall within any area deemed to contain sensitive species per State or
federal legislation. According to the Open Space and Conservation Element of the City’s General
Plan, the City contains two types of ecologically sensitive habitat: Habitat Conservation areas and
wetlands. The project site falls in neither of these areas and has been explicitly identified as a site
which does not require site-specific assessment of biological resources.5 As a result, the site has no
value as habitat for endangered, rare, or threatened species.
(d) Approval of the project would not result in any significant effects relating to traffic, noise, air qual-
ity, or water quality.
The project would not result in significant traffic, noise, air quality, or water quality impacts. The
less-than-significant impacts of the project in these topical areas are discussed briefly below.
Traffic. Policy 4.2-G-10 of the City’s General Plan exempts development within ¼ mile of the BART
station from any traffic level of service (LOS) standards. Given the project site is within ¼ mile of
the BART station and this policy, a traffic analysis was not completed. This policy allows the City to
4 City of South San Francisco, 2014. Zoning Ordinance. Section 20.250.004(D).
5 City of South San Francisco, 1999. Open Space and Conservation Element, pages 228 - 231.
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make a finding that no significant traffic level of service operation impacts would result from the
proposed project. Though it is exempt from the City’s LOS thresholds, the project’s trip generation
was estimated to provide some context to how traffic may change as a result of the project. With
up to 31 town home units and 4 single-family units, the project would generate less than 200 daily
trips and 15 AM or PM peak hour trips per the Institute of Transportation Engineers (ITE) Trip
Generation Manual, 9th Edition. This incremental increase would be negligible and even if the
project was subject to the City’s LOS thresholds, the project would n ot likely result in any significant
project impacts or contribute significantly to any cumulative impacts.
Noise. Construction and operation of the proposed project would incrementally impact noise in
the project vicinity. The City certified an EIR for the El Camino Real/Chestnut Avenue
(ECR/Chestnut) Area Plan in 2011. This EIR evaluated proposed development of a greater intensity
across Mission Road from the project site. The findings of the EIR are summarized below and used
to support a conclusion that similar to development proposed as part of the ECR/Chestnut Area
Plan, the proposed project would not result in any significant noise impacts.
The 2011 EIR found that concurrent implementation of the ECR/Chestnut Area Plan and forecast
development of residential and employment land uses in the region (which included development
consistent with the General Plan for the project site) could result in increased noise, thereby
contributing to increased noise levels in the ECR/Chestnut Area Plan area and its vicinity, including
the project site. The 2011 EIR further found that the ECR/Chestnut Area Plan’s contribution was
found to be less than considerable as the increase in noise levels with the proposed Plan was less
than 3 dB compared to existing conditions, as discussed in greater detail in Section 3.5 of the 2011
EIR. Based on this finding, although the proposed project would also incrementally increase noise,
as a result of project operation, the project’s contribution would not be significant.
The ECR/Chestnut Area Plan EIR also found that construction activities associated with the Area
Plan would be temporary in nature and related noise impacts would be short-term. The EIR
acknowledged that since construction activities could substantially increase ambient noise levels at
noise-sensitive locations, construction noise could result in potentially significant, albeit temporary,
impacts to sensitive receptors. Per Section 8.32.030 of the Municipal Code, it is unlawful for noise
to be generated in an area that exceeds the noise level standard for that area’s land use for a
cumulative period of more than thirty minutes in any hour. Table 8.32.030, which lists these
standards for each applicable land use category, is included below. Given this requirement, the
project will prepare and implement a construction noise control plan that specifies the means and
methods required to reduce the noise levels generated by construction activities to maximum
extent practicable. The control plan will be prepared by a qualified noise professional and approved
by the City prior to issuance of a building permit. A qualified professional is defined as a Board
Certified Institute of Noise Control Engineering member or other qualified consultant or engineer
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Table 8.32.030 NOISE LEVEL STANDARDS
Land Use Category Time Period Noise Level (dB)
R-E, R-1 and R-2 zones or any single-family or
duplex residential in a specific plan district
10 p.m. - 7 a.m. 50
7 a.m. - 10 p.m. 60
approved by the project engineer. The construction noise control plan will include the following
measures and such measures will be included on the project building and grading permit plans:
The construction contractor shall designate a “Noise Disturbance Coordinator”, who would
be responsible for responding to any local complaints about construction noise. The name
and telephone number of the Noise Disturbance Coordinator shall be provided to the City
prior to the issuance of the building permit. The Noise Disturbance Coordinator will
determine the cause of all noise complaints and will require that reasonable measures
warranted to correct the problem be implemented. The Noise Disturbance Coordinator shall
record all noise complaints received and actions taken in response, and submit this record to
the City.
Signs shall be conspicuously posted at the construction site that include permitted
construction days and hours, and the name and telephone number of the Noise Disturbance
Coordinator.
All internal combustion engine-driven equipment shall be fitted with intake and exhaust
mufflers that are in good condition. Good mufflers shall result in non-impact equipment
generating a maximum noise level of 80 dBA when measured at a distance of 50 feet.
Impact tools (e.g. jack hammers, pavement breakers, and rock drills) used for project
construction shall be hydraulically or electrically powered wherever possible to avoid noise
associated with compressed-air exhaust from pneumatically powered tools. However, where
use of pneumatic tools is unavoidable, an exhaust muffler on the compressed-air exhaust
shall be used; this muffler can lower noise levels from the exhaust by up to about 10 dBA.
External jackets on the tools themselves shall be used where feasible, which could achieve a
reduction of 5 dBA.
Construction equipment idling times shall be minimized either by shutting equipment off
when not in use or reducing the maximum idling time to five minutes.
Temporary noise barriers or partial enclosures shall be constructed to provide acoustical
shielding for stationary noise-generating equipment and for outdoor construction areas, if
practicable.
Compliance with the above would ensure that construction noise impacts are less than significant.
As a result, the project would not result in any significant impacts related to noise.
Air Quality and GHG. In California, mobile emissions sources (e.g., construction equipment, trucks,
and automobiles) are regulated by CARB and stationary emissions sources (e.g., industrial facilities)
are regulated by the air quality management districts. The project is located in the San Francisco
Bay Area Air Basin (SFBAAB), and is therefore under the jurisdiction of the Bay Area Air Quality
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Management District (BAAQMD). BAAQMD has established guidelines for the treatment of criteria
air pollutants and greenhouse gases in CEQA analysis. BAAQMD’s CEQA Guidelines, updated in
2011, develop certain screening criteria “to provide lead agencies and project applicants with a
conservative indication of whether the proposed project could result in potentially significant air
quality impacts.”6 If all of the screening criteria are met by a proposed project, detailed air quality
assessment of their project‘s air pollutant emissions need not be performed. Although the
BAAQMD’s adoption of significance thresholds for air quality analysis has been subject to judicial
actions, the City of South San Francisco has determined that BAAQMD’s Revised Draft Options and
Justification Report (October 2009), provide substantial evidence to support the BAAQMD
recommended thresholds. Therefore, the City of South San Francisco has determined the BAAQMD
recommended thresholds are appropriate for use in this analysis.
Additionally, the City adopted a Climate Action Plan (CAP) in 2014 that affirms that these
thresholds “can be used to determine that a proposed project’s impact on greenhouse gas (GHG)
emissions is less than significant if the project is in compliance with a Qualified Greenhouse Gas
Reduction Strategy.” Because the CAP itself is a Qualified Greenhouse Gas Reduction Strategy, a
project that is compliant with both the City’s CAP and the BAAQMD screening criteria would
require no further analysis.7
Measure 1.3 of the CAP is to “integrate higher-density development and mixed-use development
near transit facilities and community facilities…” and lists the completion and implementation of
Station Area Plans (specifically the El Camino Real Master Plan and Downtown Station Area Plan) as
Actions that enforce the measure.8 These plan areas are directly adjacent to the project site, which
itself lies within ¼ mile of the South San Francisco BART station. The higher-density development
proposed for this project is thus compliant with the intention of this measure, and meets an overall
goal established in the CAP.
As the project is a small, up to 35-unit development, it falls below both the operational air quality
and GHG emission screening level sizes established by BAAQMD. The applicable screening level
sizes for non-high-rise condominiums and townhomes is 451 units for air quality operational
criteria pollutants and for GHG criteria it is 78 units. The screening criteria for single-family units is
at 325/56 units respectively. Given that the project includes 31 townhomes and 4 single-family
dwellings, it falls well below both screening level sizes, including the more conservative 56 single-
family unit screening criterion.
The applicable screening level sizes for construction criteria pollutants and precursors are as
follows: 114 du for single-family dwellings and 240 du for non-high-rise condominiums and
townhomes. The project also falls well below both of these screening level sizes at 35 du total. The
CEQA Guidelines further state that projects that are mixed-use, infill, and/or proximate to transit
6 Bay Area Air Quality Management District, 2011. CEQA Guidelines, p. 3-1.
7 City of South San Francisco, 2009. Climate Action Plan, p. 25.
8 City of South San Francisco, 2009. Climate Action Plan, p. 47.
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service and local services, emissions would be less than greenfield type project on which these
screening criteria are based. Although these screening criteria and the relevant significance
thresholds are currently the subject of litigation, is it known that they are conservative and thus
support a finding that the project would not result in any significant air quality or GHG impacts.
The CEQA Guidelines notes that if all of the following Screening Criteria are met, the construction of
the proposed project would result in a less-than-significant impact from criteria air pollutant and
precursor emissions.
1. The project is below the applicable screening level size shown in Table 3-1; and
2. All Basic Construction Mitigation Measures would be included in the project design and
implemented during construction; and
3. Construction-related activities would not include any of the following:
a. Demolition inconsistent with District Regulation 11, Rule 2, Asbestos Demolition,
Renovation and Manufacturing;
b. Simultaneous occurrence of more than two construction phases (e.g., paving and building
construction would occur simultaneously);
c. Simultaneous construction of more than one land use type (e.g., project would develop
residential and commercial uses on the same site) (not applicable to high density infill
development);
d. Extensive site preparation (i.e., greater than default assumptions used by the Urban Land
Use Emissions Model [URBEMIS] for grading, cut/fill, or earth movement); or
e. Extensive material transport (e.g., greater than 10,000 cubic yards of soil import/export)
requiring a considerable amount of haul truck activity.
Given that the project falls below all applicable screening level sizes; that all the above screening
criteria would met by the project; and that the project is compliant with the City’s CAP, a Qualified
Greenhouse Gas Reduction Strategy; detailed air quality assessment of their project‘s air pollutant
emissions is not required. Given these findings, and that the City has determined that BAAQMD
recommended thresholds are appropriate for use in this analysis, the project would have a less-
than-significant impact on air quality and greenhouse gas emissions which need not be further
analyzed here or subsequently.
Water Quality. Construction of the project would result in the disturbance of one acre or more of
land. As a result, it would be required to comply with the General Permit for Storm Water
Discharges Associated with Construction and Land Disturbance Activity (Construction General
Permit). Under the Construction General Permit, preparation of a Storm Water Pollution
Prevention Plan (SWPPP) for the site would be required. The SWPPP would include BMPs for
erosion and sediment control, site management/housekeeping/ waste management, management
of non-stormwater discharges, runon and runoff controls, and BMP inspection/maintenance/repair
activities, as consistent with the most recent version of the California Stormwater Quality
Association Stormwater Best Management Handbook-Construction.
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Municipal stormwater discharges are regulated under the San Francisco Bay Region Municipal
Regional Stormwater National Pollutant Discharge Elimination System (NPDES) Permit (MRP). The
MRP is overseen by the San Francisco Regional Water Quality Control Board (Water Board). MRP
Because the project would add and/or replace 10,000 square feet or more of impervious area, it
would be subject to MRP Provision C.3, which addresses post-construction stormwater
management requirements. Provision C.3 requires the City to require incorporation of site design,
source control and stormwater treatment measures into development projects, to minimize the
discharge of pollutants in stormwater runoff and non-stormwater discharges, and to prevent
increases in runoff flows. The MRP requires that Low Impact Development (LID) methods shall be
the primary mechanism for implementing such controls.
It is anticipated that there would be a net increase in impervious surface area as a result of
implementation of the project. However, given that the applicant would have to comply with the
Construction General Permit and MRP requirements detailed above, including the preparation of a
SWPPP and all Provision C.3 requirements, the impact of the project on water quality would be less
than significant.
(e) The site can be adequately served by all required utilities and public services.
Based on the findings of the ECR/Chestnut Area Plan EIR, which did not find that the ECR/Chestnut
Area Plan or forecasted future development would result in or contribute to any significant impacts
related to utilities or public services, development of up to 35 units on the project site is not
expected to result in a significant impact or undue burden upon services or utilities.
Exceptions. CEQA Guidelines Section 15300.2 lists the following project types for which Categorical
Exemptions may not apply. The following section discusses whether the project would be subject to any
of these exceptions. The exceptions are presented in italics, followed by a discussion about how the
project is not subject to each exception.
(a) Location. Classes 3,4,5,6, and 11 are qualified by consideration of where the project is to be located
– a project that is ordinarily insignificant in its impact on the environment may in a particularly
sensitive environment be significant. Therefore, these classes are considered to apply in all
instances, except where the project may impact on an environmental resource of hazardous or
critical concern where designated, precisely mapped, and officially adopted pursuant to law by
federal, state, or local agencies.
Item (a), above, applies to Classes 3, 4, 5, 6, and 11 only. Because the Categorical Exemption that
applies to the project is categorized as Class 32 in the CEQA Guidelines, this item does not apply.
(b) Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of
successive projects of the same type in the same place, over time is significant.
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As described in item (a) under Class 32 In-Fill Development above, implementation of the project
would result in development consistent with what is proposed is accounted for in the General Plan,
Specific Plan, and Zoning Ordinance. The ECR/Chestnut Area Plan EIR evaluated cumulative impacts
and although development of the project site was not considered as part of the Area Plan, it was
considered in the cumulative analysis since the proposed development is consistent with the
General Plan. As discussed above, the project would not result in any significant project impacts or
contribute significantly to any significant cumulative impacts related to land use, traffic, noise, air
quality, or water quality. The same would be the case for all other environmental topics given the
size of the project and the existing conditions on site. Thus, the impact of this project in
combination with other projects similarly consistent with the General Plan and any other applicable
policy plans would not result in a significant cumulative impact.
(c) Significant Effect. A categorical exemption shall not be used for an activity where there is a
reasonable possibility that the activity will have a significant effect on the environment due to
unusual circumstances.
The project site was historically used for agriculture. In the second half of the nineteenth century,
South San Francisco, or the unincorporated land that would later comprise the City, was home to
many farms, dairies, and other notable agricultural uses.9 Much of the land within the direct
vicinity of the project site was used for agricultural purposes similarly to the project site,10
indicating that much of the surrounding area currently developed with residential uses was subject
to the similar environmental conditions resultant of historical agricultural use prior to their
development. A Phase I and Phase II Environmental Site Assessment (ESA) were conducted for th e
project site. While the Phase I identified the need for further environmental exploration around a
potential Recognized Environmental Condition (REC), that further exploration conducted in the
Phase II ESA concluded that the historical agricultural use of the site did not represent a REC or a
human health risk in light of the contemplated residential use of the site, and recommended no
further investigation regarding this issue.11 Additionally, all contaminant concentrations identified
in the Phase II ESA are acceptable based on the San Francisco Bay Regional Water Quality Control
Board’s Environmental Screening Levels (ESLs) for construction workers who have direct contact
with soils containing contaminants during construction. Based on these findings, the project—
during both construction and operation—will not have a significant effect on the environment due
to unusual circumstances.
The soil sample analysis performed for the Phase II ESA found, overall, that levels of residual
organochlorine pesticides and lead were reported within acceptable California Human Health
9 Page & Turnbull, 2014. Historic Resource Memorandum of Opinion Regarding 1256 Mission Road, South San Francisco, p. 10.
October 27.
10 Page & Turnbull, 2014. Historic Resource Memorandum of Opinion Regarding 1256 Mission Road, South San Francisco, p. 17.
October 27.
11 Stantec Consulting Services Inc., 2014. Phase II Environmental Site Assessment for 1256 Mission Rd., 1260-1267 Baywood Ave.,
and 1262-1268 Edgewood Way South San Francisco, California, p. 4-5. July 21.
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Screening Levels (CHHSLs) for residential use. Although arsenic was detected in levels above the
residential CHHSL of 0.07 mg/kg for all soil samples, the levels recorded for all soil samples fell
within the established range of background arsenic concentrations in California soils—between 0.6
and 11.8 mg/kg. The Phase II ESA thus concluded that the detected concentrations of arsenic at
the site appear to be well within the range of naturally-occurring regional background levels, with
the very similar levels between samples also indicating background levels. Regulatory agencies
have not required action where arsenic exists at background levels, even when detected above the
CHHSLs. As a result, the Phase II ESA has concluded that arsenic does not represent a REC in light of
the contemplated residential use of the site, and recommends no further assessment regarding
this issue.
Although CHHSLs have not been developed for construction scenarios, the San Francisco Bay
Regional Water Quality Control Board has developed Environmental Screening Levels (ESLs) for
construction workers who have direct contact with soils containing contaminants during
construction.12 These ESLs evaluate potential risks to construction workers due to incidental
ingestion, dermal contact, and inhalation due to volatilization and fugitive dust over a shorter
period (one year) than for residential scenarios, as most construction exposures are short-term in
nature. Since all of the contaminant concentrations identified in the Phase II investigation are
below the construction worker ESLs, no significant risks to workers during the construction phase
of the project are anticipated.
As stated above, the results of the Phase II subsurface investigation confirm that the historical
agricultural use of the site does not represent a REC or a human health risk in light of the
contemplated residential use of the site, and recommends no further investigation regarding this
issue. Additionally, all measured contaminant concentrations fall below construction ESLs,
indicating that no significant risks to construction workers during the construction phase of the
project are expected. Given that any potential impacts resulting from the former agricultural use of
the site have been fully analyzed, and that no other RECs associated with the site were identified,
the Phase II ESA concludes that no further investigation of environmental condition of the site is
necessary. As a result, no significant effects related to the construction and operational phases of
the project are expected to occur.
(d) Scenic Highways. A categorical exemption shall not be used for a project which may result in
damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings,
or similar resources, within a highway officially designated as a state scenic highway. This does not
apply to improvements which are required as mitigation by an adopted negative declaration or
certified EIR.
12 San Francisco Bay Regional Water Quality Control Board, 2013, Environmental Screening Levels, Table K-3, Construction/Trench
Worker Scenario, updated December. Website: http://www.waterboards.ca.gov/sanfranciscobay/water_issues/programs/esl.shtml
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State Route 82 (SR 82) is the only State highway in the vicinity of the project site. No portions of SR
82 within San Mateo County are officially designated scenic highway, nor are any portions eligible.
The nearest scenic highway is the Father Junipero Serra Freeway (Interstate 280), which is
designated by the State Department of Transportation (Caltrans) as a California Scenic Highway
from the Santa Clara County line to the San Bruno city limit.13 The project site is located
approximately 4.25 miles from the designated portion of Interstate 280 and is not visible from this
highway. Thus, implementation of the project would not result in the damage of trees, rock
outcroppings, or historic buildings, or other scenic resources within a state scenic highway.
(e) Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site
which is included on any list complied pursuant to Section 65962.5 of the Government Code.
The project site is not listed on the Department of Toxic Substances Control’s Hazardous Waste and
Substances Site List (Cortese List, compiled pursuant to Section 65962.5 of the Government
Code).14 Additionally, no other sites that lie within ½ mile radius of the project site are listed in the
EDR report from the CORTESE database.15
(f) Historical Resource. A categorical exemption shall not be used for a project which may cause a
substantial adverse change in the significance of a historical resource.
The three parcels that compose the project site contain a total of three buildings and seven small
shed structures. 1256 Mission Road (APN 011-171-500) is occupied by a house that appears to have
been built in the 1920s or 1930s. 1261-1267 Baywood Avenue (APN 011-171-130) is an empty
unpaved lot. 1262 Edgewood Way (APN 011-171-330) is occupied by two houses: the northwest
house at 1262 Edgewood Way appears to have been built in the 1910s and the southeast house at
1262 Edgewood Way was built between 1946 and 1956. The respective ages of these structures
indicate a potential that they could qualify as historic resources. Page & Turnbull evaluated the site
and structures in the attached Memorandum of Opinion, dated September 29, 2014. The
memorandum details that the project site as a whole does not appear eligible for listing in the
California Register because it lacks significance and integrity, and that the individual buildings do
not appear eligible for listing in the California Register because they lack significance under any of
the four prescribed criteria (Events, Persons, Architecture, and Information Potential). As a result,
neither the individual buildings nor the property as a whole qualify as historical resources pursuant
to CEQA. Additionally, no buildings on the project site are included in the City’s local register, a list
of Designated and Potential Historic Resources established in 2002 per a Historic Preservation
13 California Department of Transportation, 2014. California Scenic Highway System. Website:
http://www.dot.ca.gov/hq/LandArch/scenic_highways/. Accessed August 28, 2014.
14 Department of Toxic Substances Control, 2014. DTSC’s Hazardous Waste and Substances Site List. Website:
http://www.dtsc.ca.gov/SiteCleanup/Cortese_List.cfm. Accessed August 28, 2014.
15 Stantec Consulting Services Inc., 2014. Phase I Environmental Site Assessment for APNs 011-171-500; 011-171-330, and 011-171-
130, South San Francisco, California. May 30.
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Survey completed in 1985 and 1986. A categorical exemption for the project therefore would not
cause a substantial adverse change in the significance of a historical resource.
Conclusion. Based on the above analysis, the project is not anticipated to result in significant
environmental impacts. Likewise, the absence of significant environmental impacts that would result from
the proposed project would make unnecessary the adoption of mitigation measures. Because the project
meets the criteria for categorically exempt infill development projects listed in CEQA Guidelines Section
15332, it is Urban Planning Partners’ recommendation that a notice of exemption for the project be
prepared and filed with the County Clerk following project approval.
Attachment
Historic Resource Memorandum of Opinion
155
Historic Resource Memorandum of Opinion
DATE October 27, 2014 PROJECT NO. 14217
TO Hayley Cox
Lynette Dias
Samantha Rotstein
PROJECT 1256 Mission Road,
South San Francisco
OF City Ventures
444 Spear Street Suite 200
San Francisco CA 94105
&
Urban Planning Partners Inc.
505 17th Street, 2nd Floor
Oakland, CA 94612
FROM Miriam Aranoff
Architectural Historian &
Cultural Resources Planner
CC VIA E-mail
REGARDING: 1256 Mission Road, South San Francisco
INTRODUCTION
This Memorandum of Opinion was prepared by Page & Turnbull at the request of City Ventures for
the properties at 1256 Mission Road (APN #011-171-500), 1261-1267 Baywood Avenue (APN
#011-171-130), and 1262 Edgewood Way (APN #011-171-330) in the Sunshine Gardens
neighborhood of South San Francisco, CA (Figure 1). There are a total of three buildings and seven
small shed structures on the subject site. 1256 Mission Road is occupied by a house that appears to
have been built in the 1920s or 1930s, when the Mediterranean Revival style was popular. 1261-1267
Baywood Avenue is an empty unpaved lot. 1262 Edgewood Way is occupied by two houses; the
northwest house at 1262 Edgewood Way appears to have been built in the 1910s as a vernacular
building with Craftsman style influences; the southeast house at 1262 Edgewood Way was built
between 1946 and 1956 and does not exhibit any particular style.
Historical research on the site was previously conducted by Stantec Consulting Services and is
documented in their Phase I Environmental Site Assessment (May 30, 2014). The document, however,
does not include an evaluation of historic significance, and no other Historic Resource Evaluations
have been completed for the property. The subject site is not listed in the California Historic
Resources Information System (CHRIS) database with any Status Code, indicating that it is not listed
156
on any local, state, or national registers. The subject site is also not included in the City of South San
Francisco List of Designated and Potential Historic Resources.
This memorandum provides brief background information on the history of 1256 Mission Road,
1261-1267 Baywood Avenue, and 1262 Edgewood Way, a brief physical description, and current
images. Page & Turnbull has also provided a preliminary assessment of the property’s potential as a
historical resource or cultural landscape under the California Environmental Quality Act (CEQA).
This memorandum does not qualify as a full Historic Resource Evaluation report, which would
include more exhaustive historic research and an intensive-level survey of the site.
Page & Turnbull prepared this memorandum using photographs taken during a site visit on
September 16, 2014, and research undertaken at various local repositories, including the South San
Francisco Local History collection at the Grand Avenue Public Library and the Building Division of
the City of South San Francisco. The historical societies in South San Francisco and Colma were also
consulted. Page & Turnbull referred to Past Consultants’ Historic Context Statement for Agricultural
Resources in the North County Planning Area, Monterey County (September 2010), listed on the California
Office of Historic Preservation website, for guidance on registration requirements for agricultural
resources.
Summary of Findings
The following analysis concludes that there are no historically significant buildings on the subject site.
None of the buildings or the property as a whole qualify as historical resources for the purposes of
CEQA.
157
Figure 1. Source: San Mateo County Assessor’s Office. Edited by author.
158
BRIEF ARCHITECTURAL DESCRIPTION
The approximately two-acre site is located in the Sunshine Gardens neighborhood, which is bounded by
Lawndale Boulevard to the northwest, Hillside Boulevard to the northeast, Chestnut Avenue to the
southeast, and Mission Road to the southwest (Figure 17). The site itself is bounded by Mission Road
to the southwest and Baywood Avenue to the northeast; Edgewood Way forms two dead-ends at the
northwest and southeast borders of the property. Residences abut the site to the northwest and
southeast (Figure 2).
Figure 2. Aerial of subject site.
Source: Google Earth. Edited by author.
159
1256 Mission Road
The residence at 1256 Mission Road is located at the southwest portion of the site. Though the date of
construction is unknown, the Mediterranean Revival style of the building dates it to the 1920s or 1930s
(Figure 3). It is a two-story, wood-frame building with a rectangular plan, covered by a flat roof. The
building is clad in stucco. The primary entrance is located within a recessed entry on the second floor of
the northwest façade and is accessed by a flight of concrete stairs. The primary (southwest) façade
features a roll-up garage door and the second floor features multi-faceted bay windows with five
windows each, accentuated with blind arches and capped with shed roofs covered in terracotta tile. All
of the windows are currently boarded. The primary façade terminated in a stepped and pedimented
parapet with decorative coping and a diamond relief at the center. There are angled bay windows on the
northwest and southeast side facades. The house is currently unoccupied.
Figure 3. 1256 Mission Road, viewed facing northwest.
Source: Page & Turnbull, September 2014.
160
1261-1267 Baywood Avenue
1261-1267 Baywood Avenue is an empty unpaved lot. The parcel serves as the entrance to 1262
Edgewood Way and is used for parking cars (Figures 4-5). A small shed, apparently used as a dog
house, is located in the west corner of the property. It is not clear whether the shed is on the parcel for
Baywood Avenue or the Edgewood Way parcel.
Figure 4. 1261-1267 Baywood Avenue, viewed facing southwest.
Source: Google Maps.
Figure 5. 1261-1267 Baywood Avenue, viewed facing southwest.
Source: Page & Turnbull, September 2014.
161
1262 Edgewood Way
The parcel addressed as 1262 Edgewood Way occupies the majority of the project site. The southwest
border directly fronts onto Mission Road; the northeast border abuts 1261-1267 Baywood Avenue; and
Edgewood Way forms two dead-ends at the northwest and southeast borders of the property. Much of
the parcel is an empty field that was farmed until approximately five years ago, as recounted by Kathy
Kay, Local History Specialist at the South San Francisco Library.1 A tractor is located behind the house
at 1256 Mission road, and four sheds are located at the west corner of the 1262 Edgewood Way site
(Figure 6). The shed directly fronting Mission Road has a rectangular footprint and is comprised of
metal. Further northeast, the next shed is comprised of wood and is covered in a flat roof with
projecting eaves. The next shed is a wood frame structure, is partially clad in corrugated metal, and is
covered by a gable roof. The fourth shed is also a wood frame structure, is clad in corrugated metal, and
is covered by a flat roof.
Figure 6. Four sheds located on the parcel encompassing 1262 Edgewood Way, view facing northwest.
Source: Page & Turnbull, September 2014.
Two single-family residences are located at the northwest corner of the parcel. They are accessed via the
parcel addressed as 1261-1267 Baywood Avenue. The southeast house is built in a vernacular style with
Craftsman influences (Figure 7). Though no documentation was uncovered for the date of
construction, it appears to date to the 1910s. The house is a two-story wood frame building over a
concrete foundation. It is rectangular in plan and covered with a gable roof with a flat peak. The house
1 Kathy Kay, in-person conversation with author, 19 September 2014.
162
is clad in channel drop wood siding at the first story and narrow beveled boards at the second story. It
features a square bay window and double-hung wood sash windows with arched muntins and ogee lugs.
The primary entrance is located on the northeast façade and features a wood door with a multi-lite
square panel; the muntins are set in a diamond pattern. The house fronts an unpaved area, and behind
the house is a backyard with multiple trees and shrubs. The house is currently occupied.
The northwest house was built between 1946 and 1956 according to historic aerial photographs. It
contains features commonly used at mid-century but lacks a particular style (Figure 8). The residence is
a single-family, two-story over basement, wood frame building, and is clad in stucco. It features a
mixture of single-hung, casement, and fixed windows. The primary entrance is located on the northeast
façade and features a wood door with a glass panel. The building terminates in a hipped roof with a flat
boxed eave. There is a stuccoed wood-frame two-car garage with a hipped roof off the north corner of
the building and two small sheds in the backyard. The house is currently occupied.
Figure 7. Southeast house at 1262 Edgewood Way, viewed facing south.
Source: Page & Turnbull, September 2014.
163
Figure 8. Northwest house at 1262 Edgewood Way, viewed facing southwest.
Source: Page & Turnbull, September 2014.
HISTORIC CONTEXT
Industrial History of South San Francisco
South San Francisco developed as an industrial suburb to San Francisco, with meat packing as the first
industry beginning in 1854. The city was incorporated in 1908, and in 1909, a Southern Pacific Railroad
Station was built on Grand Avenue. In the 1910s, rice mills, chemical plants, marble fabricators, steel
foundries, and metal producers located to the area. The slogan “South San Francisco the Industrial City”
was etched into Sign Hill in 1923. During World War II, the city’s population doubled in size to 12,722,
as shipyard workers sought work in the area. During this time, Western Pipe and Steel, located in South
San Francisco, built 45 ships in four years for the Maritime Commission. By 1950, the population was
19,351 and by 1960, the population had risen to 38,762. In the 1960s, industrial production in South San
Francisco began to slow down, with major industries such as meat packing and steel production
reducing labor and eventually closing the plants. However, new companies such as Woolworth’s, Gallo
Sales Inc., and Koret of California came to fill these gaps to take advantage of the city’s proximity to the
San Francisco Airport. The 1960s also saw the establishment of Genentech, a biotechnology company
and currently the largest employer in South San Francisco.2 3
2 South San Francisco Historical Society, Images of America: South San Francisco (USA: Arcadia Publishing, 2004).
3 City of South San Francisco. Local History Articles. http://www.ssf.net/index.aspx?NID=1215
164
Figure 9. South San Francisco in 1925, aerial view facing northwest.
Source: Kauffman, Linda. South San Francisco: A History (1976) 33.
Agricultural History
In the second half of the nineteenth century, South San Francisco was home to many farms and dairies
including Twelve Mile Farm (ca. 1850), J.G. Knowles Farm (1853), Baden Dairy and Farm (1871), Jersey
Farm (1875), Howard Telden’s Buri Buri Ranch (1891), Guadalupe Dairy, and the Lepsic Dairy
(estimated to be 1895) (Figure 11).4 Kathy Kay, Local History Specialist at the South San Francisco
Library, recalls that Twelve Mile Farm, formerly located between Grand and Chestnut avenues, was
farmed up until fifteen or twenty years ago.5 Another prominent agricultural enterprise was the Rod
McLellan Nursery, which was located at 1450 El Camino Real from 1926 until 1997.6 The nursery was
61 acres in size and was located in the unincorporated area northwest of the city, one-fifth of a mile
from the subject site. The land occupied by the nursery was slowly annexed to the city until the last acre
was annexed for development in 1998.7
4 Linda Kauffman. South San Francisco: A History (1976).
5 Kathy Kay, in-person conversation with author, 19 September 2014.
6 Bits of History: Exploring San Mateo County Historical Photographs. http://bitsofhistory.plsinfo.org/
7 South San Francisco Historical Society, Images of America: South San Francisco (USA: Arcadia Publishing, 2004).
165
Figure 10. Queen Ingrid of Denmark’s visit to the Rod McLellan Nursery in the 1950s.
Source: Bits of History: Exploring San Mateo County Historical Photographs
Much of the farming that existed in what is today South San Francisco was unincorporated land in the
earlier twentieth century. The 1910 and 1950 Sanborn Fire Insurance maps show that from the city’s
incorporation in 1908 up through 1950, the official borders of South San Francisco excluded the
agricultural areas and included only the original residential areas, the downtown commercial core, and
the city’s industrial area. Nearby agricultural areas, including the subject property, were not incorporated
until these agricultural areas were subdivided for residential development in the second half of the
twentieth century (Figures 18-20). The 1910 Sanborn map for the city of South San Francisco shows
only one vegetable garden at the fringe of the city and next to residential areas (Figure 12).
166
Figure 11. 12 Mile Farm. Date unknown.
Source: Kauffman, Linda. South San Francisco: A History (1976) 3.
Figure 12. 1910 Sanborn map. The only farm within the city bounds at the time is highlighted in red.
Edited by author.
167
Since historical accounts for the city of South San Francisco generally focus on the incorporated areas,
the agricultural history of the subject site can be gleaned from historical narratives of the city of Colma,
the border of which is less than a quarter of a mile away from the subject site. Colma had fertile sandy
soil and natural drainage that made it ideal for farming.8 It later developed into a site for cemeteries,
however, due to its proximity to San Francisco. The Historical Resources Element for the neighboring
city of Colma states:
In the 1850s a large area in northern San Mateo County was called Colma. This early district
extended from the San Francisco County line to parts of today’s Daly City and South San
Francisco and from San Bruno Mountain to Pacifica. Immigrant settlers started farming in the
area in the mid-1850s growing potatoes, vegetables and grain for the San Francisco market.
Later floricultural, hog ranches, and dairies were significant business in the area.9
Cemeteries came to define Colma, but agriculture and flower nurseries still continued in the area
(Figure 13). Flower nurseries were the dominant form of agriculture, though vegetable farming also
took place. The 1925 Sanborn Fire Insurance map for Colma and the 1945 Sanborn map show many
nurseries (Figures 14-15).
Figure 13. Vegetable gardens in Colma, 1915.
Source: Bits of History: Exploring San Mateo County Historical Photographs
8 Michael Smookler. Images of America: Colma (USA: Arcadia Publishing, 2007).
9 Historic Resources Element (June 1999). http://ohp.parks.ca.gov/pages/1072/files/Colma.pdf
168
Figure 14. Index to the 1926 Colma Sanborn map, showing many agricultural enterprises.
169
Figure 15. 1945 Sanborn map. A sample of the agricultural enterprises in Colma in 1945, highlighted in
red. All of the areas are listed as greenhouses. Sanborn maps for other areas in the city also show
agricultural uses. Edited by author.
170
In the late 1940s, however, the prospect of commercial and residential development made land too
valuable to farm. The owners of cemeteries terminated farm leases and most privately owned farms
were sold or leased to real estate developers. The Cerruti vegetable farm, however, operated in Colma
from 1920 until 1971, until the farm moved to the Orange Park District in South San Francisco.10
There are remnants of farmstead houses less than half a mile away from the subject site at 1256 Mission
Road. At 1431-1437 Mission Road, the city of Colma designated the Old Mission Road Historic
District. This district consists of six Neo-Classical style houses that comprise the largest group of
residences built in Colma between 1908 and 1918, are the most complete illustration of family
farmsteads in Colma, and are from Colma’s last and largest farmstead (Figure 16).11
Figure 16. The Old Mission Road Historic District.
Source: Google Maps.
10 Michael Smookler. Images of America: Colma (USA: Arcadia Publishing, 2007).
11 Historic Resources Element (June 1999). http://ohp.parks.ca.gov/pages/1072/files/Colma.pdf
171
The Sunshine Gardens Neighborhood
The subject site is located in the Sunshine Gardens neighborhood of South San Francisco. The
neighborhood was not part of the original 1908 incorporation of South San Francisco and was annexed
to the city at an unknown date after 1950. The neighborhood was subdivided between 1953 and 1957 as
part of the increasing demand for housing resulting from returning war veterans, urban flight, and
general large-scale migration to California.12
Historic aerial photographs show that Sunshine Gardens was once part of an agricultural area that was
increasingly developed into housing in the 1950s and 1960s (Figures 18-20). By 1968, the ratio of open
space to built up areas reached the condition it exhibits today (Figure 21).
Figure 17. Sunshine Gardens neighborhood outlined in red. Subject property filled in green. Edited by
author. Source: City—Data.com
12 City of South San Francisco. Local History Articles. http://www.ssf.net/index.aspx?NID=1215
172
Figure 18. Sunshine Gardens neighborhood in 1946. Subject property outlined in red. Edited by author.
Source: Stantec Consulting Services Inc., Phase I Environmental Site Assessment (May 30, 2014).
Figure 19. Sunshine Gardens neighborhood in 1956. Subject property outlined in red. Edited by author.
Source: Stantec Consulting Services Inc., Phase I Environmental Site Assessment (May 30, 2014).
173
Figure 20. Sunshine Gardens neighborhood in 1968. Subject property outlined in red. Edited by author.
Source: Stantec Consulting Services Inc., Phase I Environmental Site Assessment (May 30, 2014).
Figure 21. Sunshine Gardens neighborhood in 2010. Subject property outlined in red. Edited by author.
Source: Stantec Consulting Services Inc., Phase I Environmental Site Assessment (May 30, 2014).
174
Subject Site: 1256 Mission Road, 1261-1267 Baywood Avenue, 1262 Edgewood Way
Construction
The following table shows the records on file at the Building Division of South San Francisco. The
earliest records date to 1984 and there were no records for 1261-1267 Baywood Avenue. The early
construction history of the property is unknown.
1256 Mission Road
Date
Permit
Number Owner Architect Description
Oct. 26,
1984 84-1019 Macolini
Ed
Castagnetto
Roofing
Co.
Overlay original roof with 1-40 lb. and 2-15 lb.
molded solid new gravel stop, flood coat and
embed gravel.
Sept 9, 1985 None None None
Spoke with “Butch” Cuneo regarding the
abandoned home on Mission… said that
structure will be torn down during this coming
winter when there is less dust. He was told to
board up the meter box and get PG&E to
disconnect the electricity.
1262 Edgewood Way
Date
Permit
Number Owner Architect Description
November
17, 1995
P95-655
Antonio J.
Cuneo, Jr.
Southwood
Plumbing
and Heating Application for plumbing-mechanical permit
Historic aerial photographs of the site show buildings on the property, but architectural details are not
distinguishable (Figures 22-27). The 1943 aerial photograph shows that there were buildings at the
same locations as 1256 Mission Road and the southeast house at 1262 Edgewood Way (Figure 22). The
northwest house at 1262 Edgewood Way does not appear in the 1946 aerial photograph but is depicted
in the 1956 aerial photograph (Figures 23-24). The aerial photographs show that between 1968 and
1993, a building that was situated northwest of 1256 Mission Road was demolished (Figures 25- 26).
No other construction history records for the subject site were found.
175
Figure 22. Subject site in 1943. Subject property
outlined in red. Edited by author.
Source: Stantec Consulting Services Inc., Phase I
Environmental Site Assessment (May 30, 2014).
Figure 23. Subject site in 1946. Subject property
outlined in red. Edited by author.
Source: Stantec Consulting Services Inc., Phase I
Environmental Site Assessment (May 30, 2014).
Figure 24. Subject site in 1956. Subject property
outlined in red. Edited by author.
Source: Stantec Consulting Services Inc., Phase I
Environmental Site Assessment (May 30, 2014).
Figure 25. Subject site in 1968. Subject property
outlined in red. Edited by author.
Source: Stantec Consulting Services Inc., Phase I
Environmental Site Assessment (May 30, 2014).
Figure 26. Subject site in 1993. Subject property
outlined in red. Edited by author.
Source: Stantec Consulting Services Inc., Phase I
Environmental Site Assessment (May 30, 2014).
Figure 27. Subject site in 2010. Subject property
outlined in red. Edited by author.
Source: Stantec Consulting Services Inc., Phase I
Environmental Site Assessment (May 30, 2014).
176
Ownership
According to Stantec Consulting Services’ Phase I Environmental Site Assessment, Antonio Cuneo, the
current site owner, recalled that the property was purchased by his grandparents in the 1940s and it had
been previously used as a vegetable and flower farm. Antonio Cuneo is the son of Eldina and Joseph
Cuneo (Figure 28). The Cuneos sold their produce to the San Francisco Farmers Market on Alemany
Boulevard.13 The family sold the subject properties in 1998 and 2006.
Figure 28. Eldina Ratto Cuneo depicted in her fields. The surrounding buildings show that this field is
not the subject property.
Source: South San Francisco Historical Society.
13 San Francisco Historical Society, Eldina Ratto Cuneo (n.d.).
177
The following tables show deed information made available online by San Mateo County. Online
records only go as far back as 1985. Biographical information was found on Ancestry.com, through
online research, and in city directories at the South San Francisco History Room. The early pre-1940
directories in the History Room do not include the subject property since it was not part of the official
borders of the city at that time. Researching the California Digital Newspaper Collection did not yield
any biographical information. No deed information was found for 1261-1267 Baywood Avenue.
1256 Mission Road (APN #011-171-500)
Date Document # Grantor Grantee
December
26, 2006
2006-194405 Albert Capurro Antonio Cuneo (b.1929 – d.1985): Antonio
Cuneo was born to Joseph/Guiseppe and
Idolina/Edolina/Adonline/Eldina Cuneo,
Italian immigrants who worked on a duck farm.
City directories from 1952 to 1978 list the
Cuneo Produce Market, the Cuneo Ranch, and
Cuneo Produce. No
December
26, 2006
2006-194891 Jane Peabody, a
relative of Antonio
Cuneo
Antonio Cuneo
1262 Edgewood Way (APN #011-171-330)
Date Document # Grantor Grantee
March 13,
1998
1998-033430 Idolina Cuneo Rev
Intervivos Trust,
Antonio J. Cuneo
Junior Trust
Antonio J. Cuneo Jr. Trust
March 13,
1998
1998-033431 Jane Peabody Antonio J. Cuneo Jr., currently 64 years old
Occupancy
The following tables contain the names of occupants of the subject properties between 1977 and 2013,
based on information published Stantec Consulting Services’ Phase I Environmental Site Assessment. The
early pre-1940 directories in the South San Francisco History Room do not include the subject property
178
since it was not part of the official borders of the city at that time. Earlier occupants are therefore not
known. 1261-1267 Baywood Avenue was not listed in the city directories.
1256 Mission Road
Year Resident or Business Name(s) Source
1977 Address not listed Haines Cross-Cross Directory
1980 Address not listed Haines Cross-Cross Directory
1985 Address not listed Haines Cross-Cross Directory
1990 Address not listed Haines Cross-Cross Directory
1995 Address not listed Haines Cross-Cross Directory
1999 Albert Capurro Cole Information Service
2003 Albert Capurro Cole Information Service
2008 Address not listed Cole Information Service
2013 Address not listed Cole Information Service
1262 Edgewood Way
Year Resident or Business Name(s) Source
1977 A. Cuneo Haines Cross-Cross Directory
1980 A. Cuneo Haines Cross-Cross Directory
1985 A. Cuneo Haines Cross-Cross Directory
1990 A. Cuneo Haines Cross-Cross Directory
1995 No resident listed Haines Cross-Cross Directory
1999 “Occupant unknown” Cole Information Service
179
2003 Jerry Morello Cole Information Service
2008 “Occupant unknown” Cole Information Service
2013 Zendy Moreno Cole Information Service
EVALUATION OF HISTORIC SIGNIFICANCE AND INTEGRITY
The following evaluations are for eligibility to the California Register of Historical Resources, based on
the research conducted above. Both the property as a whole and the individual buildings on the
property are evaluated. Evaluations include a consideration of the property’s or buildings’ historic
significance, and whether the property or buildings retain enough integrity to convey their historic
significance.
California Register of Historical Resources
The California Register of Historical Resources (California Register) is an inventory of significant
architectural, archaeological, and historical resources in the State of California. Resources can be listed in
the California Register through a number of methods. State Historical Landmarks and National
Register-listed properties are automatically listed in the California Register. Properties can also be
nominated to the California Register by local governments, private organizations, or citizens. The
evaluative criteria used by the California Register for determining eligibility are closely based on those
developed by the National Park Service for the National Register of Historic Places. These criteria can
be used to evaluate landscapes as well as individual buildings.
In order for a property to be eligible for listing in the California Register, it must be found significant
under one or more of the following criteria:
Criterion 1 (Events): Resources that are associated with events that have made a
significant contribution to the broad patterns of local or regional history, or the cultural
heritage of California or the United States.
Criterion 2 (Persons): Resources that are associated with the lives of persons important to
local, California, or national history.
Criterion 3 (Architecture): Resources that embody the distinctive characteristics of a type,
period, region, or method of construction, or represent the work of a master, or
possess high artistic values.
180
Criterion 4 (Information Potential): Resources or sites that have yielded or have the
potential to yield information important to the prehistory or history of the local area,
California, or the nation.
Entire Property: 1256 Mission Road, 1261-1267 Baywood Avenue, and 1262 Edgewood Way
The subject site consists of three buildings and a formerly farmed landscape. The historic context above
establishes the relevant period of agricultural development from the 1850s, when land in the area began
to be cultivated, until the 1940s-50s, when commercial and residential development dominated the area.
Although there were a few farms—Twelve Mile Farm, the Rod McLellan Nursery, the Cerruti vegetable
farm, and the subject site—that continued to be cultivated past the 1940s-50s, the area as a whole was
no longer defined by the agricultural industry. The important period of agricultural development
therefore ends in the 1940s-50s.
The property does not appear to be a historic resource or cultural landscape under California Register
Criterion 1 (Events) as a property that is associated with events that have made a significant
contribution to the broad patterns of local or regional history, or the cultural heritage of California or
the United States. The property was one of many that were developed during the late nineteenth and
early twentieth century for farming. Much of the unincorporated area near South San Francisco and
Colma was covered with farming operations. The context of farming was an important period in the
area’s history, but no information was uncovered that indicates that this particular property was
individually important or significant compared to other farms in Colma and South San Francisco. The
property is one of the last remaining undeveloped parcels in the area. It does not, however, retain
sufficient integrity to its historic farming period, and therefore it is not able to sufficiently convey this
historic context (see below for further discussion of integrity).
The property also does not appear historically significant under Criterion 2 (Persons) for its association
with persons important to local, state, or national history. Though the Cuneo family has owned the
subject property since the 1940s, research has not shown that any members of the family were especially
significant in the civic, economic, or cultural development of Colma and South San Francisco, aside
from their longevity as farmers of this site. There was little information about the Cuneo family, and the
later owners and occupants at local repositories, and no references to these individuals in local
newspaper articles and the internet. The property as a whole, therefore, does not appear eligible for
listing under Criterion 2 (Persons) for an association with persons important to local, state, or national
history.
181
The property does not appear eligible for listing under Criterion 3 (Architecture). None of the buildings
on the property are individually architecturally significant (described in more detail below). The property
as a whole does not represent an architecturally cohesive grouping of buildings that would embody the
distinctive characteristics of a type, period, region, or method of construction, or represent the work of
a master, or possess high artistic values. Rather, the property as a whole includes: 1256 Mission Road, a
Mediterranean Revival style home built in the 1920s or 1930s; the southeast house at 1262 Edgewood
Way, a vernacular residence that appears to have been built in the 1910s; and the northwest house at
1262 Edgewood Way, a residence without a particular style that was built between 1946 and 1956. There
are also a number of small sheds on the property that have an unknown construction date. A cohesive
grouping or complex of farm-related buildings would typically include a primary residence, barns or
sheds for equipment, and other outbuildings.14 As the oldest residence on the site, the southeast house
at 1262 Edgewood Way was likely once the primary residence for the farmers. It is not clear, however,
whether 1256 Mission Road also functioned as part of the farm. The northwest house at 1262
Edgewood Way was built between 1946 and 1956, as part of the residential development that consumed
the open space at that time. The house is a mid-century suburban house that was constructed on
farmland but is not of a type or period of construction typically associated with an agricultural context
and does not architecturally relate to the other buildings. Most of the small sheds appear to have been
used for storage for agricultural-related materials, but the date of their construction is unknown; and
none of the ancillary structures are larger buildings that may have been associated with production or
packaging. As a grouping, the buildings do not embody the distinctive characteristics of a type, period,
region, or method of construction, or convey a historic use or development pattern. In sum, the
property as a whole does not include architecture that appears eligible for listing in the California
Register under Criterion 3 (Architecture).
California Register Criterion 4 (Information Potential) is not relevant to this evaluation. The “potential
to yield information important to the prehistory or history of California” typically relates to
archeological resources, rather than built resources. When Criterion 4 does relate to built resources, it is
for cases when the building itself is the principal source of important construction-related information.
Based on historic research, Criterion 4 is not applicable to the property of the project site.
Individual Property: 1256 Mission Road
1256 Mission Road does not appear to be a historic resource individually under California Register
Criterion 1 (Events) as a property that is associated with events that have made a significant
14 Past Consultants, LLC, Historic Context Statement for Agricultural Resource in the North County Planning Area, Monterey County
(September 2010) 111.
182
contribution to the broad patterns of local or regional history, or the cultural heritage of California or
the United States. Research did not indicate that the building’s function related the larger historic
context of agriculture on the property. The home may have been associated with the farming that
occurred on the plot but there is no documentation to confirm this. Moreover, there is a better example
of farmstead housing that has been designated as the Old Mission Road Historic District in nearby
Colma. This district contains a collection of six buildings that are associated with farming in the area.
Under Criterion 2 (Persons), it is not evident through historic research that the Cuneos, the owners of
1256 Mission Road, were especially significant in the history and development of Colma or South San
Francisco, aside from their tenure at the subject site and others in the area. Thus, 1256 Mission Road
does not appear eligible for listing in association with significant people.
Under Criterion 3 (Architecture), 1256 Mission Road is a typical example of a Mediterranean Revival
style house and is not important as a type, period, or method of construction. Research did not uncover
an architect or builder, and the building cannot be considered to have high artistic values. It therefore
lacks individual significance.
California Register Criterion 4 (Information Potential) is not relevant to this evaluation.
Individual Property: 1261-1267 Baywood Avenue
There are no buildings to evaluate on this site.
Individual Property: Southeast House at 1262 Edgewood Way
The southeast house at 1262 Edgewood Way does not appear to be a historic resource individually
under California Register Criterion 1 (Events) as a property that is associated with events that have
made a significant contribution to the broad patterns of local or regional history, or the cultural heritage
of California or the United States. Research did not indicate that the building’s function related to the
larger historic context of agriculture on the property. As the oldest building on the project site, the
house was likely once the primary residence of a farmer, but no documentation was found to confirm
this. Moreover, there is a confirmed example of farmstead housing that has been designated as the Old
Mission Road Historic District. This district contains a collection of six buildings that are associated
with farming in the area.
Under Criterion 2 (Persons), it is not evident through historic research that the Cuneos, the owners of
the southeast house at 1262 Edgewood Way, were especially significant in the history and development
of Colma and South San Francisco, aside from their tenure at this property and others in the area. Thus,
183
the southeast house at 1262 Edgewood Way does not appear eligible for listing in association with
significant people.
Under Criterion 3 (Architecture), the southeast house at 1262 Edgewood Way is a good example of a
vernacular building with Craftsman style influences that appears to have been built in the 1910s. It does
not stand out, however, as individually important as a type, period, or method of construction. Research
did not uncover an architect or builder, and the building cannot be considered to have high artistic
values. It therefore lacks individual significance.
California Register Criterion 4 (Information Potential) is not relevant to this evaluation.
Individual Property: Northwest House at 1262 Edgewood Way
The northwest house at 1262 Edgewood Way is not a historic resource individually under California
Register Criterion 1 (Events) as a property that is associated with events that have made a significant
contribution to the broad patterns of local or regional history, or the cultural heritage of California or
the United States. The building was constructed between 1946 and 1956 as part of the residential
building boom of the area and is therefore not associated with the relevant period of agricultural
development for the site.
Under Criterion 2 (Persons), it is not evident through historic research that the Cuneos, the owners of
the northwest house at 1262 Edgewood Way, were especially significant in the history and development
of Colma and South San Francisco, aside from their tenure at this property and others in the area. Thus,
northwest house at 1262 Edgewood Way does not appear eligible for listing in association with
significant people.
Under Criterion 3 (Architecture), the northwest house at 1262 Edgewood Way does not have an
apparent architectural style, though it uses modern materials, and it does not stand out as important as a
type, period, or method of construction. Research did not uncover an architect, and the building cannot
be considered to have high artistic values. It therefore lacks individual significance.
California Register Criterion 4 (Information Potential) is not relevant to this evaluation.
184
Integrity
A discussion of integrity is usually reserved for sites determined to be historically significant. Although
neither the site nor any of the buildings were found to be significant, integrity will still be assessed.
Integrity is often described as the retention of characteristics that enable a property to convey its
appearance as it existed during its historic period. According to integrity thresholds outlined in the
Historic Context Statement for Agricultural Resource in the North County Planning Area, Monterey County, the
seven aspects of integrity for agriculture-related cultural landscapes are defined as:
Location is the place where the significant activities that shaped a property took
place, often determined by geographical factors.
Setting is the physical environment within and surrounding a property, including
large-scale features (e.g., woodlands or rock formations) and small-scale
features (e.g., fences, gateposts, springs or individual trees).
Design is the composition of natural and cultural elements comprising the form,
plan, and spatial organization of a property. Elements include buildings,
structures, boundary demarcations, circulation networks, windbreaks,
vegetation and topography.
Materials include construction materials of buildings, outbuildings, roadways,
fences, and other structures. For rural historic landscapes, vegetation similar
to historic species in scale, type and visual effect will generally convey historic
integrity.
Workmanship is exhibited in the ways people have fashioned their environment
for functional and decorative purposes, including how they constructed
buildings, fences and small-scale elements. For rural historic landscapes,
workmanship in raising crops contributes to integrity if it reflects traditional or
historic practices.
Feeling is intangible but is evoked by the presence of physical characteristics
that reflect the historic scene. The cumulative effect of setting, design, materials
and workmanship creates the sense of past time and place.
185
Association is the direct link between a property and the important events or
persons that shaped it. Continued use and occupation help maintain integrity of
association if traditional practices are carried on. Using traditional methods in
new construction reinforces a property’s integrity by linking past and present.15
Entire Property: 1256 Mission Road, 1261-1267 Baywood Avenue, and 1262 Edgewood Way
Based on the definitions for each aspect of integrity established above, the entire subject site retains
integrity of location because it has not moved. The property has lost integrity of setting since the
surrounding area has been converted to suburban housing. The site does not retain integrity of design
and materials since one of the buildings has been demolished and, aside from the existing open land,
there are no plant remains to indicate the type of farming that took place on the site. Integrity of
workmanship for the site, such as the sheds and fencing that separates some areas, could not be
determined since the date of construction for the small sheds is unknown. Feeling has diminished since
the sense of past time and place has eroded with the impacts to setting and the cessation of farming on
the property. While the property’s association with agriculture is conveyed by the open land, the small
sheds, and the tractor on the property, the type of farming is not apparent and no important events or
persons have been identified that previously or currently are associated with the property. Although two
buildings from the relevant period of agricultural development remain, the buildings are not clearly
associated with farming. The small sheds were used for farming, but are not sufficient themselves to
convey an association with farming for the entire site. For these reasons, the property as a cultural
landscape has lost integrity to the historic context of farming in Colma and South San Francisco during
the nineteenth and twentieth centuries.
Eligibility for listing in the California Register requires both historic significance and integrity. The
subject site as a whole has been found in this evaluation to lack both historic significance and integrity,
and is not considered eligible for the California Register.
Individual Property: 1256 Mission Road
Based on the definitions for each aspect of integrity established above, 1256 Mission Road retains
integrity of location because it has not moved. The building has lost some integrity of setting since the
surrounding area has been converted to suburban housing. The building retains integrity of design since
no apparent alterations have changed the floor plan or the façades. The building retains integrity of
materials and workmanship, despite the fact that the windows have been boarded and the building has
15 Past Consultants, LLC, Historic Context Statement for Agricultural Resource in the North County Planning Area, Monterey County
(September 2010) 127.
186
deteriorated in other aspects. Feeling has diminished since the sense of past time and place has eroded
with the impacts to setting, though the building does still read as a residence from the 1920s or 1930s.
Although the Cuneo family owned the house, no evidence was found to associate the house with the
farming that took place on the property. For these reasons, 1256 Mission Road retains moderate
integrity.
Individual Property: 1261-1267 Baywood Avenue
There are no buildings on the site to assess.
Individual Property: Southeast house at 1262 Edgewood Way
Based on the definitions for each aspect of integrity established above, the southeast house at 1262
Edgewood Way retains integrity of location because it has not moved. The building has lost some
integrity of setting since the surrounding area has been converted to suburban housing. The building
retains integrity of design, materials, and workmanship since no apparent alterations have changed the
floor plan or the building’s appearance. Feeling has diminished since the sense of past time and place
has eroded with the impacts to setting and the cessation of farming on the property. Although the
Cuneo family owned the house, no evidence was found to associate the house with the farming that
took place on the property. For these reasons, the southeast house at 1262 Edgewood Way retains
moderate integrity.
Individual Property: Northwest house at 1262 Edgewood Way
Based on the definitions for each aspect of integrity established above, the northwest house at 1262
Edgewood Way retains integrity of location because it has not moved. The building has integrity of
setting since it is surrounded by suburban housing which was built around the same time as the subject
building. The building retains integrity of design, materials, and workmanship since no apparent
alterations have changed the floor plan or the building’s appearance. The cumulative impact of these
various aspects of integrity contribute to the integrity of feeling for the property. Given that the house
continues to be used as a residence, it also retains integrity of association. The northwest house at 1262
Edgewood Way retains high integrity, although it does not have historic significance.
CONCLUSION
In conclusion, the property which includes 1256 Mission Road, 1261-1267 Baywood Avenue, and 1262
Edgewood Way does not appear eligible for listing in the California Register because it lacks significance
and integrity. The individual buildings also do not appear eligible for listing in the California Register
because they lack significance under any criteria. Based on the information provided in this
187
memorandum, none of the buildings or the property as a whole qualify as historical resources for the
purposes of CEQA.
188
Attachment 7
Correspondence from the Public
189
190
From: Barbara J Lara <jnblara1@gmail.com>
Sent: Saturday, February 14, 2015 1:15 PM
To: Gross, Billy
Subject: Baywood opening Plan B
As a long time resident of Sequoia Ave, I vehemently object to the opening of Baywood Ave on Sequoia
Ave!
Barbara J Lara
296 Sequoia Ave.
191
From: Dennis Rudoni <dcr2356@aol.com>
Sent: Friday, February 13, 2015 3:58 PM
To: Gross, Billy
Cc: Samantha@cityventures.com
Subject: Development at 1256 Mission rd.
Hello Billy and Samantha, I am a 3rd generation SSF resident. I was raised in Sunshine Gardens as was
my wife. My parents were "original" owners on Crestwood dr. We were fortunate enough to raise our
children in Sunshine Gardens. We still live here at the house my wife was raised in.
I hope you're still with me, if you are please know, this is a neighborhood of single dwelling homes. I and
many of us in the "Gardens" are against this plan of intrusion by a populace of people who would have no
roots in our neighborhood. I am not talking about a couple buying a house in the Gardens and living there
and possibly raising their children here.
I know there is not enough housing. I get it.
I also know this development is going through.
In my opinion, if there is access to or from this development on Baywood ave then that would greatly
affect my investment of my property in a negative way. You have already heard all the negatives as to
why it is a bad idea to let this development have ins or outs of a well established single dwelling
neighborhood. Now you propose to intrude not 1 block (Edgewood) but 2 blocks (Baywood) up into our
neighborhood for this traffic to get to and from their development.
I don't have the money to fight this other than to file a class action suit on behalf of the residents of
Sunshine Gardens. If you do this you will affect my life in a negative way that I did not ask for. I have lived
here all my life because of the quality of life that I have received here in the Gardens. I am asking, no,
demanding that you see that this decision of intrusion will negatively affect that quality of life.
Dennis C Rudoni
dcr2356@aol.com
192
February 17, 2015
To: Mr. Billy Gross, Senior Planner
City of South San Francisco
From: Louise Pacheco, Franca and & Remo Moschini South San Francisco Resident
1252 Baywood Avenue
Subject: Proposed development at 1256 Mission Road, South San Francisco
I am writing because I have just been made aware of the proposed development planned for 1256
Mission Road, South San Francisco. I am extremely disappointed that the City is considering squeezing -
in yet one more development without any regard to the quiet community of Sunshine Gardens.
I have not pulled all the documentation regarding this plan nor have I obtained the CEQA documents yet
to review what the findings are and the mitigations you will be proposing to deal with the traffic , noise
and parking issues which will certainly evolve from this project.
My parents currently live on Baywood Avenue and have since 1960. Their property is across the street
from this proposed development. They are elderly Italian immigrants who are very upset at what's
happening . As their daughter and future heir to their home I'm speaking for them as well as myself. I
still currently reside in SSF and am victim to the development that is going in on Spruce and El Camino.
I fully understand the outcry from the residents on Edgewood as well. This has been a quiet dead end
street and I'm happy to hear that you are now reconsidering to not disrupt that street. However, in
order to make up for that, you are now considering opening up Baywood to accommodate
ingress/egress to the town house complex in lieu of the Edgewood option. This is still unacceptable.
Since the housing location was decided because its close proximity to public transportation, school and
the like, then all ingress/egress should come out on Mission Road.....not Baywood. I have no issues and
welcome the single family homes with access from Baywood because those homes will have their own
garages, driveway and frontage parking.
My main concern is simple.....31 units. Assuming residents would have two cars where would that
overflow parking go. Assuming the residents have 31 visitors or more, where would that overflow
parking go. Access from Baywood will invite overflow parking issues on this peaceful street and
inconvenience the long-time residents who live there. Access from Baywood will also add a significant
amount of traffic to a minimal to no traffic street. Baywood will be an attractive cut-across street as
well. My elderly parents who need front access to their home, will now be jeopardized.
193
By containing all ingress/egress onto Mission Road (you can design a loop around to include fire truck
access). Surely you can make that work. You need to avoid encroaching into the quite community of
Sunshine Gardens and keep the plan on Mission Road, where the Sunshine Gardens is less affected. I
also recommend that a stop sign be placed at the three-way at the bottom of Sequoia and Mission
Road.....since BART it's become a challenge to get across.
I'm not thrilled about what low income/medium income housing invites to this community, but I also
understand the State's mandate that cities need to provide for this. I don't like it . Many wonderful
communities spanning down the peninsula and now in SSF has lost its character and suburb feel. The
view that my parents enjoy, will now be blocked by the 3-story units. Privacy will be violated. However,
I won't fight that battle as I'm a reasonable person. Having said that, I am absolutely against any
townhouse access from Baywood and support the single family homes plan on Baywood. Period.
Please go back to the developer....you hold the cards, to have them re-think ingress/egress from Mission
Road only. As you can see, I'm not necessarily against the development plan, just how it effects
Baywood. Your duty is to ensure the best interest of the city and its residents. Disrupting a quiet
community like Sunshine Gardens is not in the best interest of the residents here who are loyal, long-
time tax-paying citizens. All we are asking is a better plan for the ingress/egress issue.
I do plan to attend the February 25th town meeting as will many of us. Again, I respectfully request that
you will reconsider using Baywood for any townhouse access and keep the single family home plan
intact.
Respectfully,
194
TABLEOFCONTENTS
ARTICLEIDEFINITIONS ....................2
1.AnnexationProperty ..............2
2.ArchitecturalGuidelines ...........2
3.ArchitecturalReviewCommittee ........2
4.Articles ...................2
5.Assessments ..................3
6.BestManagementPractices ...........4
7.Board.....................5
8.By-Laws ....................5
9.CalBRE ....................5
10.City .....................5
11.CommonArea ..................5
12.CommonExpenses ................6
13.CommonProperty ................6
14.Condominium ..................7
15.CondominiumPlan ...............7
16.CondominiumUnit ...............7
17.Corporation ..................7
18.CorporationProperty .............8
19.CostCenterBudget ..............9
20.CostCenterElement ..............9
21.CostCenterExpenses .............9
22.County ....................9
23.Declarant ...................9
24.Declaration ..................10
25.Dispute ....................10
26.ExclusiveUseCorporationProperty ......10
27.FHLMC.....................10
28.FNMA .....................10
29.GNMA .....................10
30.Include,Including ..............10
31.Improvements .................11
32.LimitedWarranty ...............11
33.LocalGovernmentAgency ............11
34.Lot......................11
35.Maintain,Maintenance .............11
36.MaintenanceGuidelines;MaintenanceManual;
MaintenanceObligations ............12
37.Member ....................12
38.Module ....................12
39.Mortgage ...................12
40.Mortgagee ...................12
41.Mortgagor ...................12
42.NoticeandHearing ..............12
43.NoticeofAnnexation .............13
44.Owner.....................13
45.Phase.....................13
46.Project ....................13
47.RulesandRegulations .............13
48.VA/FHA ....................13
49.WaterQualityManagementPlans ........14
52027.048-22139.FCM110714 (i)
50.Interpretation ................14
51.ApplicationofDefinitions ..........15
ARTICLEIIINTRODUCTIONTOTHESOUTHCITYSTATION .......15
1.GeneralPlanofDevelopment ..........15
2.MembershipinCorporation ...........16
3.AnnexationofSubsequentPhasesIntothe
Corporation ..................16
4.Declarant’sUseofPrivateDrives,
Aisles,andCommonParkingAreas
andUtilities .................16
5.PostTensionSlabs ..............16
6.DevelopmentControl ..............17
7.Non-LiabilityofDeclarant ..........18
8.IrrevocableLimitedPowerofAttorney .....19
9.MortgageInterestandOtherEncumbrances
toTakeSubjecttoPowerofAttorney .....21
ARTICLEIIIDESCRIPTIONOFTHECONDOMINIUMS ..........21
1.CondominiumUnit ...............21
2.PresumptionofBoundariesof
CondominiumUnits ...............23
3.CommonArea ..................23
4.ExclusiveUseCorporationProperty ......23
5.UndividedFractionalFeeInterest
inCommonArea ................25
6.EasementsOverCorporationProperty ......25
7.ComponentsofCondominiumOwnership ......25
8.CondominiumNumbering .............26
9.GuestParkingAreas ..............26
10.ReservationofEasementsOverCorporation
PropertyForSubsequentPhases ........26
ARTICLEIVRESERVATIONOFEASEMENTSANDOTHER
PROPERTYRIGHTSINTHECORPORATIONPROPERTY ....26
1.Owners’Easements ...............26
2.LimitationsonOwners’EasementRights ....26
3.DelegationofCorporationProperty
UseRights ..................29
4.EasementsforVehicularTraffic ........29
5.EasementsforAirConditioners/Solar
Collector ...................29
6.EasementsforUtilities ............30
7.EasementsforMaintenanceofthe
CorporationPropertybytheCorporation ....32
8.EasementsforClusteredMailboxes .......32
9.EasementsOverSidewalks ...........32
10.EasementsforDrainage ............32
11.EasementforAreaDrains ...........33
12.EasementsforConstructionandSales .....34
13.EasementsforMasterAntennae,Cable
TelevisionandAlarmSystemCabling ......34
52027.048-22139.FCM110714 (ii)
14.ReservationofConstructionRights
byDeclarant .................34
15.EasementforPublicServiceUses .......34
16.ControlofCorporationProperty ........35
17.EasementsforEncroachments ..........36
18.OtherEasementsandLicenses .........36
ARTICLEVTHECORPORATION ..................37
1.Membership ..................37
2.VotingRights .................37
3.SpecialProceduresForAppointment
totheBoard .................38
4.AdjustmentofVotingRights ..........38
5.VestingofVotingRights ...........38
6.SuspensionofVotingRights ..........38
7.Transfer ...................39
8.RecordDates .................39
ARTICLEVIPOWERSANDDUTIESOFTHECORPORATION ........39
1.ManagementBody ................39
2.Powers ....................39
3.Duties ....................42
4.DiscretionaryPowers .............51
5.NotificationbyCorporationofDefects ....52
6.AwardsRenderedinConstruction
DefectsDisputes ...............53
7.SpecialMeetingoftheCorporationfor
ConstructionDefectDisputes .........53
8.DelegationsofDuties .............53
9.RightofEntryforEmergency .........53
10.RightofEntryforRepairs ..........53
11.LimitationsonBoardAction ..........54
12.Licenses,EasementsandRights-of-Way .....55
13.NewImprovements ...............55
14.CorporationRulesandRegulations .......56
15.NonliabilityandIndemnification .......56
16.ArbitrationofDisputes ............58
ARTICLEVIIASSESSMENTS ....................67
1.CreationoftheLienandPersonal
ObligationofAssessment ...........67
2.PurposeofRegularAssessments:Levyand
Collection ..................67
3.RegularAssessments-Basis ..........67
4.SpecialAssessmentsforCapitalImprovements.70
5.ComplianceAssessments ............71
6.NoticeofIncreaseinAssessments .......71
7.CostCenterAssessmentComponent .......71
8.SpecialBenefitAssessments ..........72
9.DateofCommencementofRegularAssessments:
DueDates ...................72
10.CollectionofAssessments ...........73
52027.048-22139.FCM110714 (iii)
11.CertificationofPayment ...........73
12.DeliverybyOwner ...............73
13.DeliveryofStatement .............74
14.DeliverybyDeclarant .............74
15.Reserves ...................74
16.OffsetsandWaiverProhibited .........75
17.ExemptProperty ................75
18.InitialCapitalContributions .........75
ARTICLEVIIIEFFECTOFNONPAYMENTOFASSESSMENTS:
REMEDIESOFTHECORPORATION ............75
1.EffectofNonpaymentofAssessments:Remedies
oftheCorporation ..............75
2.NoticeofDelinquentAssessments .......76
3.ForeclosureSale ...............76
4.CuringofDefault ...............76
5.CumulativeRemedies ..............77
6.MortgageeProtection .............77
ARTICLEIXUSERESTRICTIONS ..................77
1.PrivateDwelling ...............77
2.CommonPropertyUse ..............77
3.ConductAffectingInsurance ..........77
4.LiabilityforDamagetotheCommonProperty..78
5.Signs.....................78
6.MaintenanceofAnimals ............79
7.QuietEnjoyment ................79
8.StructuralChanges ..............80
9.Improvements .................80
10.WindowCoverings ...............80
11.CommercialActivity ..............81
12.ParkingandVehicularRestrictions ......81
13.RegulationofParking;Towing .........84
14.ComplianceWithManagementDocuments .....84
15.Solar.....................84
16.AntennaRestriction ..............85
17.OtherImprovements ..............86
18.WaterSofteners ................87
19.Leasing ....................87
20.Drilling ...................87
21.Trash.....................87
22.ExemptionofDeclarant ............88
23.NoEasementsForViewPurposes;Disclaimer..89
24.ScreenDoors .................89
25.PollutantControl ...............89
26.CorporationProperty .............90
27.RightsofDisabled ..............91
28.WaterBeds ..................91
29.AutomaticFireSprinklerandAlarmSystem...91
30.NoUseofHazardousMaterials .........92
31.Noise.....................92
32.Sub-meteringofWater .............94
33.NoWarrantyofEnforceability .........95
52027.048-22139.FCM110714 (iv)
ARTICLEXREPAIRANDMAINTENANCE ...............95
1.RepairandMaintenancebyCorporation .....95
2.MaintenanceManual ..............98
3.ProjectInspections ..............99
4.MaintenanceofPhasesSubjectto
ConstructionEasement .............100
5.RepairandMaintenancebyOwner ........100
6.DamageandDestructionAffectinga
Condominium..................103
7.LevyofComplianceAssessments ........104
8.MaintenanceofPublicUtilities ........104
ARTICLEXIENVIRONMENTALANDOTHERDISCLOSURES
ANDREQUIREMENTS ..................104
1.EnvironmentalRequirements ..........104
ARTICLEXIIARCHITECTURALREVIEW-APPROVAL ..........106
1.ExemptionsFromArchitecturalReview .....106
2.ArchitecturalReview .............106
3.ArchitecturalReviewCommittee ........107
4.MeetingsoftheArchitecturalReview
Committee ...................107
5.ArchitecturalApproval-ReviewofPlans
andSpecifications ..............108
6.DecisionsoftheArchitecturalReview
Committee ...................109
7.SubmittaltoPublicAgencies-Rightof
ArchitecturalReviewCommitteetoReview ...110
8.ConflictsBetweenGovernmentalAgencies
andArchitecturalReviewCommittee ......110
9.NoWaiverofFutureApprovals .........110
10.CompensationofMembers ............110
11.Variances ...................111
12.InspectionofWork ..............111
13.Non-LiabilityofArchitecturalReview
CommitteeMembers ...............111
14.Appeal ....................112
15.ApprovalofCity ...............112
ARTICLEXIIIDAMAGEORDESTRUCTIONTO
THECORPORATIONPROPERTY ..............112
1.ElectiontoRestoreCorporationProperty ...112
2.ElectionNottoRestoreCorporation
Property ...................113
3.ExcessInsuranceProceeds ...........114
ARTICLEXIVCONDEMNATION ....................114
1.DistributionofAwards ............114
2.BoardofDirectorsasAttorney-in-Fact ....114
52027.048-22139.FCM110714 (v)
ARTICLEXVCOVENANTAGAINSTPARTITION .............114
1.GeneralCovenantAgainstPartition ......114
2.JudicialPartitionoftheProject .......114
3.BoardofDirectors’PowerofSaleinEvent
ofJudicialPartition .............115
ARTICLEXVIINSURANCE .....................115
1.RequiredInsuranceCoverage ..........115
2.OptionalInsuranceCoverage ..........118
3.NoticeofCancellationofInsurance ......118
4.ReviewofCoverage ..............118
5.WaiverbyOwners ...............118
6.Premiums,ProceedsandSettlement .......119
7.RightsandDutiesofOwnerstoInsure .....119
8.TrusteeforPolicies .............120
9.MortgageClause ................120
10.ComplianceWithRequirementsofFHLMC,FNMA
andVA/FHA ..................120
11.RequiredWaiver ................122
12.AnnualNotificationofInsurance .......122
ARTICLEXVIIMORTGAGEEPROTECTION ................123
1.MortgageeProtectionProvisions ........123
2.ViolationofMortgageeProtectionProvisions.127
3.EffectofAmendments .............128
4.AmendmentstoConformWithMortgagee
Requirements .................128
ARTICLEXVIIIENFORCEMENTOFBONDEDOBLIGATIONS .........128
1.EnforcementofBondedObligations .......128
ARTICLEXIXANNEXATIONOFADDITIONALPROPERTY .........129
1.PhasedDevelopmentoftheProject .......129
2.AnnexationPursuanttoGeneralPlan ......130
3.AnnexationPursuanttoApproval ........130
4.NoticeofAnnexation .............130
5.EffectiveDateofAnnexation .........130
6.RightofDe-Annexation ............131
7.AmendmentstoNoticesofAnnexation ......131
ARTICLEXXVETERANSAFFAIRSPROVISIONS ............131
1.CondominiumOwnership .............131
2.CondominiumDocumentation ...........131
3.Amendments ..................132
4.DescriptionoftheCondominiumUnits,
CommonArea,andCorporationProperty .....132
5.Corporation’sRightofTerminationof
CertainContracts ...............132
6.Corporation’sRightofEntryandOtherRights.133
52027.048-22139.FCM110714 (vi)
7.Assessments ..................133
8.ReservesandWorkingCapital .........133
9.VotingRights .................133
10.Easements ...................134
11.RestrictionsonAlienation ..........134
12.RightsofAction ...............134
13.MiscellaneousRequirements ..........134
ARTICLEXXIGENERALPROVISIONS .................137
1.Enforcement ..................137
2.Severability .................139
3.Term .....................139
4.Construction .................139
5.SingularIncludesPlural ...........139
6.Amendments ..................140
7.Encroachments .................143
8.Notices ....................143
9.Attorneys’Fees ................143
10.MergersorConsolidations ...........144
11.NoticeofProcedures .............144
12.NoEnhancedProtectionAgreement .......144
13.DECLARANT’SELECTIONTOOPTINTO
PRE-LITIGATIONPROCEDURESSETFORTHINRIGHT
TOREPAIRLAW .................144
14.AgentforNotice ...............145
15.AlternativeDisputeResolutionofDisputes..145
16.CorporationPropertyClaims ..........145
17.MaintenanceStandards .............145
18.NoRepresentationsorWarranties .......145
19.Exhibits ...................146
20.ProjectDisclosures ..............146
21.PrioritiesandInconsistencies ........148
22.Declarant’sRepresentative ..........148
23.CompliancewithRequirementsofFHLMC,
FNMA,andVA/FHA ...............148
ARTICLEXXIIADDITIONALREQUIREMENTSOFCITY ..........149
1.LandscapePlansandConstruction
ofImprovements ................149
2.ApprovalofCity ...............150
EXHIBITS:
ExhibitALegalDescriptionofPhase1
ExhibitBAnnexationProperty
ExhibitCCorporationMaintainedFencesandWalls
ExhibitDCorporationMaintainedStormDrainFacilities
ExhibitESampleFormofLimitedWarranty
ExhibitFNoParkingAreas
ExhibitGMaintenanceMatrix
52027.048-22139.FCM110714 (vii)
DECLARATIONOFCOVENANTS,CONDITIONS
ANDRESTRICTIONS,AND
RESERVATIONOFEASEMENTSFOR
SOUTHCITYSTATION
____________________________________
THISDECLARATIONOFCOVENANTS,CONDITIONSANDRESTRIC-
TIONS,ANDRESERVATIONOFEASEMENTSFORSOUTHCITYSTATIONismade
this_____dayof_______________,201_,byCITYVENTURES
HOMEBUILDING,LLC,aDelawarelimitedliabilitycompany(herein-
afterreferredtoasthe"Declarant").
W I T N E S S E T H:
A.Declarantownsthatcertainrealpropertylocatedin
theCityofSouthSanFrancisco,CountyofSanMateo,Stateof
California,moreparticularlydescribedonExhibit"A"attached
hereto(hereinafterreferredtoasthe"Property"or"Phase1").
B.DeclarantdesirestosubdivideLot1ofTractNo.^,
asauthorizedbySection66427oftheCaliforniaGovernmentCode,
into"condominiums,"asdefinedinSection783oftheCalifornia
CivilCode,andtodevelopPhase1andanyofthe"Annexation
Property,"ashereinafterdefined,whichissubsequentlyannexedto
Phase1pursuanttotheArticlehereinentitled"Annexationof
AdditionalProperty"asacommoninterestdevelopment,more
particularlydescribedinSection4125oftheCaliforniaCivilCode
asa"condominiumproject"(hereinafterreferredtoasthe
"Project"),asmoreparticularlydescribedbelow.
C.Declarantdeemsitdesirabletoimposeageneral
planforthedevelopment,maintenance,improvement,protection,
use,occupancyandenjoymentoftheProject,andtoestablish,
adoptandimposecovenants,conditions,restrictions,easements,
equitableservitudes,liensandcharges(hereinafterreferredtoas
the"ProtectiveCovenants")upontheProjectforthepurposeof
enforcing,protectingandpreservingthevalue,desirabilityand
attractivenessoftheProject.
D.Declarantdeemsitdesirablefortheefficient
enforcement,protectionandpreservationofthevalue,desirability
andattractivenessoftheProjecttocreateacorporationwhich
shallbedelegatedandassignedthepowersofadministeringand
enforcingtheProtectiveCovenants.
E.SouthCityStationCommunityCorporation,aCali-
fornianonprofit,mutualbenefitcorporation,hasbeenorwillbe
incorporatedunderthelawsoftheStateofCaliforniaforthe
purposeofexercisingtheaforesaidpowers.
-1-52027.048-22139.FCM110714
F.DeclarantintendstoconveyPhase1,andanyandall
realpropertyannexedthereto,subjecttotheProtectiveCovenants
setforthhereinbelow.
NOW,THEREFORE,pursuanttoSections4000,et seq.,of
theCaliforniaCivilCode,Declarantdeclaresthatitdoeshereby
establishageneralplanforthedevelopment,maintenance,care,
improvement,protection,use,occupancy,managementandenjoyment
oftheProject,andthatalloranyportionoftheProjectshallbe
held,sold,conveyed,encumbered,hypothecated,leased,used,
occupiedandimproved,subjecttotheprotectivecovenantsset
forthherein("ProtectiveCovenants").Eachandallofthe
ProtectiveCovenantsshallrunwiththeProject,andshallbe
bindinguponallpersonshavinganyright,titleorinterestinthe
Project,oranyportionthereof,theirheirs,successorsand
assigns,andshallinuretothebenefitofandbebindinguponDe-
clarant,itssuccessorsandassigns,allsubsequentownersofall
oranyportionoftheProject,togetherwiththeirgrantees,heirs,
executors,administrators,devisees,successorsandassigns.
ARTICLEI
DEFINITIONS
Section1."AnnexationProperty"shallmeanandrefer
tothatcertainrealpropertydescribedinExhibit"B"attached
hereto,includingallImprovements(asdefinedbelow)constructed
thereon,alloranyportionofwhichmaybeannexedtoPhase1as
setforthintheArticlehereinentitled"AnnexationofAdditional
Property."
Section2."ArchitecturalGuidelines"shallmeanand
refertothosecertainarchitecturalstandards,landscapestandards
andothergeneralpolicies,proceduresandcriteriawhichmaybe
adoptedbytheBoardpursuanttothisDeclarationforusebythe
ArchitecturalReviewCommitteeinreviewingplansandspecifica-
tionsforproposedImprovementstoanOwner’sCondominium(e.g.,
ExclusiveUseCorporationProperty).TheArchitecturalGuidelines
aregeneralguidelinesandmaybeamendedfromtimetotimebya
majorityoftheBoard.AcopyoftheArchitecturalGuidelinesmay
beobtainedfromtheArchitecturalReviewCommittee.
Section3."ArchitecturalReviewCommittee"shallmean
andrefertothecommitteecreatedpursuanttotheArticleherein
entitled"ArchitecturalReview-Approval."
Section4."Articles"shallmeanandrefertotheAr-
ticlesofIncorporationofSouthCityStationCommunity
Corporation,asfiledintheOfficeoftheSecretaryofStateof
theStateofCalifornia,assuchArticlesmaybeamended,fromtime
totime.
-2-52027.048-22139.FCM110714
Section5."Assessments"shallbeusedasageneric
termwhichshallmeanandrefertothefollowing:
(a)"RegularAssessment"shallmeanandreferto
theannualchargeagainsteachOwnerandhisrespective
CondominiumrepresentingaportionoftheCommonExpensesof
theCorporation;
(1)"GeneralAssessmentComponent."The
GeneralAssessmentComponent(orbaseassessmentcompo-
nentasmaybereferredtointheCalBREapprovedBudget)
consistsoftheCommonExpensesoftheCorporation,
exclusiveofallCostCenterExpenses(definedbelow)
budgetedtocertainCondominiumswhichareattachedand
partofacondominiumbuildingwithmorethanone
CondominiumasopposedtothoseCondominiumswhichare
notattachedtoanotherCondominium.TheGeneral
AssessmentComponentshallbeallocatedequallyamongall
oftheOwnersandtheirrespectiveCondominiumbasedupon
thenumberofCondominiumsowned;and
(2)"CostCenterAssessmentComponent."The
CostCenterExpensesbudgetedexclusivelytoaCost
CenterElement("CostCenterAssessmentComponent"),if
applicable,shallbeassessedsolelytotheOwnersof
Condominiumstowhichtheexclusiveordisproportionate
operation,maintenance,repair,replacement,and/or
fundingofreserves,costsandexpensesofsuchCost
CenterElementhasbeenallocated(e.g.,fireand
casualtybuildinginsurance,exteriorbuilding
maintenance,buildingreservesandoperatingbuilding
lights,roof,paint,andfiresprinklersandfirealarms
forthebuildingscontainingmorethanoneCondominium
Units).ItisanticipatedthattheCostCenterAssessment
Componentwillbeallocatedonapro-ratabasisamong
thoseCondominiumswhicharesubjectthereto,asset
forthintheCorporationbudgetorotherwisedetermined
bytheBoard.
(b)"ComplianceAssessment"shallmeanandreferto
thepersonalchargeagainstanOwnerrepresentingthecosts
incurredbytheCorporationtorepairanydamagetotheCommon
Property(asdefinedbelow)forwhichsuchOwner(orany
memberofhisfamily,orhisguests,invitees,tenantsor
lessees)wasresponsible,thecostsincurredbytheCorpora-
tiontobringsuchOwnerandhisCondominiumintocompliance
withthisDeclaration,and/oranyamountduetheCorporation
basedupondisciplinaryproceedingsagainstanOwnerinac-
cordancewiththisDeclaration,oranyamountduetheCorpora-
tiontoreimbursetheCorporationforadministrativecosts
attributabletoanOwnerasprovidedherein;
-3-52027.048-22139.FCM110714
(c)"SpecialAssessment"shallmeanandreferto
thechargeagainstanOwnerandhisrespectiveCondominium
representingaportionofthecostofreconstructingany
damagedordestroyedportionorportionsoftheCommon
Property,ofconstructingorinstallinganycapitalimprove-
mentstotheCommonProperty,oroftakinganyextraordinary
actionforthebenefitoftheCommonPropertyorthemember-
shipoftheCorporation,pursuanttotheprovisionsofthis
Declaration.Inaddition,SpecialAssessmentshallmeanand
refertoareasonablefineorpenaltyassessedbytheBoard,
plusinterestandotherchargesonsuchSpecialAssessmentas
providedforherein;and
(d)"SpecialBenefitAssessment"shallmeanand
refertoacharge,excludingtheCostCenterAssessment
Component,leviedbytheCorporationagainstanOwnerandhis
respectiveCondominiumtocovertheexpensesincurredbythe
Corporationintheoperation,maintenance,repairand/or
fundingofreservesforaportionoftheProjectdesignatedby
DeclarantortheBoardasa"SpecialBenefitArea,"which
expensesareallocableonlytotheOwnersandtheir
CondominiumwithinsuchanArea.SpecialBenefitAssessments
orSpecialBenefitAreasmaybeidentifiedbytheDeclarant
and/ortheBoard.
Section6."BestManagementPractices"shallmeanand
refertothosecertainstructural,treatmentcontrol,andnon-
structuralwaterqualitymanagementpracticessetforthin,or
otherwiserequiredpursuantto,theWaterQualityManagementPlan
("WQMP")and/orStandardUrbanStormWaterManagementPlan
("SUSMP")approvedfororapplicabletotheProject.Thestructur-
alandtreatmentcontrolBestManagementPracticesmayinclude,
withoutlimitation,landscapeplanting,hillsideplanting,roof
runoffcontrols,efficientirrigationtechnology,slopeandchannel
protectionmeasures,stormdrainsignage,trashstorageareas,
littercontrolrequirements,in-flowbasedtreatmentcontrolBMPs
(e.g.,vegetatedbufferstrips,vegetatedswales,multiplesystems,
bioretentions,andhydrodynamicseparationsystems),volumebased
treatmentcontrolBMPs(e.g.,wetponds,constructedwetlands,
extendeddetentionbasins,detentionpipes,waterqualityinlets,
retention/irrigation,infiltrationbasins,infiltrationtrenches,
mediafilters,andmanufacturedproprietarydevices),detention
basins,retentionbasins,debrisbasins,“V”ditches,benchdrains,
catchbasins,catchbasinmediafilters,fossilfilters,inlet
trashracks,drainpacsandotherstormdrainfiltrationdevices,
energydissipaters,culverts,pipes,andrelatedstormdrainand
waterqualityfacilitiesconstructedintheProject.Thenon-
structuralBestManagementPracticesgenerallyrequirethe
CorporationandtheOwnersandotherresidentswithintheProject
tobeawareofthesensitivenaturalenvironmentsurroundingthe
Projectandtotakeappropriateactionstocontrolrunofffromthe
Project.WithrespecttotheCorporation,thenon-structuralBest
ManagementPracticesmayinclude:(i)providinginformational
-4-52027.048-22139.FCM110714
materialstotheOwnersandotherresidentswithintheProject
regardinggeneralgoodhousekeepingpracticesforprotectionof
stormwaterquality;(ii)restrictingcertainactivitiesaddressed
intheinformationalmaterialstoprotectthequalityofwater
enteringthestormdrainsystem;(iii)managingthelandscapingon
theCorporationProperty,including,withoutlimitation,using
fertilizersandpesticidesinaccordancewiththe“Management
GuidelinesforUseofFertilizersandPesticides”whichis
included,ifapplicable,intheappendixtotheWaterQuality
ManagementPlans;(iv)performingonaregularlyscheduledbasis
maintenanceconsisting,ataminimum,oflittercontrol;(v)
inspectingandcleaninganycatchbasinslocatedontheCorporation
Property;and(vi)sweepinganyon-siteprivatepavedareasona
regularbasisandpriortotherainyseason.Withrespecttothe
OwnersandotherresidentswithintheProject,thenon-structural
BestManagementPracticesmayinclude,amongotherthings,
restrictingcertainactivitiestoprotectthequalityofwater
enteringthestormdrainsystem(e.g.,prohibitingthedisposalof
motoroil,paintproducts,cardetergentsandotherpollutantsinto
thestormdrainsintheProject).TheBestManagementPractices
aredesignedandintendedtocontrolrunoffandmustbeimplemented
bytheCorporation,andtheOwnersandotherresidentswithinthe
Project.TheBestManagementPracticesmaybemodifiedfromtimeto
timebytheDeclarantoranypublicagencyhavingjurisdiction
regardingwaterqualityforrunoffwatersfromtheProjectinorder
tocontrolrunoffastheProjectdevelopsandrunoffconditions
change.CompliancebytheCorporationandtheOwnerswiththeBest
ManagementPractices,astheymaybemodifiedfromtimetotime,
maybemonitoredandenforcedbyanypublicagencyhavingjurisdic-
tionregardingwaterqualityforrunoffwatersfromtheProject,
including,withoutlimitation,theCity,County,RegionalWater
QualityControlBoard,andStateWaterResourcesBoard.
Section7."Board"shallmeanandrefertotheBoardof
DirectorsoftheCorporation,electedinaccordancewiththeBy-
LawsoftheCorporationandthisDeclaration.
Section8."By-Laws"shallmeanandrefertotheBy-
LawsoftheCorporationwhichhavebeen,orwillbe,adoptedbythe
Board,assuchBy-Lawsmaybeamended,fromtimetotime.
Section9."CalBRE"shallmeanandrefertotheBureau
ofRealEstateoftheStateofCalifornia,whichadministersthe
saleofsubdividedlandspursuanttoSections11000,et seq.,of
theCaliforniaBusinessandProfessionsCode,oranysimilar
Californiastatutehereinafterenacted.
Section10."City"shallmeanandrefertotheCityof
SouthSanFrancisco,Californiaanditsvariousdepartments,
divisions,employeesandrepresentatives.
Section11."CommonArea"inPhase1shallmeanand
refertothatcertainportionofPhase1describedasModuleBon
-5-52027.048-22139.FCM110714
theCondominiumPlanforPhase1,asdefinedinSection4095ofthe
CaliforniaCivilCodeandasmoreparticularlydescribed
hereinbelow.PortionsoftheAnnexationPropertymaybedesignated
asadditional"CommonArea"forasubsequentPhaseinanyNoticeof
AnnexationrecordedintheOfficeoftheCountyRecorder,inac-
cordancewiththeArticlehereinentitled"AnnexationofAdditional
Property."
Section12."CommonExpenses"shallmeanandreferto
theactualandestimatedcoststobepaidbytheCorporationfor
thecommonbenefitofallOwnersofCondominiumsintheProject.
ExceptasotherwiseprovidedinthisDeclaration,theCommon
Expensesshallincludeallcostsandexpensesincurredbythe
Corporationinconnectionwiththefollowing:(a)owning,maintain-
ing,managing,operating,repairingandreplacingtheCorporation
Property;(b)managingandadministeringtheCorporation,in-
cluding,butnotlimitedto,compensationpaidbytheCorporation
tomanagers,accountants,attorneys,budgetpreparers,andother
consultantsandanyCorporationemployees;(c)allgeneraloffice
andadministrativeexpensesincurredbytheArchitecturalReview
Committee;(e)providingutilitiesandotherservicestothe
CorporationProperty,and,ifnotseparatelymetered,tothe
CondominiumUnits(e.g.,domesticwater[subjecttoasubmeter
reimbursementfromtheOwners,etc.);(f)providinginsurance(and
payingdeductibles)asprovidedforherein;(g)payingthatportion
ofanyAssessmentattributabletoCommonExpensesnotpaidbythe
Ownerresponsibleforpayment;(h)payingtaxesfortheCorpora-
tion;(i)payingallreasonableout-of-pocketexpensesactually
incurredbythemembersoftheBoardandofficersofthe
Corporationinperformingtheirdutiesasprovidedherein(e.g.,
postageandphotocopying);(j)enforcingtheprovisionsofthis
Declaration,theBy-Law,andRulesandRegulations;and(k)paying
forallothergoodsandservicesasreasonablyrequiredbythe
Corporationtoperformitspowersanddutiesassetforthherein.
Additionally,theCommonExpensesshallincludeadequatereserves,
astheBoardshalldeterminetobeappropriate,fortherepairand
replacementofthoseelementsoftheCorporationPropertywhich
mustberepairedorreplacedonaperiodicbasis,ratherthanona
regularannualbasis.TheCommonExpensesdonotincludeany
actualorestimatedcoststobepaidbytheCorporationforthose
ImprovementstotheCorporationPropertywhichconstituteSpecial
BenefitImprovementsandwhichareallocableasSpecialBenefit
ExpensestotheOwnersofCondominiumswithinaSpecialBenefit
Area.
Section13."CommonProperty"asusedhereinshallmean
andrefercollectivelytoallCommonAreaandtoallCorporation
PropertyintheProject.CommonPropertyshallalsoincludeany
additionalCorporationPropertyandCommonAreawhicharedesignat-
edanddescribedassuchandwhichareannexedintotheProject
pursuanttoaNoticeofAnnexationrecordedintheOfficeofthe
CountyRecorder,inaccordancewiththeArticlehereinentitled
"AnnexationofAdditionalProperty."
-6-52027.048-22139.FCM110714
Section14."Condominium"shallmeananestateinreal
property,asdefinedinCaliforniaCivilCodeSections4125and
4185,assamemaybeamendedfromtimetotime,consistingofa
separateinterestinaCondominiumUnit,anundividedfractional
feeinterestintheCommonAreaofthatPhaseoftheProjectof
whichtheCondominiumisapart,asmoreparticularlyshownand
describedinaCondominiumPlanaffectingsuchPhaserecordedin
theOfficeoftheCountyRecorder,togetherwithallexclusiveand
nonexclusiveeasementsappurtenantthereto.CondominiumsinPhase
1oftheProjectaremoreparticularlydescribedinArticleIIIof
thisDeclaration.CondominiumsinanysubsequentPhasemaybedes-
cribedinaNoticeofAnnexationandintheCondominiumPlanwhich
arerecordedthataffectsuchPhase.
Section15."CondominiumPlan"shallmeanandreferto
eachofthoseinstrumentsentitled"CondominiumPlan,"preparedin
accordancewithSections4120and4285-4295oftheCaliforniaCivil
Code,asthesamemaybeamended,fromtimetotime,andrecorded
intheOfficeoftheCountyRecorder,affectingone(1)ormore
PhasesoftheProject,andshallconsistof(a)adescriptionor
surveymapoftheProjectorPhasethereof,whichshallrefertoor
showmonumentationontheground;(b)athree-dimensional
descriptionoftheProjectorPhasethereof,oneormoredimensions
ofwhichmayextendforanindefinitedistanceupwardsordownwards
insufficientdetailtoidentifytheCommonArea,eachCondominium
UnitandtheCorporationProperty;and(c)acertificateconsenting
totherecordationthereofsignedandacknowledgedbytherecord
owneroffeetitletothepropertyincludedintheCondominium
Plan,andbyeitherthetrusteeorthebeneficiaryofeachrecorded
deedoftrustandtheMortgageeofeachrecordedMortgage
encumberingpropertyincludedintheCondominiumPlan.The
CondominiumPlanforPhase1shallberecordedpriortoorconcur-
rentlywiththisDeclaration,andtheCondominiumPlanforeach
subsequentPhaseoftheProjectshallberecordedpriortoor
concurrentlywiththeNoticeofAnnexationforsuchPhase.
Section16."CondominiumUnit"shallmeanandreferto
theelementsofaCondominiumwhicharenotownedincommonwith
theOwnersofotherCondominiumsintheparticularPhaseinwhich
theCondominiumislocated.CondominiumUnitsinPhase1aremore
particularlydescribedintheArticlehereinentitled"Description
oftheCondominiums"andintheCondominiumPlanrecordedforsuch
Phase.CondominiumUnitsinsubsequentPhasesshallbedescribedin
aNoticeofAnnexationandintheCondominiumPlanrecordedfor
eachrespectivePhaseoftheProject.Forpurposesofthis
Declaration,theterm"CondominiumUnit"isdeemedtobea
"separateinterest,"asdefinedinSections4125and4185ofthe
CaliforniaCivilCode,assamemaybeamendedfromtimetotime.
Section17."Corporation"shallmeanandrefertoSouth
CityStationCommunityCorporation,aCalifornianonprofit,mutual
benefitcorporation,inwhichallOwnersshallhaveamembership
interestasmoreparticularlydescribedhereinbelow,providedthat
-7-52027.048-22139.FCM110714
membershipshallbelimitedtoOwners.IntheeventtheCorpora-
tionasacorporateentityisdissolved,anonprofit,unincorporat-
edassociationshallforthwithandwithoutfurtheractionornotice
beformedtosucceedtoalloftherightsanddutiesofsaid
Corporation,assetforthherein.Theaffairsofsuchunincorpo-
ratedassociationshallbegovernedbytheBy-Lawsandthis
Declarationasiftheywerecreatedforthepurposeofgoverning
theaffairsofanunincorporatedassociation.Asrequiredbythe
City’sMunicipalCode,theCorporationshallnotceasetoexistas
anincorporatedorunincorporatedentityunlesstheProjectis
terminatedwiththewrittenapprovaloftheCity;thesaleor
developmentofanyportionoftheCorporationPropertywithoutthe
priorwrittenapprovaloftheCityisexpresslyprohibited.
Section18."CorporationProperty"shallmeanandrefer
toallpersonalpropertynoworhereinafterownedbytheCorpora-
tionandallthatrealproperty(andallImprovementsthereon)
ownedinfeebytheCorporationoroverwhichtheCorporationhas
aneasementfortheuse,care,maintenanceorotherpurposeforthe
commonuse,benefit,andenjoymentofallmembersasprovided
herein.InthisfirstphaseoftheProject,theCorporation
PropertyisthatportionofLot1ofTractNo.^shownand
describedasModule"A"(exceptingtherefromtheCondominiumUnits)
andModule"D"ontheCondominiumPlanandallthatcertainreal
propertyoverwhichtheCorporationhasaneasementforirrigation,
landscaping,maintenance,and/orotherpurposes.Modules"A"and
"D,"exceptingtherefromtheCondominiumUnits,andtheeasements
describedherein,willbeconveyedtotheCorporation.The
CorporationPropertyshallinclude,withoutlimitation,all
easementstotheCorporationassetforthherein,thecondominium
buildings(exceptingtherefromtheCondominiumUnits),together
withallImprovementsincludingawnings,bearingwalls,columns,
beams,roofs,slabs,foundations,chimneys,fences,exteriorstairs
andlandings,reservoirs,tanks,pumps,commonmailboxstructures
(excludingtheindividualmailboxesandthehinges,locksandkeys
thereof,whichshallbemaintainedbytheOwners),irrigation
equipment,firesprinklers,includingsprinklerheadswhich
protrudeintotheairspaceoftheCondominiumUnit,ifany,fire
standpipes,firealarmsystems,fireextinguishers,andotherfire
preventionequipmentand/orfacilitieslocatedonorservic-
ing/protectingtheCorporationProperty,andothercentralser-
vices,pipes,ducts,flues,chutes,conduits,wires,exterior
lightingandotherutilityinstallationswhereverlocated(except
allutilitylines,installationsand/oroutletsthereofwhen
locatedwithinorexclusivelyservingoneCondominiumUnit,
includingtheinternalandexternaltelephonewiringdesignedto
exclusivelyserveaCondominiumUnit),commonstairwells(ifany),
poles,sumppumps,sidewalks(ifany),thoseportionsofthesound
walls,retainingwalls,perimeterwalls,andfencesdescribed
and/ordepictedasmaintainedbytheCorporationonanExhibitto
thisDeclarationorarecordedNoticeofAnnexation(e.g.,Exhibit
"C"hereto),theprivatedrivesandaislesandcommonparking
areas,thoseportionsoftheprivatestormdrainsystemforthe
-8-52027.048-22139.FCM110714
Projectdescribedand/ordepictedasmaintainedbytheCorporation
inanExhibittothisDeclarationorarecordedNoticeof
Annexation(e.g.,Exhibit"D"hereto),signs,Projectmonument
signsanddirectories,andlandscapingandirrigationimprovements
locatedontheCorporationProperty,exceptingtherefromlandscap-
ingandimprovementslocatedintheExclusiveUseCorporation
Property.PortionsoftheAnnexationPropertymaybeannexed
separatelyoraspartofasubsequentPhaseandshallbedesignated
asCorporationPropertyinanyNoticeofAnnexationrecordedinthe
OfficeoftheCountyRecorder,inaccordancewiththeprovisionsof
theArticlehereinentitled"AnnexationofAdditionalProperty."
Section19."CostCenterBudget"shallmeanandreferto
theCostCenterBudgetoftheCorporationreviewedbytheCalBREor
BoardwhichsetsforththeCommonExpensesoftheCorporation
budgetedtotheCostCenteronly.
Section20."CostCenterElement"shallmeanone(1)or
moreImprovementsormaintenanceareas,including,butnotlimited
to,exteriorbuildingmaintenance,fireandcasualtybuilding
insurance,buildingreservesandoperatingbuildinglights,paint,
firesprinklersandfirealarms,androofreservesandmaintenance,
designatedbytheDeclarant,Board,ordescribedinthebudget
reviewedbytheCalBREorBoard,andwhichthemaintenancecostfor
suchimprovementsormaintenanceareasisrestrictedtocertain
OwnersofCondominiumsspecifiedand/ordescribedinthisDeclara-
tion,orabudgetreviewedbytheCalBREortheBoard,andwhere
theexpenseofoperating,maintaining,repairing,andreplacing
suchImprovementsormaintenanceareasisbornesolelyor
disproportionately(e.g.,avariable/prorataallocationbasedon
squarefootageoftheaffectedCondominium)bysuchspecified
Owners.
Section21."CostCenterExpenses"shallmeancurrent
expensesattributabletoaCostCenterElementwhicharesubjectto
maintenancebytheCorporationandreservesforsaidCostCenter
Element(e.g.,exteriorbuildingmaintenance,fireandcasualty
buildinginsurance,buildingreservesandoperatingbuilding
lights,paint,firesprinklersandfirealarms,androofreserves
andmaintenanceetc.).
Section22."County"shallmeanandrefertotheCounty
ofSanMateo,California,anditsvariousdepartments,divisions,
employees,andrepresentatives.
Section23."Declarant"shallmeanandrefertoCity
VenturesHomebuilding,LLC,aDelawarelimitedliabilitycompany,
anditssuccessorsandassigns,ifsuchsuccessorsandassigns
acquireanyorallofDeclarant’sinterestinthePropertyforthe
purposeofpurchaseorsale,excludinganyOwners,andDeclarant
hasexpresslytransferredorassignedtosuchsuccessorsorassigns
itsrightsanddutiesasDeclaranttoalloranyportionofthe
Project.Foranysuccessorassigneeof"Declarant"tobedeemeda
-9-52027.048-22139.FCM110714
DeclarantunderthetermsofthisDeclaration,Declarantshall
recordintheCountyadocumentsodesignatingsaidsuccessoror
assigneeasDeclarant.AsuccessorDeclarantshallalsobedeemed
toincludethebeneficiaryunderanydeedoftrustsecuringan
obligationfromathenexistingDeclarantencumberingallorany
portionoftheProperty,whichbeneficiaryhasacquiredanysuch
propertybyforeclosure,powerofsaleordeedinlieuofsuch
foreclosureorsale.
Section24."Declaration"shallmeanandrefertothis
DeclarationofCovenants,ConditionsandRestrictions,andReser-
vationofEasements,andtoallamendmentstothisDeclarationas
mayberecorded,fromtimetotime,intheOfficeoftheCounty
Recorder,inaccordancewithSection4135andSection4250et seq.
oftheCaliforniaCivilCode.
Section25."Dispute"shallhavethemeaningsetforth
hereinbelow.
Section26."ExclusiveUseCorporationProperty"shall
meanthoseportionsoftheCorporationPropertyoverwhich
exclusiveeasementsorlicensesarereservedforthebenefitof
certainOwners,asdescribedhereinandshownontheCondominium
Plan,including,withoutlimitation,balconies,porches,air
conditioningpads,solarcollectors,andinternalandexternal
telephonewiringdesignedtoserveasingleCondominiumUnitbut
locatedoutsidetheboundariesoftheCondominiumUnit,if
applicable,inaccordancewithCaliforniaCivilCodeSection4145,
assamemaybeamendedfromtimetotime.Thelocationofthe
ExclusiveUseCorporationPropertyairconditioningpadsandsolar
collectorsshallbethoselocationsasoriginallyconstructedby
Declarant.
Section27."FHLMC"shallmeanandrefertotheFederal
HomeLoanMortgageCorporation(TheMortgageCorporation)created
byTitleIIIoftheEmergencyHomeFinanceActof1970,assamemay
beamended,fromtimetotime,includinganysuccessorsthereto.
Section28."FNMA"shallmeanandrefertotheFederal
NationalMortgageAssociation,agovernment-sponsoredprivate
corporationestablishedpursuanttoTitleVIIIoftheHousingand
UrbanDevelopmentActof1968,asamended,fromtimetotime,
includinganysuccessorsthereto.
Section29."GNMA"shallmeanandrefertotheGovern-
mentNationalMortgageAssociationadministeredbytheUnited
StatesDepartmentofHousingandUrbanDevelopment,includingany
successorsthereto.
Section30."Include,Including"(whethercapitalizedor
not)shallmean"includeswithoutlimitation"and"including
withoutlimitation,"respectively.
-10-52027.048-22139.FCM110714
Section31."Improvements"shallmeanandrefertoall
structuresandappurtenancestheretoofeverykind,including,but
notlimitedto,Condominiumbuildings(excludingtheCondominium
Units),openparkingareas,swimmingpools,spas,cabanas,private
streets,drives,andaisles,streetlights,pavement,sidewalks,
walls,fences,decorativeorinformativesigns,retainingwalls,
mailkiosks,trellises,televisionandradioantenna,screens,pri-
vateutilitylineconnections,poles,signs,allCorporation
Propertylandscapingandirrigationsystems.Improvementsshall
alsomeanandrefertoalladditionsand/ormodificationstothe
exteriorofanyCondominiumbuilding,including,butnotlimited
to,(a)paintingtheexteriorofanyCondominiumbuildingorother
structure,(b)changingtheroofingmaterialonanyCondominium
building,and/or(c)building,constructing,installing,altering
orplanting,asthecasemaybe,anyspas,gazebos,stairs,
screeningwallsorfences,shades,awnings,screendoors,exterior
doors,skylights,solarcollectors,airconditioningand/orwater
softeningorrefiningfixturesorsystems,andalllandscaping
whichleftinitsnaturalconditionwillgrowtoaheightinexcess
oftwentyfeet(20’).
Section32."LimitedWarranty"shallmeanandreferto
theexpresswrittenlimitedwarrantytobeprovidedbyDeclarantto
theinitialOwnerswhoacquireaCondominiumfromtheDeclarant
and,ifapplicable,anyotherexpresswrittenwarrantyprovidedby
DeclaranttoanOwnerand/ortheCorporation.Asample copyofthe
versioncurrentlyavailableisattachedheretoasExhibit"E"and
providedforillustrativepurposesonly.EachOwnershallbe
responsibletoensurethatthesubsequentpurchaserofsuchOwner’s
Condominium,ifapplicable,isawareoftheLimitedWarrantyand
theproceduresandformswhichmustbefollowedandexecutedto
transfersuchLimitedWarranty,ifapplicable,tosaidsubsequent
purchaser.
Section33."LocalGovernmentAgency"shallmeanand
refertotheCity,theCounty,apublicschooldistrict,apublic
waterdistrict,andanyotherlocalormunicipalgovernmententity
oragencyincluding,withoutlimitation,anycommunityservice
area,specialassessmentdistrict,maintenancedistrictor
communityfacilitiesdistrict.
Section34."Lot"shallmeanandrefertoaplotofland
whichisseparatelydescribedandnumberedorletteredona
recordedtractmaporparcelmapassuchplotoflandmaybe
modifiedorotherwiseadjustedbyarecordedlotlineadjustmentor
recordedcertificateofcompliance.
Section35."Maintain,Maintenance"(whethercapitalized
ornot)shallmean"inspect,maintain,repairandreplace"and
"maintenance,repairandreplacement,"respectively;provided,
however,that"maintain"or"maintenance"shallnotinclude
inspection,repairandreplace(ment)wherethecontextorspecific
languageofthisDeclarationprovidesanothermeaning.
-11-52027.048-22139.FCM110714
Section36."MaintenanceGuidelines;MaintenanceManual;
MaintenanceObligations"shallmeanandrefertoanycurrent
writtenguidelines,settingforthproceduresandstandardsforthe
maintenanceandoperationofCorporationPropertyImprovementsor
CondominiumsthatmaybeprovidedtotheCorporationorOwnersby
Declarantoranygovernmentalagencyormanufacturerorsetforth
hereinforthemaintenanceofCorporationPropertyoraCondominium
andotherImprovementsDeclaranthasconstructedonorinthe
Project.MaintenanceGuidelinesincludeanyMaintenanceManual
initiallypreparedatDeclarant’sdirection,andrecommended
inspectionsandmaintenanceactivitiesforcomponentsofthe
CorporationPropertyorCondominiumandanyMaintenanceObligations
preparedbyDeclarantpertainingtosame.
Section37."Member"shallmeanandrefertoeveryper-
sonorentitywhoholdsmembershipintheCorporation,asmore
particularlysetforthintheArticlehereinentitled"TheCorp-
oration,"andshallbesynonymouswiththeterm"Owner."
Section38."Module"shallmeanandrefertoaseparate
three-dimensionalvolumeoflandand/orairspaceshownand
designatedasa"Module"onaCondominiumPlan.AModulemay
includeCondominiumswithinitsboundaries;however,theCondomini-
umsarenotanddonotconstituteModulesinandofthemselves.
Section39."Mortgage"shallmeanandincludeany
mortgageordeedoftrust,orotherconveyanceofaCondominium(or
otherportionoftheProject)tosecuretheperformanceofan
obligation,whichconveyancewillbereconveyeduponthecompletion
ofsuchperformance,includinganinstallmentlandsalescontract
(asdescribedinSections2985et seq.oftheCaliforniaCivil
Code,assamemaybeamended,fromtimetotime).Theterm"Deedof
Trust,"whenusedherein,shallbesynonymouswiththeterm
"Mortgage."
Section40."Mortgagee"shallmeanandrefertoaperson
orentitytowhomaMortgageismade,andshallincludethe
beneficiaryofaDeedofTrustorthevendorunderaninstallment
landsalescontract,asthecasemaybe,andtheassigneesofa
Mortgagee,beneficiaryorvendor.
Section41."Mortgagor"shallmeanandrefertoaperson
orentitywhomortgageshisoritsCondominiumtoanother,i.e.,
themakerofaMortgage,andshallincludeatrustorofaDeedof
Trustandthevendeeunderaninstallmentlandsalescontract.
Section42."NoticeandHearing"shallmeanandreferto
writtennoticeandtheopportunityforahearingbeforetheBoard
ortheArchitecturalReviewCommitteeoftheCorporation,as
applicable,orothertribunalappointedbytheBoardinthemanner
providedintheBy-Laws,atwhichtheaffectedOwnershallhavean
opportunitytobeheardinthemannerprovidedhereinandinthe
By-Laws.
-12-52027.048-22139.FCM110714
Section43."NoticeofAnnexation"shallmeanandrefer
tothatcertaindocumentrecordedforthepurposeofannexingall
oraportionoftheAnnexationPropertyintotheProject,in
accordancewiththeprovisionsofthisDeclaration,thereby
subjectingsaidsubsequentPhasetotheprovisionsofthis
DeclarationandtothejurisdictionoftheCorporation.
Section44."Owner"shallmeanandrefertooneormore
personsorentitieswhoaloneorcollectivelyaretherecordowner,
orowners,offeesimpletitletoaCondominium,excludingthose
personsorentitieshavinganysuchinterestmerelyassecurityfor
theperformanceofanobligation.IfaCondominiumhasbeensold
underalandsalescontract(asdescribedinSections2985et seq.
oftheCaliforniaCivilCode,assamemaybeamended,fromtimeto
time),inwhichtheStateofCaliforniaisthevendor,thenthe
vendeeshallbedeemedtobetheOwnerofsuchCondominium.Ifa
CondominiumisleasedbyDeclarantforatermoften(10)ormore
years,includingrenewalperiods,andtheleaseormemorandum
thereofisrecorded,thelesseeortransfereeoftheleasehold
interestandnottheDeclarantshallbedeemedtheOwner.Iffee
titletoaCondominiumisownedotherthanbyDeclarant,theOwner
ofthefeetitleandnotthelesseeofsuchCondominiumshallbe
deemedtheOwnerregardlessofthetermofthelease.
Section45."Phase"shallmeanandrefertoaLot,or
Lotsorportionsthereof,improvedwithCondominiumsorother
Improvementswhichis(are)annexedintotheProjectinaccordance
withthisDeclaration,andwhichis(are)subjecttoaseparate
FinalSubdivisionPublicReportissuedbytheCalBRE,unlessthe
PhaseconsistsonlyofCorporationPropertywhichdoesnotrequire
aFinalSubdivisionPublicReport.
Section46."Project"shallmeanandrefertoPhase1
(andtoallImprovements,includingtheCondominiumUnits,con-
structedthereon),togetherwithallCommonPropertyandtoall
portionsoftheAnnexationPropertywhichareannexedtoPhase1in
accordancewiththeapplicableprovisionsofthisDeclaration.
Section47."RulesandRegulations"shallmeanandrefer
totheRulesandRegulationsadoptedbytheBoardpursuanttothe
By-LawsorthisDeclaration,astheymaybeamended,fromtimeto
time.
Section48."VA/FHA"shallmeanandrefertotheUnited
StatesDepartmentofVeteransAffairsand/orFederalHousingAd-
ministration,includingthedepartmentoragencyoftheUnited
StatesgovernmentasshallsucceedtotheVAand/orFHA.For
purposesoftheFHA’srequirements,including,withoutlimitation,
thecertificationbyanattorneyrequiredbyHUDHandbook4150.1
Rev-1thatall"condominiumlegaldocuments"meettheHUDguide-
linessetforthinHUDHandbook4265.1,Appendix24,andstateand
localcondominiumlaws,theArticles,By-Laws,Declaration,and
CondominiumPlanshallconstitutethe"condominiumlegaldocuments.
-13-52027.048-22139.FCM110714
Section49."WaterQualityManagementPlans"shallmean
andrefertoallapplicableplansandrequirementsforthe
managementofstormwaterattheProject,including,without
limitation,anyapplicableNationalPollutantDischargeElimination
System("NPDES")permitrequirements,StandardUrbanStormWater
ManagementPlan("SUSMP"),WaterQualityManagementPlan("WQMP"),
StormWaterManagementPlan("SWMP"),DrainageAreaManagementPlan
("DAMP"),LocalImplementationPlan("LIP"),andotherstormwater
qualitymanagementplansthatmaybepreparedandapprovedforthe
Projectincompliancewithapplicablefederal,stateandlocal
laws.TheWaterQualityManagementPlansaddresswaterrunoff
generatedbytheresidentialareasandotherdevelopmentImprove-
mentswithintheProjectandwillbemonitoredbyvariouspublic
agencies(e.g.,theRegionalWaterQualityControlBoardandthe
City).TheWaterQualityManagementPlanscontain,amongother
things,certainBestManagementPracticesthatmustbefollowedby
theCorporation,theOwners,and/orotherresidentswithinthe
Project.TheWaterQualityManagementPlansandtherelatedBest
ManagementPracticesmaybemodifiedatanytimebytheDeclarant
and/orthepublicagencieshavingjurisdictionoversuchmatters.
Section50.Interpretation.
(a)GeneralRules.ThisDeclarationshallbe
liberallyconstruedtoeffectuateitspurposeofcreatinga
uniformplanforsubdividing,maintaining,improving,
repairingandsellingtheCondominiumsintheProject.Asused
inthisDeclaration,thesingularincludesthepluralandthe
pluralthesingular.Themasculine,feminineandneutereach
includestheother,unlessthecontextdictatesotherwise.
(b)Articles,SectionsandExhibits.TheArticle
andSectionheadingsareinsertedforconvenienceonlyandmay
notbeconsideredinresolvingquestionsofinterpretationor
construction.Unlessotherwiseindicated,anyreferencesin
thisDeclarationtoarticles,sectionsorexhibitsareto
Articles,SectionsandExhibitsofthisDeclaration.Except
asotherwisenotedherein(e.g.,thesampleformofLimited
Warranty,whichisattachedheretoforillustrativepurposes
onlyandisnotincorporatedbyreference),allexhibits
attachedtothisDeclarationareincorporatedinthisDeclara-
tionbythisreference.Thelocationsanddimensionsofany
ImprovementsdepictedontheExhibitsattachedheretoandto
anyNoticeofAnnexationareapproximateonly,andtheas-
builtlocationanddimensionofanysuchImprovementsby
Declarantshallcontrol.
(c)PrioritiesandInconsistencies.Ifthereare
conflictsorinconsistenciesbetweenthisDeclarationandthe
Articles,Bylaws,orRulesandRegulations,thentheprovi-
sionsofthisDeclarationshallprevail.
-14-52027.048-22139.FCM110714
(d)Severability.TheprovisionsofthisDeclara-
tionareindependentandseverable.Adeterminationof
invalidity,partialinvalidityorunenforceabilityofanyone
(1)provisionofthisDeclarationbyacourtofcompetent
jurisdictiondoesnotaffectthevalidityorenforceabilityof
anyotherprovisionsofthisDeclaration.
(e)StatutoryReferences.Allreferencesmadein
thisDeclarationtostatutesaretothosestatutesascurrent-
lyineffectortosubsequentlyenactedreplacementstatutes.
Section51.ApplicationofDefinitions.Theaforesaid
definitionsshallbeapplicablethroughoutthisDeclaration,andto
anysupplementsoramendmentsheretofiledorrecordedpursuantto
theprovisionsofthisDeclaration,andtoanyNoticeofAnnexation
forasubsequentPhase,unlessotherwiseindicatedorthecontext
shallprohibitsuchapplication.
ARTICLEII
INTRODUCTIONTOTHESOUTHCITYSTATION
Section1.GeneralPlanofDevelopment.TheSouthCity
Stationispresentlyplannedasamulti-phasecondominiumproject,
asdefinedinSection4125oftheCaliforniaCivilCode,which,if
completedasplanned,mayconsistofapproximatelythirty-five(35)
residentialCondominiums,andvariousamenities.Nothinginthis
Declarationand/orNoticeofAnnexationisintended,orshallbe
interpreted,toconstitutean"enhancedprotectionagreement"as
definedinSection901oftheCaliforniaCivilCode.TheProject
willbedevelopedinaccordancewithCaliforniaCivilCode,Sec-
tions4000,et seq.,andinsubstantialconformancewiththe
developmentplan,CondominiumPlan,andthearchitecturalplansand
otherplanssubmittedtoandapprovedbytheCityandreviewedby
theCalBRE(whichplansmaysetforththearchitecturalstyleand
thesizeoftheCondominiumUnits).Asoftherecordationdateof
thisDeclaration,itisanticipatedthatthearchitecturalstyleof
theCondominiumswillbeattachedCondominiumsdevelopment,and
thatthesquarefootagesoftheresidentialCondominiumUnitsmay
rangefromapproximately^to^squarefeet.
(a)Aspresentlyplanned,Phase1willconsistof
approximatelytwenty-one(21)residentialCondominiums,and
CommonProperty.EachCondominiumUnitwillbecompleted
priortothecloseofescrowforthesaleofsuchCondominium.
TheCondominiumsaremoreparticularlydescribedinthe
Articlehereinentitled"DescriptionoftheCondominiums."The
OwnersinPhase1willreceivetitletotheirrespectiveCon-
dominiumUnits,variouseasements(exclusiveandnonexclusive,
assetforthinthisDeclaration),anundividedone/twenty-
first(1/21st)interestintheCommonArea,andamembership
intheCorporation.
-15-52027.048-22139.FCM110714
(b)Aspresentlyplanned,subsequentPhasesofThe
SouthCityStationmaybeannexedasmoreparticularlyset
forthinthisDeclaration,andtheCondominiumUnitsinsuch
Phasesmayormaynotbeofsimilarconstruction,size,and
appearanceastheCondominiumUnitsinPhase1.TheOwnersin
subsequentPhaseswillreceivetitletotheirrespective
CondominiumUnits,variouseasements(exclusiveandnon-
exclusive,assetforthinthisDeclarationandtheNoticeof
AnnexationrecordedonsaidPhase),anundividedinterestin
theCommonAreaofsuchPhase,andamembershipintheCorp-
oration.
Section2.MembershipinCorporation.Asmorepar-
ticularlysetforthinthisDeclaration,eachOwnerofaCondo-
miniumintheProjectshallautomaticallybecomeaMemberofthe
Corporation,andshallbeobligatedforthepaymentofAssessments
totheCorporation.Inaddition,exceptasotherwiseprovided
herein,eachOwner,hisfamilymembers,lessees,tenants,guests
andinvitees,willbeentitledtotheuseandenjoymentofthe
CorporationPropertywithintheProject,inaccordancewiththis
Declaration,theBy-LawsandRulesandRegulationsadoptedbythe
Board.
Section3.AnnexationofSubsequentPhasesIntothe
Corporation.AtsuchtimeasfuturePhasesaredeveloped,ifever,
DeclarantmayannexsaidPhasesintotheCorporationpursuantto
thetermsandconditionssetforthherein.IfDeclarantelectsto
annexsaidPhases,aNoticeofAnnexationshallberecordedoneach
Phase,whichshallservetoimposetheProtectiveCovenantsset
forthhereinuponsuchPhaseandtosubjectsuchPhasetothe
jurisdictionoftheCorporation.ThevotingrightsintheCorpora-
tionandtheAssessmentsleviedbytheCorporationshallbe
adjustedassetforthherein.
Section4.Declarant’sUseofPrivateDrives,Aisles,
andCommonParkingAreasandUtilities.Declarantherebyreserves,
togetherwiththerighttograntandtransferalloraportionof
thesame,untiltheearlierofwhenDeclarantnolongerownsan
interestinTractNo.^ortheAnnexationPropertyorfiveyears
fromtherecordationofthisDeclaration,easementrightstouse
theprivatedrivesandaislesandcommonparkingareasandany
privateutilitieswithintheProjectfor,including,butnot
limitedto,accessandconnectionofutilitiesbyDeclarantfor
purposesofdevelopingtherealpropertycomprisingTractNo.^and
theAnnexationProperty.
Section5.PostTensionSlabs.EachOwnerhereby
acknowledgesthattheconcreteslabforanOwner’sCondominiumUnit
MAYbereinforcedwithagridofsteelcableswhichwereinstalled
intheconcreteandthentightenedtocreateveryhightension.
Thistypeofslabiscommonlyknownasa"PostTensionSlab."Each
OwnerfurtheracknowledgescuttingintoaPostTensionSlabforany
reason(e.g.,toinstallafloorsafe,toremodelplumbing,etc.)
-16-52027.048-22139.FCM110714
isveryhazardousandmayresultinseriousdamagetotheCondomin-
iumUnitand/orpersonalinjury.Byacceptingagrantdeedtothe
Condominium,eachOwnerherebyspecificallycovenantsandagrees
that:
(a)He/sheshallnotcutintoorotherwisetamper
withthePostTensionSlab;
(b)He/sheshallnotknowinglypermitanyother
persontocutintoortamperwiththePostTensionSlabso
longasOwnerownsanyinterestintheCondominium;
(c)He/sheshalldisclosetheexistenceofthePost
TensionSlabtoanytenant,lessee,orgranteeoftheCondo-
minium;and
(d)He/sheshallindemnifyandholdDeclarant,and
itsrespectiveofficers,employees,contractorsandagents,
freeandharmlessfromandagainstanyandallclaims,
damages,losses,orotherliability(includingattorneys’
fees)arisingfromanybreachofthisSection.
Section6.DevelopmentControl.NothinginthisArticle
orelsewhereinthisDeclarationshalllimit,restrict,abridgeor
control,inanymannerwhatsoever,Declarant’srighttocomplete
theplanning,development,grading,construction,advertising,
marketing,leasingandsalesoftheCondominiums,andallother
propertywithintheProject(includinganypropertywhichmaybe
annexedtheretopursuanttotheprovisionsofthisDeclaration),
including,withoutlimitation,thefollowingspecificrights,which
maybeexercisedbyDeclarant,orbyitsagentsandemployees,in
conjunctionwithsuchdevelopmentandmarketingofCondominiumsin
theProject.Therefore,Declarantshallhavetherightto:(a)
completeconstructionofanyImprovementsintheProject;(b)rede-
signorotherwisealterthestyle,size,colororappearanceofany
ImprovementsinanyportionoftheProjectownedbyDeclarantand
implementanAssessmentschedulethereonconsistentwithsuch
development;(c)constructadditionalImprovementsonanyportion
ofTractNo.^and/ortheAnnexationPropertyownedbyDeclarant;
(d)subdivide,resubdivide,adjustLotlines,gradeorre-gradeany
portionoftheProjectownedbyDeclarant;and(e)otherwise
controlallaspectsofdesigning,constructing,andphasingthe
ImprovementsintheProject,andofmarketingandconveying
CondominiumsintheProject.Infurtherancethereof,Declarant
herebyreserves,untoitselfanditssuccessorsandassignsforso
longasDeclarantownsanyinterestinTractNo.^and/orthe
AnnexationProperty,however,nottoexceedfiveyearsfromthe
recordationofthisDeclaration,andisentitledtoannexAnnex-
ationPropertytotheProject:
(a)Anonexclusiveeasementforingressandegress
on,overandacrosstheProjectasnecessarytoconstructthe
CondominiumUnitsandallotherImprovements;
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(b)Theexclusiverighttomaintainone(1)ormore
salesoffice(s),modelcomplex(es),constructiontrailer,
interiordesignanddecoratorcenter(s)withinpropertyowned
byDeclarant,andparkingareaforemployees,agentsandpro-
spectivebuyers;
(c)Theexclusiverighttoplacereasonablesigns,
flags,banners,billboardsorotherformsofadvertisingon
anyportionoftheProjectownedorcontrolledbyDeclarant
and/orCorporationProperty(specificallyincludingthe
Projectentryarea),asDeclarantdeemsnecessary,irrespec-
tiveofsize,color,shapeormaterialsofsuchitemsaslong
assuchusedoesnotunreasonablyinterferewiththeOwners’
reasonableuseoftheCorporationProperty;
(d)AnonexclusiverighttoutilizetheCorporation
Propertyandanyunassignedopenparkingspaces,ifany,in
connectionwithitsprogramforthesaleorleasingof
CondominiumsintheProject;
(e)Therighttoinstall,place,replace,con-
struct,reconstruct,modifyorremoveanyImprovementfromany
CondominiumownedbyDeclarant,asDeclarantmay,initssole
discretion,deemappropriate;
(f)Therighttoconductanycommercialactivity
uponanyCondominiumownedbyDeclarantwhichreasonably
relatestothedevelopment,marketing,leasingorsaleofthe
CondominiumsorotherpropertyintheProject;and
(g)TherighttoutilizetheCorporationProperty
intheProjectformarketingandpromotionalactivities;
however,iftheseactivitiescouldresultinexcludingan
OwnerfromthereasonableuseoftheCorporationProperty,the
DeclarantmustfirstobtainapprovalfromtheBoard,which
approvalmaybewithheldinthesoleandabsolutediscretion
oftheBoard.
EachOwnerherebygrants,uponacceptanceofhisdeedtohis
CondominiumUnit,anirrevocablespecialpowerofattorneyto
Declarant,foraslongasDeclaranthasanyownershipinterestin
TractNo.^ortheAnnexationProperty,toexecuteandrecordall
documentsandmapsnecessarytoallowDeclaranttoexerciseits
rightsunderthisDeclarationortofurtherthedevelopmentand/or
maintenanceofTractNo.^andtheAnnexationProperty.
Section7.Non-LiabilityofDeclarant.Nothinginthis
ArticleorelsewhereinthisDeclarationshallbeunderstoodor
construedtocompelDeclaranttoconstructanysubsequentPhaseof
theProject,nortocompelDeclaranttoannexsaidPhasesintothe
Project.ThepurposeofthisArticleismerelytodescribethe
legalrelationshipbetweenthefirstandanysubsequentPhasesof
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theProjectintheeventalloranyofsuchPhasesshallbe
constructedandannexedintotheProject.
Section8.IrrevocableLimitedPowerofAttorney.Each
OwnerofaCondominiumintheProject,byacceptingadeedtoa
Condominium,herebyirrevocablyappointsDeclarantashisattorney-
in-fact,forhimselfandeachofhisMortgagees,optionees,
grantees,licensees,trustees,receivers,lessees,tenants,
judgmentcreditors,heirs,legatees,devisees,administrators,
executors,legalrepresentatives,successorsandassigns,whether
voluntaryorinvoluntary,andherebygrantstoDeclarantan
irrevocablelimitedpowerofattorneycoupledwithaninterestfor
Declaranttoactashisattorney-in-factinconnectionwithany
modificationtothedevelopmentplansofalloranyportionofthe
Project.EachOwnerherebyacknowledgesandagreesthatthis
irrevocablelimitedpowerofattorneyis:(a)retainedforthe
benefitoftheDeclarantandnottheOwner;and(b)createdby
Owner’sacceptanceofadeedtoaCondominiumandaspartofthe
considerationforthepurchaseandsaleofaCondominium.Basedon
theforegoing,eachOwnerfurtheracknowledgesandagreesthatthis
irrevocablelimitedpowerofattorneyis"coupledwithaninterest"
and,pursuanttoSection2356oftheCaliforniaCivilCode,assame
maybeamended,fromtimetotime,maynotbeterminatedby:(a)
theOwner’srevocationofsuchlimitedpowerofattorney;(b)the
Owner’sdeath;or(c)theOwner’sincapacitytocontract.In
furtherancethereofandsubjecttothelimitationsandrestrictions
setforthinthisArticle,Declarantshallhavetherightandpower
asadulyauthorizedattorney-in-facttoperformanyofthe
followingactions:
(a)Toprepare,execute,acknowledgeandrecordany
maporrecordofsurveyaffectingtheProjectrequiredor
permittedbytheprovisionsoftheSubdivisionMapActofthe
StateofCaliforniaineffectonthedateoftherecordingof
thisDeclaration,andasthereafteramended,andanyordinanc-
es,rulesorregulationsoftheCity,andanyothergovernmen-
talentitiesandauthoritieshavingjurisdictionoverthe
Project,ineffectonthedateoftherecordingofthis
Declaration,andasthereafterenactedoramended,orwhich
mayberequiredorpermittedbyanytitleinsurer,and,in
connectiontherewith,toperformallconditions,undertakeany
obligationsandexecuteallagreementsanddocumentation
requiredorpermittedbyanyfederal,Stateandlocalgovern-
mentalentitiesandauthorities;toappearbeforeanysuch
governmentalentitiesandauthorities;andtoexecute,
acknowledgeanddeliveranyimprovementagreementsandbonds,
andpostdepositssecuringtheperformanceofanysuch
conditionsandobligations;
(b)Toprepare,execute,acknowledgeandrecordany
amendmenttoaCondominiumPlan,including,withoutlimita-
tion,anyamendmentsnecessarytocausesuchCondominiumPlan
toconformwiththeImprovementsasactuallybuilt,whichmay
-19-52027.048-22139.FCM110714
berequiredorpermittedbythelawsoftheStateofCalifor-
niaasineffectonthedateoftherecordingofthisDeclara-
tion,asthereafterenactedoramended,andanyordinances,
rulesandregulationsoftheCity,andanyothergovernmental
entitiesandauthoritieshavingjurisdictionovertheProject,
asineffectonthedateoftherecordingofthisDeclaration,
andasthereafterenactedoramended,orwhichmayberequired
orpermittedbyanytitleinsurer,and,inconnectionthere-
with,toperformallconditions,undertakeanyobligationsand
executeallagreementsanddocumentationrequiredorpermitted
byanyfederal,Stateandlocalgovernmentalentitiesand
authorities;andtoexecute,acknowledgeanddeliverany
improvementagreementsandbonds,andpostdepositssecuring
theperformanceofanysuchconditionsandobligations;
(c)Toprepare,execute,acknowledgeandfilefor
approvalanyapplicationforzoningorsetbackchangesorlot
lineadjustments,orcondominiumplanamendments,orvariance
orconditionalusepermits,oranyotherpermitsorreports
requiredorpermittedbythelawsoftheStateofCalifornia
asineffectonthedateoftherecordingofthisDeclaration,
asthereafterenactedoramended,andanyordinances,rules
andregulationsoftheCity,andanyothergovernmental
entitiesandauthoritieshavingjurisdictionovertheProject,
asineffectonthedateoftherecordingofthisDeclaration,
andasthereafterenactedoramended,orwhichmayberequired
orpermittedbyanytitleinsurer,and,inconnectionthere-
with,toperformallconditions,undertakeanyobligationsand
executeallagreementsanddocumentationrequiredorpermitted
byanyfederal,Stateandlocalgovernmentalentitiesand
authorities;andtoexecute,acknowledgeanddeliverany
improvementagreementsandbonds,andpostdepositssecuring
theperformanceofanysuchconditionsandobligations;
(d)Tomakeapplicationsforanypropertyreports
orpublicreports,oramendmentsthereto,orexemptionfrom
therequirementsthereforrequiredorpermittedbyfederaland
Statestatutes,rulesandregulationsrelatingtothesale,
lease,transferorotherdispositionofsubdividedlands,and,
inconnectiontherewith,toperformallconditions,undertake
anyobligationsandexecuteallagreementsanddocumentation
requiredorpermittedbyanyfederal,Stateandlocalgovern-
mentalentitiesandauthorities;andtoexecute,acknowledge
anddeliveranyimprovementagreementsandbonds,andpost
depositssecuringtheperformanceofanysuchconditionsand
obligations;
(e)Todeliveranypublicreportsorproperty
reports,oramendmentsthereto,obtainreceiptsandofferand
administerrescissionrightsrequiredbylaw;
(f)Toprepare,execute,acknowledgeandfilefor
approvalanyregistrationorapplicationforanypermit,
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approval,exemption,rulingorentitlement,whichregistration
orapplicationisrequiredorpermittedpursuanttoanylawor
regulationineffectasofthedateoftherecordingofthis
Declaration,andashereafterenactedoramendedbyany
federal,Stateandlocalgovernmentalentitiesandauthori-
ties,and,inconnectiontherewith,toperformallconditions,
undertakeanyobligationsandexecuteallagreementsand
documentationrequiredorpermittedbysuchgovernmentalbody,
andbyanysuchlawsandregulations;toappearbeforeany
suchgovernmentalbodies,andtoexecuteanddeliverany
improvementagreementsandbonds,andpostdepositssecuring
theperformanceofanysuchconditionsandobligations;andto
doallotherthingsnoworthereafterpermittedorrequiredby
anysuchgovernmentalbodyandanysuchlawsandregulations;
(g)Toprepare,execute,acknowledgeandrecordany
deedsorwaiverswhichmaybepermittedorrequiredtoclear
titletoanyconstructedorunconstructedCondominiumUnitsin
theProject;and
(h)Todoanyandallthingsnecessaryordesirable
underthecircumstancestoeffectandaccomplishdevelopment
oftheProject(e.g.,condominiumplanamendments,recordation
ofmaintenanceguidelinesfortheCommonPropertyand/or
Condominiums).
Section9.MortgageInterestandOtherEncumbrancesto
TakeSubjecttoPowerofAttorney.Theacceptanceorcreationof
anyMortgageorotherencumbrance,whetherornotvoluntary,
createdingoodfaithorgivenforvalue,shallbedeemedtobe
acceptedorcreatedsubjecttoeachofthetermsandconditionsof
thepowerofattorneydescribedhereinabove.
ARTICLEIII
DESCRIPTIONOFTHECONDOMINIUMS
Declarant,inordertoestablishaplanofCondominium
ownershipforPhase1,doesherebydeclarethatithasdivided,and
doesherebydivide,Phase1intothefollowingfreeholdestates:
Section1.CondominiumUnit.EachCondominiumUnit
shallbeaseparateinterest,asdefinedinSections4125and4185
oftheCaliforniaCivilCode,assamemaybeamendedfromtimeto
time,consistingofaResidentialAirspaceElement,andtheGarage
AirspaceElementdefinedbelowinaccordancewiththeplansand
specificationsforeachCondominiumUnitwithinPhase1,asmore
particularlyshownanddescribedontheCondominiumPlan:
(a)ResidentialAirspaceElement.Theresidential
airspaceelementisboundbyandcontainedwithintheinterior
unfinishedsurfacesoftheperimeterwalls,floors,ceilings,
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windows,anddoorsofsaidelement,andtheairspaceencom-
passedthereby,identifiedontheCondominiumPlanbytheword
"Unit"anditsrespectiveCondominiumUnitnumber.Thelower
andupperboundariesofeachresidentialairspaceelementare
horizontalorslopedplanes,theelevationsofwhichareindi-
catedinthediagrams(e.g.,verticalsections)and/ortables,
ifany,setforthintheCondominiumPlan.Thelateralbound-
ariesofeachresidentialairspaceelementareverticalplanes
atthelimitsofthehorizontaldimensionsshownintheCondo-
miniumPlanforeachresidentialairspaceelement.
(b)GarageAirspaceElement.Ifapplicable,the
garageairspaceelementisboundbyandcontainedwithinthe
interiorunfinishedsurfacesoftheperimeterwalls,floors,
ceilings,andgaragedoorofsaidelement,andtheairspace
encompassedthereby,identifiedontheCondominiumPlanbythe
letter"G"anditsrespectiveCondominiumUnitnumber.The
lowerandupperboundariesofeachgarageairspaceelementare
horizontalorslopedplanes,theelevationsofwhichare
indicatedinthediagrams(e.g.,verticalsections)and/or
tables,ifany,setforthintheCondominiumPlan.Thelateral
boundariesofeachgarageairspaceelementareverticalplanes
atthelimitsofthehorizontaldimensionsshowninthe
CondominiumPlanforeachgarageairspaceelement.
ExceptasmayotherwisebeprovidedinaNoticeof
Annexation(wheretheremaybedetachedCondominiumUnits),each
CondominiumUnitincludesboththeportionofthebuildingso
describedandtheairspacesoencompassed,allwindowsanddoorsof
saidCondominiumUnit(includingalllocks,handles,latches,
screens,weatherstripping,exteriordoors,andthegaragedoor,if
theCondominiumUnithasagarage),theforcedairheatingunit,
theairconditioningcompressor,ifany,thehotwaterheater,all
utilitylaterals,lines,pipesand/oroutletswhenlocatedwithin
orexclusivelyservingsaidCondominiumUnit(includingthe
internalandexternaltelephonewiringandsewerlateraldesigned
toexclusivelyservetheCondominium,nomatterwheresuchare
located),allbuilt-inappliancesandfixtures,thegaragedoor
opener,thechimneyflueandfireboxportionofthefireplaceinor
servicingtheCondominiumUnit,ifany,andtheinteriorstaircase,
ifany,withintheairspaceoftheCondominiumUnit,butthefol-
lowingarenotapartoftheCondominiumUnit:awnings,guttersand
downspouts,bearingwalls,columns,beams,floors,roofs,slabs,
foundations,chimneys,fences,exteriorstairsandlandings,re-
servoirs,tanks,pumps,commonmailboxstructures,irrigation
equipment,firesprinklers,includingsprinklerheadswhich
protrudeintotheairspaceoftheCondominiumUnit,ifany,fire
standpipes,firealarmsystems,fireextinguishers,andotherfire
preventionequipmentand/orfacilitieslocatedonor
servicing/protectingCorporationProperty,andothercentralser-
vices,pipes,ducts,flues,chutes,conduits,wires,exterior
lighting,andotherutilityinstallationswhereverlocated(except
allutilityinstallationsand/oroutletsthereofwhenlocated
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withinorexclusivelyservingoneCondominiumUnit,includingthe
internalandexternaltelephonewiringdesignedtoexclusively
serveaCondominiumUnit,and/orassetforthabove),poles,sump
pumps,sidewalks(ifany),thoseportionsofthesoundwalls,re-
tainingwalls,perimeterwalls,andfencesdescribedand/or
depictedasmaintainedbytheCorporationonanExhibittothis
DeclarationorarecordedNoticeofAnnexation(e.g.,Exhibit"C"
hereto),theprivatedrivesandaislesandcommonparkingareasin
theProject,thoseportionsoftheprivatestormdrainsystemfor
theProjectdescribedand/ordepictedasmaintainedbythe
CorporationonanExhibittothisDeclarationorarecordedNotice
ofAnnexation(e.g.,Exhibit"D"hereto),poles,signs,Project
monumentsignsanddirectories,andlandscapingandirrigation
improvementslocatedontheCorporationProperty,excepting
therefromlandscapingandimprovementslocatedintheExclusiveUse
CorporationProperty.
Section2.PresumptionofBoundariesofCondominium
Units.IninterpretingthisDeclaration,theCondominiumPlan,and
allinstrumentsofconveyance,theexistingphysicalboundariesof
theCondominiumUnit,orofaCondominiumUnitreconstructedin
substantialaccordancewiththeoriginalCondominiumPlanthereof,
shallbeconclusivelypresumedtobeitsboundaries,ratherthan
themetesandbounds(orotherdescription)expressedinthis
Declaration,CondominiumPlan,orinstrumentofconveyance,
regardlessofsettlingorlateralmovementofthecondominium
buildingandregardlessofminorvariancesbetweentheboundaries
shownintheCondominiumPlan,inthedeedand/orinthisDeclara-
tion,andtheactualboundariesofthecondominiumbuilding.
Section3.CommonArea.Asdescribedandreferredto
hereinabove,theCommonAreainPhase1consistsofModule"B,"as
depictedonthePhase1CondominiumPlan,butdoesnotincludeany
oftheCondominiumUnitsorCorporationProperty.TheCommonArea
iscomprisedofathree-dimensionalairspacevolume,thedimensions
ofwhicharemoreparticularlydescribedintheCondominiumPlan.
Section4.ExclusiveUseCorporationProperty.
ExclusiveUseCorporationPropertyshallmeanandrefertothat
portionoftheCorporationPropertywhichisreservedforthe
exclusiveuseoftheOwnersofparticularCondominiumUnits.An
ExclusiveUseCorporationPropertyconstitutesanexclusive
easementorlicenseappurtenanttoitsassignedCondominiumUnit,
subjecttotheexclusiveusesandpurposessetforthherein.Each
ExclusiveUseCorporationPropertybalcony,porch,airconditioning
pad,solarcollector,theCondominiumUnitwithinPhase1towhich
suchitemsareappurtenant(asapplicable,notallCondominiumsmay
havealloftheExclusiveUseCorporationPropertyareasdescribed
below)isidentifiedintheCondominiumPlanasfollows:
(a)Balcony.Ifapplicable,thebalconyareabound
byandcontainedwithintheexteriorfinishedsurfacesofthe
perimeterwalls,doorsand/orwindowsoftheadjoiningresi-
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dentialelement,andtheinteriorfinishedsurfacesofthe
balconyperimeterwallsand/orrailingsanddoors,identified
intheCondominiumPlanbytheletter"B"anditsrespective
CondominiumUnitnumber,isherebyassignedtosuchCondomini-
umUnitasshownontheCondominiumPlan.Thelowerandupper
elevationsofthebalconyareaaredescribedand/ordepicted
intheCondominiumPlan.Anystorageareaslocatedinsaid
balconyareaareconsideredpartofthebalconyareaevenif
notspecificallydepictedontheCondominiumPlan.Ifthe
balconyisdesignedfordecorativepurposesonly(e.g.,Romeo
andJulietrailing/balcony),thebalconystructureandrailing
willnotbedesignedtobeartheweightofapersonstanding
onorleaningagainstthem,andnoOwnershouldstandonor
leanagainst,orpermitanyoneelsetostandonorlean
against,thebalconystructureorrailing.
(b)Porch.Ifapplicable,theporchareaboundby
andcontainedwithintheexteriorfinishedsurfacesofthepe-
rimeterwalls,doorsand/orwindowsoftheadjoiningresi-
dentialelementandgarageelement,andtheinteriorfinished
surfacesoftheporchperimeterwallsand/orfencesanddoors,
identifiedintheCondominiumPlanbytheletter"P"andits
respectiveCondominiumUnitnumber,isherebyassignedtosuch
CondominiumUnitasshownontheCondominiumPlan.Thelower
andupperelevationsoftheporchareaaredescribedand/or
depictedintheCondominiumPlan.Theporchareashall
includetheapplicableentrystairsevenifnotspecifically
depictedontheCondominiumPlan.
(c)AirConditioningPad.Thelocationofthe
ExclusiveUseCorporationPropertyairconditioningpadsshall
bethoselocationsasoriginallyconstructedbyDeclarant.
(d)SolarCollector.Ifapplicable,thelocationof
theExclusiveUseCorporationPropertysolarcollectorsshall
bethoselocationsasoriginallyconstructedbyDeclarant.
Subjecttotheprovisionsherein,includingtheArticleentitled
"RepairandMaintenance,"and/orinarecordedNoticeof
Annexation,itshallbetheobligationofeachandeveryOwnerto
keephisrespectiveExclusiveUseCorporationPropertyinaneat,
clean,safeandattractiveconditionatalltimes,exceptforthe
signage,striping,andstructuralintegrityoftheExclusiveUse
CorporationPropertybalcony(ifapplicable).TheCorporation
shallberesponsibleformaintenanceofthestructuralcomponents
oftheExclusiveUseCorporationPropertybalcony;provided
however,ifanymaintenanceorrepairsarerequiredduetowillful
ornegligentactsoromissionsofanyOwner,hisfamily,lessees,
tenants,guests,orinvitees,theCorporationshalllevya
ComplianceAssessmentagainsttheOwnerforsuchcosts.Should
landscapingbeplacedonabalconyorporch,theOwnermusttake
adequatestepstocapturewaterfromsuchplantsandtopreventany
damagetotheProjectorunsightlyconditions.TheBoardshallhave
-24-52027.048-22139.FCM110714
therighttorestrictpotsorotheritemsfrombeingplacedontop
oforattachedtoanyfenceorrailingortoallowthepotted
plantstogrowontheexteriorofabalconyorporchrailing,fence
orallorportionsofthebuilding.EachOwnershallberesponsible
topayfortherepairsofanydamagewhichmaybecausedbythe
placingoflandscaping(includingpottedplants)inhisorher
ExclusiveUseCorporationPropertyarea.NoOwnershallmakeany
improvementstohisorherbalcony,porch,orotherExclusiveUse
CorporationPropertyareaunlessanduntiltheArchitecturalReview
CommitteehasapprovedplansofsuchImprovementsshowingsuch
detailastheArchitecturalReviewCommitteeoritsconsultant
deemsappropriate.TheArchitecturalReviewCommitteeshallhave
therighttorestrictorprohibitanyitemsfrombeingplacedonor
attachedtoabalcony,porch,orotherExclusiveUseCorporation
PropertyareawhicharewithinviewofotherOwnersandwhichthe
ArchitecturalReviewCommitteedeemstobeunattractiveornot
appropriate.EachOwnerassumesallriskswhichmayresultfrom
ImprovementsheorshemakestohisorherExclusiveUseCorpora-
tionPropertyareaorCondominiumUnit,andeachOwnerindemnifies
andholdsharmlesstheCorporation,theArchitecturalReview
Committee,DeclarantandeachotherOwnerfromanyclaims,demands,
liabilities,judgments,attorney’sfeesandotherobligationswhich
ariseoutoforareincurredinconnectionwiththeinstallation,
existenceorremovalofsuchImprovements.
Section5.UndividedFractionalFeeInterestinCommon
Area.TheinterestintheCommonAreaofPhase1herebyestablished
andwhichshallbeconveyedwitheachrespectiveCondominiumUnit
inPhase1isaone/twenty-first(1/21st)undividedfractionalfee
interest.Theaboverespectiveundividedfractionalfeeinterest
establishedandtobeconveyedwiththerespectiveCondominium
Units,asindicatedabove,cannotbechanged.Declarant,forandon
behalfofitself,anditssuccessors,assignsandgrantees,
covenantsandagreesthatneithertheCondominiumUnitnorthe
respectiveundividedfractionalfeeinterestintheCommonArea
shallbeseparatelyconveyedorencumbered.Anotherwisevalid
conveyanceorencumbrancereferringonlytotheCondominiumUnit
shallalsoconveyorencumbertherespectiveundividedfractional
feeinterestintheCommonArea.Anyattempttoconveyorencumber
theundividedfractionalfeeinterestintheCommonAreawithout
therespectiveCondominiumUnitshallbenullandvoid.
Section6.EasementsOverCorporationProperty.Each
Ownershallhaveanonexclusiveeasementappurtenanttohisorher
Condominiumforingress,egress,use,andenjoymentin,on,over,
under,across,andthroughtheCorporationPropertyintheProject,
exceptthoseportionsoftheCorporationPropertysetasideas
ExclusiveUseCorporationProperty,subjecttotheprovisionsin
thisDeclaration.
Section7.ComponentsofCondominiumOwnership.Each
CondominiuminPhase1includes:(a)aseparateinterestina
CondominiumUnit,asdefinedinSection1hereinabove;(b)all
-25-52027.048-22139.FCM110714
easements,exclusiveandnonexclusive,appurtenanttotherespec-
tiveCondominiumUnit;(c)aone/twenty-first(1/21st)undivided
fractionalfeeinterestastenants-in-commonintheCommonArea;
and(d)amembershipintheCorporation.
Section8.CondominiumNumbering.Thetwenty-one(21)
individualCondominiumUnitswhichareherebyestablishedandwhich
shallbeindividuallyconveyedaredescribedandnumberedonthe
CondominiumPlan.
Section9.GuestParkingAreas.Exceptasotherwise
providedinthisDeclaration,theCondominiumPlan,ordetermined
bytheBoard,anyunassignedopenparkingareas,shallbeusedonly
forguestparkingortemporaryresidentparking.Temporaryresident
parkingmeansnotmorethantwenty(20)continuoushours.Any
resident’svehicleparkedinaguestparkingareamaynotbeleft
inthatguestparkingareaformorethantwenty(20)continuous
hours.Anyvehicleofaresidentparkedinaguestparkingspace
formorethantwenty(20continuoushoursissubjecttotowwithout
notice.
Section10.ReservationofEasementsOverCorporation
PropertyForSubsequentPhases.Declarantherebyreservestheright
tograntnonexclusiveeasementsovertheCorporationPropertyin
Phase1(exceptanyportionsoftheCorporationPropertysetaside
asExclusiveUseCorporationPropertyandexceptforanyportions
subjecttotherightsreservedbyDeclarantassetforthinthis
Declaration)infavorofeachOwnerofaCondominiuminasubse-
quentPhaseatsuchtimeastheannexationofsuchPhasebecomes
effective,andtheOwnersoftheCondominiumsdescribedinthis
Declarationshallautomaticallyobtainnonexclusiveeasementsover
allCorporationPropertywhichisapartofsuchsubsequentPhase,
exceptanyportionsoftheCorporationPropertysetasideasExclu-
siveUseCorporationPropertyorsubjecttorightsreservedby
Declarant.
ARTICLEIV
RESERVATIONOFEASEMENTSANDOTHER
PROPERTYRIGHTSINTHECORPORATIONPROPERTY
Section1.Owners’Easements.EveryOwnershallhave
anonexclusiverightandeasementofaccess,useandenjoymentin
andtotheCorporationPropertyintheProject.Saidrightand
easementshallbeappurtenanttoandshallpasswithtitletoevery
Condominium,subjecttothelimitationssetforthinSection2
below.
Section2.LimitationsonOwners’EasementRights.The
rightsandeasementsofaccess,useandenjoymentsetforthin
Section1hereinaboveshallbesubjecttotheprovisionsofthis
Declaration,including,butnotlimitedto,thefollowing:
-26-52027.048-22139.FCM110714
(a)TherightofDeclaranttodesignateadditional
CommonAreaandCorporationPropertybyrecordationofone(1)
ormoreNoticesofAnnexation,pursuanttotheprovisionsof
theArticlehereinentitled"AnnexationofAdditionalProper-
ty";
(b)TherightoftheCorporationtoreasonably
limitthenumberofguestsofOwners;
(c)TherightoftheCorporationtoestablishand
enforcereasonableRulesandRegulationspertainingtotheuse
oftheCorporationPropertyandExclusiveUseCorporation
Property,includingallfacilitieslocatedthereonandto
enactuniformandreasonableArchitecturalGuidelines,in
accordancewiththeArticlehereinentitled"Architectural
Review";
(d)TherightoftheCorporation,inaccordance
withitsArticles,By-LawsandthisDeclaration,toborrow
moneywiththeassentofsixty-sevenpercent(67%)ofthe
votingpoweroftheCorporation,excludingDeclarant,and/or
toMortgage,pledge,deedintrustorotherwisehypothecate
anyorallofitsrealorpersonalpropertyassecurityfor
moneyborrowedordebtsincurred,forthepurposeofimproving
orrepairingtheCorporationPropertyandrelatedfacilities;
(e)TherightoftheCorporationtosuspendthe
votingrightsandrightsandeasementsofanyMember(andthe
personsderivingsuchrightsandeasementsfromanyMember)to
useandenjoyanyamenitiesontheCorporationProperty
(exceptforreasonablerightsofaccesstosuchMember’s
Condominium)fortheperiodduringwhichanyAssessment
againstsuchMember’sCondominiumremainsunpaidanddelin-
quent;andafterNoticeandHearing,toimposemonetary
penaltiesorsuspendsuchuserightsandeasementsfora
periodnottoexceedthirty(30)daysforanynoncontinuing
violationofthisDeclarationorRulesandRegulations,it
beingunderstoodthatanysuspensionforeithernonpaymentof
anyAssessmentsorbreachofsuchRulesshallnotconstitute
awaiverordischargeoftheMember’sobligationstopay
Assessmentsasprovidedherein;
(f)Subjecttothetermsandprovisionsofthe
Articlehereinentitled"MortgageeProtection,"therightof
theCorporationtodedicateortransferalloranypartofthe
CorporationPropertytoanypublicagency,authorityorutil-
ityforsuchpurposesandsubjecttosuchconditionsasmaybe
agreedtobytheOwners.Nosuchdedicationortransfershall
beeffectiveunless:(1)aninstrumentapprovingsaiddedica-
tionortransferissignedbytwoauthorizedofficersofthe
CorporationattestingthatOwnersrepresentingatleastsixty-
sevenpercent(67%)ofthevotingpoweroftheCorporation,
excludingDeclarant,approvedsuchactionandisrecordedin
-27-52027.048-22139.FCM110714
theOfficeoftheCountyRecorder,and(2)awrittennoticeof
theproposeddedicationortransferissenttoeveryOwnernot
lessthanfifteen(15)daysnormorethanthirty(30)daysin
advance;provided,however,thatthededicationortransferof
easementsforutilitiesorforotherpublicpurposesconsis-
tentwiththeintendeduseoftheCorporationPropertyshall
notrequirethepriorapprovaloftheMembersoftheCorpora-
tion;
(g)TherightofDeclarant(anditsrespective
salesagents,representativesandprospectivepurchasers)to
thenonexclusiveuseoftheCorporationProperty,andthe
facilitieslocatedthereon,withoutchargeforsales,display
accessandexhibitpurposes;provided,however,thatsuchuse
shallceaseuponthedatethatDeclarantnolongerownsa
CondominiumintheProject,noranyAnnexationProperty.Such
useshallnotunreasonablyinterferewiththerightsofenjoy-
mentoftheCorporationPropertybyotherOwners;
(h)TherightoftheCorporationtoperformand
exerciseitsdutiesandpowersassetforthherein;
(i)TherightofDeclaranttodesignateadditional
CorporationProperty,pursuanttothetermsoftheArticle
hereinentitled"AnnexationofAdditionalProperty";
(j)TherightoftheCorporationtoapprove,which
approvalshallnotbeunreasonablywithheld,andimpose
variousconditionsonaccesstotheCorporationPropertyfor
thepurposeofallowinganOwnertomaintaintheExclusiveUse
CorporationPropertydesignedtoexclusivelyservehis
particularCondominiumUnit(e.g.,therighttorequirethat
onlyacontractororotherpersonapprovedbytheBoardenters
therooforotherportionoftheCorporationProperty
[including,withoutlimitation,theroofandotherportionsof
thebuildingscontainingtheCondominiumUnits]andto
conditionsuchentryonthecontractor’sorotherperson’s
compliancewithreasonablerequirementsfortheprotectionof
theCorporationProperty[e.g.,requirementsthatthe
contractorbeappropriatelylicensed,maintaininsurance
coverageonwhichtheCorporationisnamedasanadditional
insured,and/orexecuteanindemnityagreementinfavorofthe
Corporation]).Thisincludes,butisnotlimitedto,the
rightoftheCorporation,actingthroughtheBoard,to
reasonablyrestrictorconditionaccesstoroofs,maintenance
andlandscapedareas,andsimilarareasoftheCorporation
Property(e.g.,requirethatonlyacontractororotherperson
approvedbytheBoardsentertherooforotherportionofthe
CorporationProperty,conditionsuchentryonthecontractor’s
orotherperson’scompliancewithrequirementsthatthe
contractororotherpersonbeappropriatelylicensed,maintain
insurancecoverageonwhichtheCorporationisnamedasan
additionalinsured,and/orexecuteanindemnityagreementin
-28-52027.048-22139.FCM110714
favoroftheCorporation,etc)andtoprohibitany
modificationtoanyportionoftheCorporationProperty(e.g.,
thecondominiumbuildings);
(k)OtherrightsoftheCorporation,theArchitec-
turalReviewCommittee,theBoard,theOwnersandDeclarant
withrespecttotheCorporationPropertyasmaybeprovided
forinthisDeclaration;and
(l)Anylimitations,restrictionsorconditions
affectingtheuse,enjoymentormaintenanceoftheCorporation
PropertyimposedbyDeclarant,orbytheCity,orother
governmentalagencyhavingjurisdictiontoimposeanysuch
limitations,restrictionsorconditions,including,butnot
limitedto,therightsoftheCityorsuchothergovernmental
agencyhavingjurisdictiontousetheirvehiclesorappro-
priateequipmentoverthoseportionsoftheCorporation
Propertydesignedforvehicularmovementtoperformmunicipal
functionsoremergencyoressentialpublicservices.
Section3.DelegationofCorporationPropertyUse
Rights.SubjecttotherightsreservedtotheCorporationasset
forthherein,anyOwnerwhoresideswithintheProjectmaydelegate
hisrightsofuseandenjoymenttotheCorporationPropertytothe
membersofhisimmediatefamilyandtheirguestsandinvitees.In
theeventanOwnerhasrentedorleasedhisCondominium,hisrights
touseandenjoycommonamenitiesontheCorporationPropertyshall
beautomaticallydelegatedtohistenantsorlesseesforthe
durationoftheirtenancy,andtheOwnershallforfeitanyrights
touseandenjoyanycommonamenitiesontheCorporationProperty
(exceptthoseportionsreasonablynecessarytoaccesssaidOwner’s
Condominiumtoperformnormalfunctionsofalandlord)forthe
durationofsuchtenancy.Withrespecttoaninstallmentlandsales
contract,thesellerunderthecontractshallbedeemedtohave
delegatedhisrightstouseandenjoyanycommonamenitiesonthe
CorporationPropertytothepurchaserunderthecontract.
Section4.EasementsforVehicularTraffic.Inaddition
tothegeneralrightandeasementsforaccess,useandenjoyment
grantedherein,thereshallbe,andDeclarantherebyreservesunto
itself,anditssuccessorsandassigns,togetherwiththerightto
grantandtransferalloraportionofthesame,anonexclusive
appurtenanteasementforvehicularingress,egressandaccessover
theprivatedrivesandaisleswithintheProjecttoamongother
things,(i)accessanyportionoftheAnnexationPropertynot
annexedtotheProjectand(ii)provideingress,egressandaccess
toandfromanyportionoftheAnnexationPropertynotannexedinto
theProject.
Section5.EasementsforAirConditioners/Solar
Collector.Astoanyairconditioningcompressorand/orsolar
collectorwhichDeclarantlocatedonorwithinaportionofthe
CommonProperty(e.g.,ontheroofofabuilding),thereishereby
-29-52027.048-22139.FCM110714
created,establishedandgrantedanexclusiveeasementonsaid
portionoftheCommonPropertyforthepermanentplacementofsuch
compressorand/orsolarcollectorinthelocationswheresuch
compressorand/orsolarcollectorwereoriginallyinstalledby
Declarant.Additionally,andsubjecttorestrictions,conditions,
andlimitationswhichmaybeimposedbytheBoard,eachsuch
affectedOwnerisgrantedaneasementforingress,egressand
accessonandovertheCommonPropertytomaintain,repairand
replacehisorherrespectiveairconditioningcompressorand/or
solarcollector;provided,however,thattheBoardshallhavethe
righttorequirethatonlyacontractororotherpersonapprovedby
theBoardenterorconductanyactivitiesaffectingtheroofor
otherportionoftheCorporationProperty(e.g.,inconnectionwith
anOwner’smaintenanceoftheairconditionerand/orsolar
collectorforhisCondominium,etc.)andtoconditionsuchentryon
thecontractor’sorotherperson’scompliancewithreasonable
requirementsfortheprotectionoftheCorporationProperty(e.g.,
requirementsthatthecontractorbeappropriatelylicensed,
maintainandprovidetheCorporationwithwrittenevidenceof
insurancecoverageonwhichtheCorporationisnamedasan
additionalinsured,obtaintheCorporation’swrittenpermissionto
accesstheroof,and/orexecuteanindemnityagreementinfavorof
theCorporation).Thelocationsoftheairconditionerpadsand
solarcollectorsshallbethelocationsoftheairconditionerpads
andsolarcollectorswherethesamewereoriginallyinstalledby
Declarant.
Section6.EasementsforUtilities.Therightsand
dutiesoftheOwnersofCondominiumswithintheProjectwithre-
specttomechanicalsystems,sanitarysewer,water,electricity,
televisioncableandtelephonelines,andotherfacilities,shall
begovernedbythefollowing:
(a)Eachrespectiveutilitycompanyshallmaintain
allutilityfacilitiesandconnectionsontheProjectownedby
suchutilitycompany;provided,however,thatifanycompany
shallfailtodoso,itshallbetheobligationofeachOwner
tomaintainthosefacilitiesandconnectionslocatedupon,
withinorexclusivelyservicingsuchOwner’sCondominium
(e.g.,sewer/waterlaterals)whichmaybelocatedwithin
CorporationProperty,anditshallbetheobligationofthe
Corporationtomaintainthosefacilitiesandconnections
locatedupontheCorporationPropertyand/orwhichprovide
servicetomorethanone(1)Condominium(e.g.,trunk/main
lineutilities).Notwithstandingtheforegoing,internaland
externaltelephonewiringdesignedtoserveasingleCondomin-
iumUnit,butlocatedoutsidetheboundariesoftheCondomini-
umUnit,shallbemaintainedbytheOwnerofsaidCondominium
Unit.Additionally,theCorporationshallmaintain,repair
andreplaceanystampedconcrete,ifany,intheCorporation
Propertythatisdamaged,destroyedoralteredinanymanner
asaresultofrepairormaintenanceworktoutility
facilitiesorconnectionsperformedbyautilitycompany,
-30-52027.048-22139.FCM110714
unlesssuchrepairormaintenanceworkiscausedbyorthe
resultofanOwner’s,hisfamilymembers’,guests’or
invitees’negligenceorintentionalconduct.
(b)Wherevermechanicalsystems,sanitarysewer,or
waterconnections,firealarm,suppression,orprotection
facilities,televisioncables,electricityortelephonelines
areinstalledwithintheProjectanditbecomesnecessaryto
gainaccesstosaidmechanicalsystems,connections,cables
and/orlinesthroughaCondominiumUnitownedbysomeoneother
thantheOwneroftheCondominiumUnitservedbysaid
mechanicalsystems,connections,cablesand/orlines,the
OwneroftheCondominiumUnitservedbysaidmechanical
systems,connections,cablesand/orlinesshallhavethe
right,andisherebygrantedaneasementtothefullextent
necessarytherefor,toenteruponsuchotherCondominiumUnit
ortohavetheutilitycompaniesenteruponsuchotherCondo-
miniumUnittorepair,replaceandgenerallymaintainsaid
mechanicalsystems,connections,cablesand/orlines.
(c)Whenevermechanicalsystems,sanitarysewer,or
waterconnections,firealarm,suppression,orprotection
facilities,televisioncables,electricityortelephonelines
areinstalledwithintheProject,andsaidmechanicalsystems,
connections,facilities,cablesand/orlinesservemorethan
one(1)CondominiumUnit,theOwnerofeachCondominiumUnit
servedbysaidmechanicalsystems,connections,facilities,
cablesand/orlinesshallbeentitledtothefulluseand
enjoymentofsuchportionsofsameasservicehisCondominium
Unit.
(d)IntheeventofadisputebetweenOwnersre-
spectingtherepairorrebuildingoftheaforesaidmechanical
systems,connections,facilities,cablesand/orlines,orthe
sharingofthecostthereof,uponwrittenrequestofone(1)
ofsuchOwnersaddressedtotheCorporation,themattershall
besubmittedtotheBoardwhoshalldecidethedispute,and
thedecisionoftheBoardshallbefinalandconclusiveonthe
Owners.
(e)EasementsovertheProjectfortheinstallation
andmaintenanceofmechanicalsystems,electricandtelephone
lines,water,firealarm,suppression,andprotectionfacili-
ties,drainageandsanitarysewerconnectionsandfacilities,
andtelevisionantennacablesandfacilities,allasshownon
therecordedmapoftheProjectand/ortheimprovementplans
submittedbyDeclarantandapprovedbytheCity,andasmaybe
hereafterrequiredorneededtoservicetheProject,are
herebyreservedbyDeclarant,togetherwiththerighttogrant
andtransferalloraportionofthesame.
(f)TotheextentrequiredbytheCity,allutility
linesshallbeplacedandmaintainedunderground,andallnew
-31-52027.048-22139.FCM110714
roof,wallandground-mountedmechanicalequipment,utility
equipment,andutilitymetersshallbescreenedfrompublic
viewwithappropriatebuildingmaterialsand/orlandscaping.
Section7.EasementsforMaintenanceoftheCorporation
PropertybytheCorporation.Thereisherebycreated,grantedand
reservedanonexclusiveeasementinfavoroftheCorporationfor
ingress,egressandaccesson,overandacrossallportionsofthe
Project(includingbutnotlimitedtotheCondominiumsinthe
Project)asreasonablyrequiredbytheCorporationtoperformits
maintenanceobligationssetforthinthisDeclarationoradoptedby
theBoard.IntheeventitbecomesnecessaryfortheCorporationto
enteruponanyCondominiumUnitorExclusiveUseCorporation
Propertyforpurposesof:(a)performingitsmaintenance
obligationsassetforthinthisDeclarationand/ortheRulesand
Regulations;or(b)bringinganOwnerand/orhisCondominiuminto
compliancewiththisDeclaration,inaccordancewiththeprovisions
setforthherein,theCorporation,anditsdulyauthorizedagents
andemployees,shallhavetheright,afterreasonablenoticetothe
Ownerandatareasonablehouroftheday,toenteruponorwithin
suchOwner’sCondominiumUnitfortheperformanceofsuchwork.
SuchentryshallbemadewithaslittleinconveniencetotheOwner
asispracticable,andintheeventthatanydamageshallbe
proximatelycausedbysuchentry,theCorporationshallrepairthe
sameatitsexpense.Notwithstandingtheforegoing,intheeventof
anemergency,orforregularmaintenanceobligations(e.g.,the
inspectionofthefiresprinklerheadswithintheCondominium
Units),suchrightofentryshallbeimmediate.
Section8.EasementsforClusteredMailboxes.Inorder
tocomplywiththevariousrequirementsoftheCityandtheUnited
StatesPostalService,clusteredmailboxesmaybeinstalledwithin
theProject.Easementsareherebycreatedonandovertheaffected
portionsoftheProjectandgrantedinfavorofallOwnersandthe
UnitedStatesPostalServicefordelivery,depositandretrievalof
mail.TheCorporationshallmaintainmailboxesintheProjectnot
otherwisemaintainedbytheUnitedStatesPostalServices.Each
Ownershallberesponsibleforthemaintenanceoftheindividual
mailbox,includingthehinges,lock,andkeysthereof,exclusively
servingsuchOwner.
Section9.EasementsOverSidewalks.Therearehereby
createdandreservednon-exclusivereciprocalappurtenantease-
ments,grantedinfavorofallOwners,themembersoftheir
families,theirlesseesandtenantsand/ortheirrespectiveguests
andinvitees,forpedestrianaccess,useandenjoymenton,overand
acrossallsidewalksandwalkwayswithintheCorporationProperty,
ifany.
Section10.EasementsforDrainage.Therearehereby
created,grantedandreservedovertheCorporationPropertyand
Condominiumseasementsfordrainageaccordingtotheestablished
patternsfordrainagecreatedbytheapprovedgradingand/or
-32-52027.048-22139.FCM110714
buildingplansfortheProject,aswellasaccordingtoDeclarant’s
as-builtconditions,aswellastheactual,natural,existing
drainagepatterns.EachOwnershallmaintainhisrespective
CondominiumandExclusiveUseCorporationPropertyinsuchamanner
toensurethatnowatercollectsorpondsinanylocationadjacent
toanywallsorfences,ifany,oftheimmediatelyadjacent
Condominium.Withoutlimitingpotentialliabilityasaresultof
otheractivitiesoractions,eachOwnershallbeliableforany
damagethatoccurstotheCorporationPropertyand/oraCondominium
UnitasaresultofanOwner’smodificationstosuchOwner’s
CondominiumorExclusiveUseCorporationProperty.EachOwner
covenantsandagreesthatheshallnotobstructorotherwise
interferewiththedrainagepatternsofwatersoverthebalcony,
porch,orotherExclusiveUseCorporationPropertyareaofhis
Condominium,or,inthealternative,thatintheeventitis
necessaryandessentialtoaltersaiddrainagepatterns,hewill
makeadequateprovisionsforproperdrainageandsubmitsuchplans
forwrittenapprovalbytheArchitecturalReviewCommittee.
Section11.EasementforAreaDrains.Declaranthereby
establishes,reserves,andgrantstotheCorporationandOwners,
nonexclusivereciprocaleasementsovertheCorporationPropertyfor
drainagepurposestoaccommodatethedrainagesystem,including,
butnotlimitedtoareadrainsandpipes,originallyinstalledby
Declarant.TheCondominiumOwnerservedbysaiddrainagesystem
shallberesponsibletomaintainandpreservesaidsystem(e.g.,
withinhisCondominiumorExclusiveUseCorporationArea)inan
operatingconditiontoensureproperdrainageon,over,under,
acrossandthroughthebalcony,porch,andotherExclusiveUse
CorporationPropertyareasofhisCondominium(ifapplicable)in
accordancewiththedrainagepatternscreatedbytheas-built
conditionbyDeclarantfortheProject,andshallbearthecostof
themaintenance,repairorreplacementassociatedwiththedrainage
system(e.g.,inletstructures,areadrains,drainlines,etc.)
whichaffectshisCondominium.NoOwnershallalterinanymanner
whatsoever,orremovethedrainagesystemwithoutthepriorwritten
approvaloftheBoard.Intheeventanyportionofthedrainage
systemisdamaged,destroyedornotproperlymaintained,any
CondominiumOwneraffectedbysuchdrainagesystemmaycausesaid
repair,restorationormaintenanceworktobecompletedandshall
beentitledtorecovertheappropriateexpensesfromtheOwner
responsibleforsuchdamage,destructionorimpropermaintenance.
Notwithstandingtheforegoing,ifanyportionofthedrainage
systemisdamagedordestroyedasaproximateresultofanyactor
omissionofanyOwner,oranymemberofhisfamily,guests,
tenants,lesseesand/orinvitees(withoutregardtofault),such
OwnershallimmediatelynotifytheCorporationofsuchdamageor
destructionandshallbearallofthecostsrelatedthereto,
includinganycostand/orexpenserelatedtotherepairofthe
drainagesystemandanypersonalinjuryorpropertydamagetoany
personorCondominiumintheProject.
-33-52027.048-22139.FCM110714
Section12.EasementsforConstructionandSales.De-
clarantherebyreservesuntoitself,anditssuccessorsand
assigns,togetherwiththerighttograntandtransferallora
portionofthesame,untiltheearlierofsuchtimeasDeclarantno
longerhasanownershipinTractNo.^ortheAnnexationProperty
orfiveyearsfromtherecordationofthisDeclaration,nonexclu-
siveeasementsforaccess,ingressandegressonandoverthe
Projecttocarryonnormalsalesactivity,includingtheoperation
ofamodelscomplex,salesofficeandparkingarea,andthedisplay
ofpromotionalsignsandexhibitsinconnectionwiththesaleor
leaseofCondominiumsintheProject.
Section13.EasementsforMasterAntennae,CableTele-
visionandAlarmSystemCabling.Thereareherebyreservedforthe
benefitofDeclarant,anditssuccessorsandassigns,togetherwith
therighttograntandtransferalloraportionofthesame,
nonexclusiveeasementsofaccess,ingressandegresstotheProject
forpurposesofinstallation,operation,maintenance,repair,
inspection,replacementandremovalofmasterantennae,cable
televisionservicelines,alarmsystemcablingandallrelated
facilitiesandequipment.Sucheasementsshallbefreely
transferabletoanyotherpersonorentityforthepurposeof
providingsuchservices.Allsuchmasterantennae,cabletelevision
servicelinesandalarmsystemcablingshallremainthepropertyof
Declarantoritssuccessorsandassigns.Theexerciseofallrights
reservedhereundershallnotunreasonablyinterferewiththerea-
sonableuseandenjoymentoftheProject.Declarant,oritssuc-
cessorsandassigns,shallberesponsibleforanydamageinanyway
arisingoutof,orinconnectionwith,therightsandactivities
reservedhereunder.
Section14.ReservationofConstructionRightsbyDe-
clarant.InadditiontotherightsreservedbyDeclaranttocontrol
developmentoftheProjectassetforthherein,including,butnot
limitedto,intheArticleentitled"IntroductiontoTheSouth
CityStation,"nothinginthisDeclarationshalllimittherightof
Declaranttomaintaintemporaryfences,limitaccessbyOwnersto
portionsoftheCorporationProperty,establish,reserveand/or
grantadditionallicenses,easementsandrights-of-wayinfavorof
Declarant,utilitycompaniesorothersasmay,fromtimetotime,
bereasonablynecessaryforthedevelopmentoftheProjectandthe
saleoftheCondominiumstherein.Theforegoingrightsestablished
andreservedbyDeclarantshallbesubjectonlytotheapplicable
regulationsandrequirementsoftheCityandtheCalBREandshall
notresultintheinterferencewiththereasonableandregularuse
andenjoymentoftheCorporationPropertybyOwners.
Section15.EasementforPublicServiceUses.Inaddi-
tiontotheforegoingeasementsovertheCorporationProperty,
thereareherebycreated,establishedandgrantedeasementsfor
publicservices,including,butnotlimitedto,theimmediateright
ofpolice,fire,ambulance,andotherpublicservicesand
authorizedrepresentativesoftheCityandotherLocalGovernment
-34-52027.048-22139.FCM110714
AgenciestoenteruponanypartoftheProjectatanytimeforpur-
posesofservingthehealthandwelfareofOwnersintheProject.
AsrequiredbytheCity,noticeofsuchrightofgovernmental
agencyaccessshallbeprominentlydisplayedinthecommonareasof
theProject(i.e.,CorporationProperty).
Section16.ControlofCorporationProperty.Control
and/ortitleoftheCorporationPropertyinanyPhase(excluding
thoseportionsoftheCorporationPropertywhicharesubjecttothe
variousrightsreservedbyDeclarantassetforthinthisDeclara-
tion)shallbeturnedoverbyDeclaranttotheCorporationpriorto
orsimultaneouslywiththefirstcloseofescrowforthefirstsale
ofaCondominiumintheapplicablePhase.Withoutlimitingthe
generalityoftheforegoing,Declarantshallconveyfeetitleto
CorporationPropertytotheCorporationfreeandclearofall
encumbrancesandliens,exceptpropertyrightsinandtothe
CorporationPropertywhichareofrecordorcreatedhereinorina
NoticeofAnnexation,andanycurrentrealpropertytaxes,which
shallbeproratedtothedateoftransfer.Asmoreparticularly
setforthintheArticlehereinentitled"EnforcementofBonded
Obligations,"intheeventthatImprovementsproposedtobe
constructedwithintheCorporationPropertyinaPhasehavenot
beencompletedpriortothefirstcloseofescrowinsuchPhase,as
maybeevidencedbyaNoticeofCompletionrecordedintheOfficial
RecordsoftheCounty,thecompletionofsuchImprovementsshallbe
assuredinaccordancewithSection11018.5oftheCalifornia
BusinessandProfessionsCode,oranysimilarstatutehereinafter
enacted,andtheapplicableregulationsoftheCalBRE.The
Corporationshallbeobligatedtoundertakeallmaintenance
responsibilitiesfortheCorporationPropertywhentheCorporation
leviesAssessmentsforthemaintenancethereof,orwhentheCity
approvestheCorporationPropertyImprovements(asevidencedbythe
releasebytheCityofanybondspostedbyDeclarantasrequiredby
CityforsaidCorporationProperty)installedbyDeclarant,
whicheverisfirsttooccur.Notwithstandingtheforegoing,ifthe
contractorsorsubcontractorsofDeclarantarecontractually
obligatedtomaintainorwarrantthelandscapingorother
ImprovementsontheCorporationPropertyforaspecifiedperiodin
whichsaidcontractorsorsub-contractorsshallperformsuchmain-
tenance,theCorporationshallnotinterferewiththeperformance
ofsuchwarrantyorothercontractualmaintenanceobligations.
Maintenanceperformedbysuchcontractorsorsubcontractorsshall
notservetopostponethecommencementofAssessmentspursuantto
thisDeclaration,norentitleanOwnertoclaimanyoffsetor
reductionintheamountofsuchAssessments.Declarantisnot
obligatedtoinstallanyCorporationPropertyImprovementsother
thanthoserequiredbytheCitypursuanttotheProjectapproval
requirements.Thenature,design,qualityandquantityofall
ImprovementstotheCorporationPropertyshallbedeterminedby
Declarantinitssolediscretioninaccordancewiththetermsof
theProjectapprovals.Intheeventthatadisputearisesbetween
DeclarantandtheCorporationwithrespecttothenature,design,
qualityorquantityoftheImprovements,ortheacceptanceof
-35-52027.048-22139.FCM110714
maintenanceresponsibilitiestherefor,theCorporationshallbe
obligatedtoacceptownershipand/orcontroloftheCorporation
Propertyandundertakemaintenanceresponsibilitiespending
resolutionofthedispute.Notwithstandinganythingtothecontrary
hereinorintheBy-LawsfortheBoard,commencingonthedateof
thefirstannualmeetingoftheOwners,Declarantshallrelinquish
controlovertheCorporation’sabilitytodecidewhetherto
initiateaconstructiondefectclaimunderDivision2,Part2,
Title7(commencingwithSection895)oftheCaliforniaCivilCode.
Therefore,theDeclarant,currentemployeesandagentsofDeclar-
ant,BoardmemberswhoareappointedbyDeclarant,Boardmembers
electedbyamajorityofvotescastbyDeclarant,andallother
personswhosevoteorwrittenconsentisinconsistentwiththe
intentoftheprecedingsentence,areprohibitedfromparticipating
andvotinginanydecisionoftheCorporationorOwnerstoinitiate
adefectclaim.
Section17.EasementsforEncroachments.Declarant
reservesforitsbenefitandthebenefitoftheOwners,andhereby
creates,establishes,andgrantstotheOwnersareciprocal
easementappurtenanttoeachCondominiumovertheCondominiumUnits
andCommonPropertyforthepurposeof(i)accommodatingany
existingencroachmentofanywall,eave,overhangs,wingwalls
and/orchimneysofanyImprovementexistingonlyasofthedatethe
escrowinitiallyclosedforthesaleoftheCondominiumfromthe
DeclaranttoanOwner,and(ii)maintainingthesameandaccommo-
datingauthorizedconstruction,reconstruction,repair,shifting,
movement,ornaturalsettlingofsuchencroachmentsorImprove-
ments.Declarantfurtherreservesreciprocaleasementsforutility
servicesandrepairs,replacementandmaintenanceofthesameover
theCommonPropertyforthebenefitoftheOwners.Useofthe
foregoingeasementsmaynotunreasonablyinterferewitheach
Owner’suseandenjoymentofOwner’srespectiveCondominium.
Section18.OtherEasementsandLicenses.Inaddition
totheforegoing,theProjectissubjecttoalleasementsand
licensessetforthontherecordedmapofTractNo.^andthemaps
ofanyAnnexationPropertyannexedintotheProjectinaccordance
withtheprovisionsofthisDeclaration,aswellasanyandall
othereasementsandlicensesrecordedagainsttheproperty
comprisingtheProjectintheOfficeoftheCountyRecorder.
Declarantreservesforitsbenefitanon-exclusiveeasementover
theentiretyoftheProjectasreasonablynecessarytomaintain,
repair,andreplaceanyImprovements(including,without
limitation,stormdrainagefacilitiesandotherBestManagement
Practices)thathavenotyetbeenconveyedtotheCorporation.
-36-52027.048-22139.FCM110714
ARTICLEV
THECORPORATION
Section1.Membership.Everypersonorentitywhoor
whichisanOwner,asdefinedhereinabove,shallbeaMemberofthe
Corporation.Theforegoingisnotintendedtoincludepersonsor
entitieswhoholdaninterestinaCondominiumintheProject
merelyassecurityfortheperformanceofanobligation.
Section2.VotingRights.TheCorporationshallhave
two(2)classesofvotingmembership,asfollows:
ClassA.ClassAMembersshallbeallOwners,with
theinitialexceptionoftheDeclarantuntiltheconversionof
theClassBMemberstoClassAMembers,andshallbeentitled
toone(1)voteforeachCondominiumowned.Whenmorethanone
(1)personholdsaninterestinanyCondominium,allsuchper-
sonsshallbeMembers.ThevoteforsuchCondominiumshallbe
exercisedastheyamongthemselvesdetermine,butinnoevent
shallmorethanone(1)votebecastwithrespecttoany
Condominium.TheCorporationshallrecognizethevotecastby
aco-Owner,unlessanotherco-Ownershallcastaconflicting
vote,inwhichcasebothvotesshallbenullandvoid,andnot
recognizedbytheCorporation.Thenonvotingco-Ownerorco-
Ownersshallbejointlyandseverallyresponsibleforallof
theobligationsimposeduponthejointly-ownedCondominium.
ClassB.TheClassBMembershallbetheDeclarant
andshallbeentitledtothree(3)votesforeachCondominium
ownedintheProjectuponwhichDeclarantisthenpayingthe
appropriatemonthlyAssessmentsprovidedforhereinbelow.The
ClassBmembershipshallceaseandbeconvertedtoClassA
membershipuponthehappeningofanyofthefollowingevents,
whicheveroccursearliest:
(a)Thesecondanniversaryofthefirstclose
ofescrowforthesaleofaCondominiumpursuanttothe
originalissuancebytheCalBREofthemostrecently
issuedFinalSubdivisionPublicReportforaPhaseofthe
Project;or
(b)Thefourthanniversaryofthefirstclose
ofanescrowforthesaleofaCondominiumpursuantto
theoriginalissuancebytheCalBREofaFinalSubdivi-
sionPublicReportforPhase1.
AnyactionbytheCorporationwhichmusthavetheap-
provalofthemembershipoftheCorporationbeforebeingundertaken
shallrequirethevoteorwrittenassentofbothamajorityofthe
ClassBmembershipaswellasamajorityoftheClassAmembership,
solongastherearetwo(2)outstandingclassesofmembership,
unlessaspecificprovisionofthisDeclarationortheBy-Lawsor
-37-52027.048-22139.FCM110714
ArticlesoftheCorporationrequires(i)theapprovalofagreater
percentageofthevotingmembership,or(ii)avotebyMembers
otherthanDeclarant,or(iii)aspecificapprovalpercentageof
alltheMembers.Notwithstandingtheforegoing,anyactionbythe
CorporationpursuanttotheArticlecontainedhereinentitled
"EnforcementofBondedObligations"shallonlyrequireamajority
ofthevotingpoweroftheOwners,otherthanDeclarant.
Section3.SpecialProceduresForAppointmenttothe
Board.Notwithstandingtheforegoing,theClassAMembersshall
beentitledtoelectatleastoneofthemembersoftheBoard,so
longastherearetwo(2)classesofmembershipoutstandinginthe
Corporation,andallmembersoftheBoard(includingthose
appointedbyDeclarant)shallbesubjecttoremoval,withor
withoutcause,asprovidedintheBy-LawsandCalifornialaw.The
requirementsofthisSection3,aswellasSection2above,ofthis
ArticleVareintendedandshallbeconstruedtocomplywiththe
timeframeandotherrequirementssetforthinCalifornialawand
theregulationsoftheCaliforniaCommissionerofRealEstate
(e.g.,CalBRERegulation2792.18,2792.19,etc.)regardingthe
transferofcontroloftheCorporationfromtheDeclaranttothe
Members.
Notwithstandingtheforegoingoranyprovisioninthis
Declaration,transferofcontroloftheCorporationshallpassto
theOwnersofCondominiumsnolaterthanthelatestofthe
following:(a)onehundredtwenty(120)daysafterthedateby
whichseventy-fivepercent(75%)oftheCondominiumsintheProject
havebeenconveyedbytheDeclaranttotheOwners;(b)three(3)
yearsaftercompletionoftheProject,asevidencedbythefirst
conveyanceofaCondominiumbyDeclaranttoanOwner;or(c)the
timeframeestablishedunderCaliforniaorlocalcondominiumlaws
ifspecificprovisionsregardingthetransferofcontrolexist.
Section4.AdjustmentofVotingRights.Thevoting
rightsintheCorporationshallbeadjustedonthefirstdayofthe
firstmonthimmediatelyfollowingthefirstcloseofanescrowfor
thesaleofaCondominiumineachPhaseoftheProject.
Section5.VestingofVotingRights.Thevotingrights
attributabletoanygivenCondominiumintheProject,asprovided
forherein,shallnotvestuntiltheAssessmentsprovidedfor
hereinbelowhavebeenleviedbytheCorporationagainstsaid
Condominium.
Section6.SuspensionofVotingRights.Asmorepar-
ticularlysetforthintheArticleentitled"GeneralProvisions,"
theBoardshallhavetheauthority,amongotherthings,tosuspend
thevotingrightsofanyMembertovoteatanymeetingofthe
MembersforanyperiodduringwhichsuchOwnerisdelinquentinthe
paymentofanyAssessment,regardlessoftype,itbeingunderstood
thatanysuspensionfornonpaymentofanyAssessmentshallnot
-38-52027.048-22139.FCM110714
constituteawaiverordischargeoftheMember’sobligationtopay
theAssessmentsprovidedforinthisDeclaration.
Section7.Transfer.TheCorporationmembershipheldby
anyOwnerofaCondominiumshallnotbetransferred,pledgedor
alienatedinanyway,exceptasincidentaltothesaleofsuch
Condominium.Intheeventofsuchsale,theCorporationmembership
mayonlybetransferred,pledgedoralienatedtothebonafide
purchaserorpurchasersoftheCondominium,ortotheMortgagee(or
thirdpartypurchaser)ofsuchCondominiumuponaforeclosuresale.
Anyattempttomakeaprohibitedtransferisvoidandwillnotbe
reflecteduponthebooksandrecordsoftheCorporation.The
CorporationmaylevyareasonabletransferfeeagainstnewOwners
andtheirCondominiums(whichfeeshallbeaComplianceAssessment
chargeabletosuchnewOwner)toreimbursetheCorporationforthe
actualadministrativecostoftransferringthemembershipstothe
newOwnersontherecordsoftheCorporation.
Section8.RecordDates.Forthepurposesofdetermin-
ingMembersentitledtonoticeofanymeeting,tovoteorto
exerciseanyotherrightsinrespectofanylawfulaction,the
BoardmayfixinadvancerecorddatesasprovidedintheBy-Laws.
ARTICLEVI
POWERSANDDUTIESOFTHECORPORATION
Section1.ManagementBody.TheCorporationishereby
designatedasthemanagementbodyoftheProject.TheMembersof
theCorporationshallbetheOwnersintheProjectasprovided
herein,andtheaffairsoftheCorporationshallbemanagedbya
BoardofDirectors,asmoreparticularlysetforthintheBy-Laws.
TheinitialBoardshallbeappointedbytheDeclarant.Thereafter,
theDirectorsshallbeelectedasprovidedintheBy-Laws.
Section2.Powers.TheBoard,forandonbehalfofthe
Corporation,shallhavetherightandpowertodoallthingsnec-
essarytoconduct,manageandcontroltheaffairsandbusinessof
theCorporation.SubjecttotheprovisionsoftheArticles,theBy-
LawsandthisDeclaration,theBoardshallhaveallgeneralpowers
authorizedundertheCaliforniaCorporationsCodefornonprofit,
mutualbenefitcorporations,andshallhavethefollowingspecific
powers:
(a)EnforcetheprovisionsofthisDeclaration
(including,butnotlimitedto,theabilitytorecordanotice
ofnoncomplianceorviolation,unlessotherwiseprovidedby
commonlaw),includinganyamendmentsthereto,andall
contractsoranyagreementstowhichtheCorporationisa
party;
-39-52027.048-22139.FCM110714
(b)Acquire,manage,maintain,repairandreplace
allCorporationPropertyandImprovementslocatedthereon,in-
cludingallpersonalproperty,inaneat,clean,safeand
attractiveconditionatalltimes,andpayforallutilities,
gardening,irrigationwater,andothernecessaryservicesfor
theCorporationProperty,allasmorespecificallysetforth
herein,includingtheArticleentitled"Repairand
Maintenance",andanyrecordedNoticeofAnnexation;
(c)Maintainfire,casualty,liabilityandfidelity
bondcoverage,andotherinsurancecoveragepursuanttothe
termsofthatArticlehereinentitled"Insurance";
(d)Obtain,forthebenefitoftheCorporation
Property,allcommonlymeteredwater(e.g.,domesticandfire
water),sewer,andelectricservices,refusecollectionand
cable(ormasterantenna)televisionservice,ifany;
(e)Employandretainaprofessionalmanagerand/or
managementcompanytoperformalloranyportionoftheduties
andresponsibilitiesoftheBoardandengagesuchother
personnel(includingattorneys,budgetpreparers,andaccoun-
tants)asnecessaryfortheoperationoftheProjectand
administrationoftheCorporation;
(f)Payalltaxesandspecialassessmentswhich
wouldbealienupontheentireProjectortheCorporation
Property,anddischargeanylienorencumbranceleviedagainst
theentireProjectortheCorporationProperty;
(g)Payforreconstructionofanyportionofthe
CorporationPropertydamagedordestroyed;
(h)Delegateitspowers;
(i)AdoptreasonableRulesandRegulationscon-
cerningthemaintenance,improvement,useand/oroccupancyof
theProjectandelectionproceduresincompliancewith
CaliforniaCivilCodeSection4340-4370;
(j)EnterintoanyCondominiumwhennecessaryin
connectionwithmaintenanceorconstructionforwhichthe
Corporationisresponsible;
(k)Executelotlineandcondominiumboundary
adjustments(andcorrespondingdeeds),enterintoamainte-
nanceand/orotheragreementwithDeclarantorathirdparty,
subjecttoCivilCodeSection4600,ifapplicable,grantfee
titletooreasementsovertheCorporationPropertyto
Declarantorathirdparty,and/orreceivefeetitletooran
easementoverrealpropertyownedbyDeclarantorathird
partyasreasonablynecessaryduetothoseconditionsinthe
fieldwhereitisnotreadilyapparentwhereLotlinesare
-40-52027.048-22139.FCM110714
locatedandtherespectiveparty’smaintenanceresponsibili-
tiescommenceandend,andsuchadjustments,deedsand/or
agreementswillpromoteaclearlydefinedanduniformmainte-
nanceplanbytherespectivepartiesorasotherwisedeter-
minedappropriatebyamajorityvoteoftheBoard;
(l)Grantexclusiveeasementsorlicensesover
portionsoftheCorporationPropertyinaccordancewithCali-
forniaCivilCodeSection4600,assamemaybeamendedfrom
timetotime,and(whererequiredbylaw)withtheassentof
sixty-sevenpercent(67%)ofthevotingpoweroftheCorpora-
tion;
(m)LevyandcollectAssessmentsonallCondomini-
umsintheProjectforwhichAssessmentshavecommenced,and
enforcepaymentofsuchAssessmentsinaccordancewiththe
termsandprovisionssetforthintheArticlehereinentitled
"EffectofNonpaymentofAssessments:RemediesoftheCorpora-
tion";
(n)SubjecttocompliancewithSection5925et seq.
oftheCaliforniaCivilCode,assamemaybeamendedfromtime
totime,institute,defend,settleorinterveneonbehalfof
theCorporationinanydisputeresolutionproceedingin
matterspertainingto(i)enforcementoftheDeclaration,
RulesandRegulationsandBy-Laws;(ii)damagetotheCommon
Property;(iii)damagetotheCondominiumUnitswhicharises
outof,orisintegrallyrelatedto,damagetotheCommon
PropertythattheCorporationisobligatedtomaintainor
repair;
(o)Negotiateandenterintoagreementsfor
TelecommunicationServices,withtermsnotinexcessoften
(10)years,providedthatDeclarantdoesnothaveadirector
indirectownershipinterestinthesupplierofsuchservices
orequipmentequaltoorgreaterthantenpercent(10%);
(p)Negotiateandenterintoagreementswithany
nonprofitcorporations(e.g.,governingportionsofTractNo.
^and/ortheAnnexationProperty),includingthestreetsand
anyrecreationalamenitieslocatedthereon)orLocalGovern-
mentAgencies;
(q)Negotiateandenterintocontractsinwhichthe
Corporationentersintolitigationoranyalternativedispute
resolutionprocedurewhentheCorporation’sobligationtopay
forservicesissetinwholeorinpartonacontingencybasis
except(i)contractsforcollectionofassessmentorother
accountsreceivable;(ii)contractsinvolvingevaluationof
services;or(iii)contractswithatotalamounttobepaidby
theCorporationnotinexcessofFortyThousandDollars
($40,000.00);
-41-52027.048-22139.FCM110714
(r)Asapplicable,complywithtermsandprovisions
ofCaliforniaCivilCodeSection6000,asamended,inconnec-
tionwithanypotentiallitigationbaseduponaclaimfor
defectsinthedesignorconstructionoftheCorporation
Property;
(s)Executeallnecessarydocumentsinorderto
effectuatetheLimitedWarranty;
(t)Authorizeanagent,managementcompanyrepre-
sentative,orbookkeepertoappearandparticipateinasmall
claimscourtactiononbehalfoftheCorporationinaccordance
withCaliforniaCodeofCivilProcedureSection116.540(i),
(j);
(u)Withoutanylimitationoftheforegoingpowers,
(i)operate,maintain,andinspecttheCorporationProperty
anditsvariouscomponentsinconformancewithanyMaintenance
GuidelinesandanyMaintenanceManual,and(ii)reviewany
MaintenanceManualfornecessaryorappropriaterevisionsas
deemednecessarybytheBoard(Declarantrecommendsatleast
anannualreview);and
(v)Performanyandallotheractsandthingsthat
anonprofit,mutualbenefitcorporationorganizedunderthe
lawsoftheStateofCaliforniaisempoweredtodo,whichmay
benecessary,convenientorappropriateintheadministration
ofitsaffairsforthespecificpurposesofmeetingitsduties
assetforthinthisDeclaration.
Section3.Duties.TheBoardshallperformandexecute
thefollowingdutiesforandonbehalfoftheCorporation:
(a)Provideorcausetobeprovided(e.g.,bya
privateorpublicentity),water,sewer,electricity,garbage
andtrashcollection(applicabletoCorporationProperty),
regularperiodicdrainagedeviceclearingandothernecessary
utilityservicesfortheCorporationProperty,ifany,and,if
notseparatelymeteredorprovided,fortheCondominiumUnits
(subjecttoreimbursement);
(b)ProvideinsurancefortheCorporationandits
MembersinaccordancewiththeprovisionsoftheArticle
hereinbelowentitled"Insurance,"anddistributenoticesas
mayberequiredbylaw;
(c)Acquire,own,maintainandrepairallportions
oftheCorporationProperty(includinganyCorporation
PropertywhichisannexedintotheProject)inaneat,clean,
safe,attractive,sanitaryandorderlyconditionatalltimes.
Withoutlimitingthegeneralityoftheforegoing,theCorpora-
tionshallberesponsibleformaintainingthecondominium
buildings(excludingtheCondominiumUnits),firesprinklers,
-42-52027.048-22139.FCM110714
includingsprinklerheadswhichprotrudeintotheairspaceof
theCondominiumUnit,ifany,firestandpipes,firealarm
systems,fireextinguishers,andotherfireprevention
equipmentand/orfacilitieslocatedonCorporationProperty,
awnings,commonwalkwaysandsidewalks(ifany),poles,sump
pumps,portionsofthefences,soundwalls,retainingwalls,
andperimeterwallsdescribedand/ordepictedasmaintainedby
theCorporationonanExhibittothisDeclarationora
recordedNoticeofAnnexation(e.g.,Exhibit"C"hereto),
privatedrivesandaislesandparkingspaces,thoseportions
oftheprivatestormdrainsystemsfortheProjectdescribed
and/ordepictedasmaintainedbytheCorporationinanExhibit
tothisDeclarationorarecordedNoticeofAnnexation(e.g.,
Exhibit"D"hereto),signs,Projectmonumentsignsand
directories,andlandscapingandirrigationimprovementslo-
catedontheCorporationProperty,exceptingtherefrom
landscapingandimprovementslocatedintheExclusiveUse
CorporationProperty,inaconditioncomparabletothe
conditioninitiallyapprovedbytheCity;
(d)Retainaprofessionalpropertymanagement
companytomanagetheCorporationandtheinspection,repair,
andmaintenanceoftheCorporationPropertyinaccordancewith
theprovisionsofthisDeclaration;
(e)LevyandcollectAssessmentsonallCondomini-
umsintheProjectforwhichAssessmentshavecommenced,and
enforcepaymentofsuchAssessmentsinaccordancewiththe
termsandprovisionssetforthintheArticlehereinentitled
"EffectofNonpaymentofAssessments:RemediesoftheCorpora-
tion;"
(f)Contractforanyothermaterial,supplies,
furniture,labor,services,maintenance,repairs,structural
alterationsandinsurancewhichtheCorporationisrequiredto
payforpursuanttothetermsandprovisionsofthisDec-
larationorbylaw;
(g)Payallrealandpersonalpropertytaxesand
AssessmentswhichtheCorporationisrequiredtopayfor
pursuanttothetermsandprovisionsofthisDeclarationorby
law,unlessseparatelyassessedtoOwners;provided,however,
thatitshallbetheobligationofeachOwnertopayhis
respectiveshareofthetaxassessmentleviedontheProject
priortoseparateassessmentsbythetaxassessorpursuantto
Section2188.6oftheCaliforniaRevenueandTaxationCode,as
samemaybeamended,fromtimetotime;
(h)Causeayearlyinspectiontobemade,bya
licensedengineerorotherwisequalifiedindividual,ofany
slopeareasanddrainagedeviceslocatedwithintheCorpora-
tionProperty;
-43-52027.048-22139.FCM110714
(i)Accept,aspartoftheProject,allproperty
includedinorannexedtotheProject,inaccordancewiththe
termsandprovisionsofthisDeclaration,andacceptall
OwnersasMembersoftheCorporation.Inaddition,the
CorporationshallacceptallCorporationProperty,conveyed,
leasedorotherwisetransferredtoit,ifany,byDeclarant,
itssuccessorsorassigns,oranappropriategovernmental
agency;
(j)Exceptasrequiredbylaw,causefinancial
statementsandareservefundingplan(e.g.,consistentwith
therequirementsofCaliforniaCivilCodeSections5300-5320
and5500-5580andFHLMC,FNMA,GNMAandVA/FHA)forthe
Corporationtoberegularlypreparedandcopiesdistributedto
eachMemberoftheCorporation,regardlessofthenumberof
MembersortheamountofassetsoftheCorporation:
(1)Aproformaoperatingstatement(budget)
fortheimmediatelyfollowingfiscalyearshallbe
distributedwithinthetimeperiodspecifiedbystatute
priortothebeginningofthefiscalyear(e.g.,notless
than30daysnormorethan90dayspriortothebeginning
ofthefiscalyear),andshallcontainthefollowing
information:
i)AnitemizedestimateoftheCorpora-
tion’srevenueandexpenses(including,without
limitation,adequatefundingforinsurancecoverage
anddeductibles),determinedonanaccrualbasis;
ii)Asummary,printedinboldtype,of
thecurrentstatusoftheCorporation’sreserves,
baseduponthemostrecentrevieworstudyconduct-
edpursuanttoCaliforniaCivilCodeSections5300
and5550-5570("Study"),asmaybeamended,from
timetotime,andpreparedinaccordancewithall
requirementsoflaw(e.g.,CivilCodeSections5300
and5550-5570);
iii)Astatementpreparedinaccordance
withallrequirementsoflaw(e.g.,CivilCode
Section5300)astoallofthefollowing:
(A)WhethertheBoardhasdeterminedto
deferornotundertakerepairsorreplacement
ofanymajorcomponentwitharemaininglife
of30yearsorless,includingajustification
forthedeferralordecisionnottoundertake
therepairsorreplacement.
(B)WhethertheBoard,consistentwith
thereservefundingplanadoptedpursuantto
Section5550,hasdeterminedoranticipates
-44-52027.048-22139.FCM110714
thatthelevyofone(1)ormoreSpecial
Assessmentswillberequiredtorepair,
replaceorrestoreanymajorcomponent(e.g.,
ImprovementtotheCorporationProperty)orto
provideadequatereservestherefor.Ifso,the
statementshallalsosetouttheestimated
amount,commencementdate,anddurationofthe
SpecialAssessments;and
(C)Themechanismormechanismsbywhich
theBoardwillfundreservestorepairor
replacemajorcomponents,includingassess-
ments,borrowing,useofotherassets,defer-
ralofselectedreplacementofrepairs,or
alternativemechanisms.
(D)WhethertheCorporationhasany
outstandingloanswithanoriginaltermof
morethanoneyear,includingthepayee,
interestrate,amountoutstanding,annual
payment,andwhentheloanisscheduledtobe
retired.
iv)Ageneralstatementpreparedin
accordancewithallrequirementsoflaw(e.g.,
CivilCodeSection5300)settingforththe
proceduresutilizedbytheCorporationtocalculate
andestablishreservestodefraythecostsof
futurerepairs,replacementsoradditionstothe
CorporationPropertyImprovements;
v)AstatementastowhethertheBoard
hasdeterminedoranticipatesthatthelevyofone
(1)ormoreSpecialAssessmentswillberequiredto
repair,replaceorrestoreanymajorImprovements
totheCorporationProperty,ortoprovideadequate
reservestherefor;and
vi)Asummaryofthereservefunding
planadoptedbytheBoardinaccordancewithCivil
CodeSections5550.Thesummaryshallinclude
noticetotheOwnersthatthefullreservestudy
planisavailableuponrequest,andtheCorporation
shallprovidethefullreservestudyplantoany
Owneruponrequest.
Notwithstandingtheforegoing,inlieuof
distributingtheproformaoperatingbudgetrequired
hereinabove,theBoardmayelecttodistributeasummary
oftheproformabudgettoallMemberswithawritten
notice,inatleast10-pointboldtypeonthefrontpage,
thattheproformabudgetisavailableatthebusiness
officeoftheCorporation,oratanothersuitableloca-
-45-52027.048-22139.FCM110714
tionwithintheProject,andthatcopieswillbeprovided
uponrequestandattheexpenseoftheCorporation.If
anyMemberrequeststhatacopyoftheproformabudget
requiredhereinbemailedtosaidMember,theCorporation
shallmailthecopytotheMemberbyfirst-classmailat
theexpenseoftheCorporation,withinfive(5)daysof
thereceiptofsaidrequest;
(2)Abalancesheetasofanaccountingdate
whichisthelastdayofthemonthclosestintimetosix
(6)monthsfromthedateofthecloseofescrowforthe
firstsaleofaCondominium,andanoperatingstatement
fortheperiodfromthedateofthefirstcloseofescrow
tothesaidaccountingdate,shallbedistributedwithin
sixty(60)daysaftertheaccountingdate.Thisoperating
statementshallincludeascheduleofAssessmentsre-
ceived,andreceivable,identifiedbythenumberofthe
Condominiumsassessed;
(3)Anannualreportconsistingofthefol-
lowingshallbedistributedwithinonehundredtwenty
(120)daysafterthecloseofthefiscalyear:
i)Abalancesheetasofthelastday
oftheCorporation’sfiscalyear;
ii)Anoperating(income)statementfor
thefiscalyear;
iii)Astatementofchangesinfinancial
positionforthefiscalyear;and
iv)Anyinformationrequiredtobe
reportedpursuanttoSection8322oftheCalifornia
CorporationsCodeandSection5300oftheCalifor-
niaCivilCode,aseachmaybeamendedfromtimeto
time.
Thisannualreportshallordinarilybepreparedbya
licenseeoftheCaliforniaBoardofAccountancy,in
accordancewithgenerallyacceptedaccountingprinciples,
foranyfiscalyearinwhichthegrossincomeofthe
CorporationexceedsSeventy-FiveThousandDollars
($75,000.00).However,ifforanyreasonthereportis
notpreparedbyalicenseeoftheCaliforniaBoardof
Accountancy,saidreportshallbeaccompaniedbya
certificatefromanauthorizedofficeroftheCorporation
thatthestatementswerepreparedwithoutauditfromthe
booksandrecordsoftheCorporation;
(4)AstatementoftheCorporation’spolicies
andpracticesinenforcingitsremediesagainstMembers
fornonpaymentofAssessments,assetforthinthe
-46-52027.048-22139.FCM110714
Articlehereinentitled"EffectofNonpaymentofAssess-
ments:RemediesoftheCorporation,"whichshallbedis-
tributedwithinthetimeperiodrequiredbystatuteprior
tothebeginningofthefiscalyear(e.g.,notlessthan
30daysnormorethan90dayspriortothebeginningof
thefiscalyear);and
(5)AsummaryoftheCorporation’sgeneral
liabilityinsurancepolicy,earthquakeandfloodinsur-
ancepolicy,ifoneormorehasbeenissued,andliabili-
tycoveragepolicyfortheBoard,whichincludesstate-
ments,asummary,andinformationrequiredunderCalifor-
niaCivilCodeSection5300,assamemaybeamendedfrom
timetotime.Currently,suchitemsofdisclosure
includethefollowing:(1)thenameoftheinsurer;(2)
thetypeofinsurance;(3)thepolicylimitsofthe
insurance;and(4)theinsurancedeductibles.
TheCorporationshall,assoonasreasonably
practical,notifyitsMembersbyfirst-classmailifany
ofthepoliciesdescribedinSubparagraph(i)abovehave
lapsed,beencanceled,andarenotimmediatelyrenewed,
restoredorreplaced,orifthereisasignificant
change,suchasareductionincoverageorlimits,oran
increaseinthedeductibleforanyofthosepolicies.If
theCorporationreceivesanynoticeofnonrenewalofa
policydescribedinthesubparagraphabove,theCorpora-
tionshallimmediatelynotifyitsMembersifreplacement
coveragewillnotbeineffectbythedatetheexisting
coveragewilllapse.Totheextenttheinformationnoted
aboveisdescribedwithintherespectiveinsurance
policies,theCorporationmaydistributesuchinformation
totheMembersandbeincompliancewiththedisclosure
requirementsofthereferencedCivilCodeSection.
Notificationregardingcancellationorpolicyrenewals
mustcomplywithCivilCodeSection5810,assamemaybe
amendedfromtimetotime.Currently,thesummary
distributedpursuanttoSubparagraph(i)shallcontain,
inatleast10-pointboldfacetype,thefollowing
statement:"ThissummaryoftheCorporation’spolicies
ofinsuranceprovidesonlycertaininformation,as
requiredbySection5300oftheCaliforniaCivilCode,
andshouldnotbeconsideredasubstituteforthe
completepolicytermsandconditionscontainedinthe
actualpoliciesofinsurance.AnyCorporationMember
may,uponrequestandprovisionofreasonablenotice,
reviewtheCorporation’sinsurancepoliciesand,upon
requestandpaymentofreasonableduplicationcharges,
obtaincopiesofthosepolicies.Althoughthe
Corporationmaintainsthepoliciesofinsurancespecified
inthissummary,theCorporation’spoliciesofinsurance
maynotcoveryourproperty,includingpersonalproperty
orrealpropertyimprovementstooraroundyourdwelling,
-47-52027.048-22139.FCM110714
orpersonalinjuriesorotherlossesthatoccurwithinor
aroundyourdwelling.Evenifalossiscovered,youmay
neverthelessberesponsibleforpayingalloraportion
ofanydeductiblethatapplies.CorporationMembers
shouldconsultwiththeirindividualinsurancebrokeror
agentforappropriateadditionalcoverage."
(k)TheBoardshallreviewonaquarterlybasis,
thefollowing:
i)Acurrentreconciliationofthe
Corporation’soperatingaccounts;
ii)Acurrentreconciliationofamounts
collectedasreserves;
iii)Thecurrentyear’sactualamounts
collectedasreservesandexpensescomparedtothe
currentyear’sbudget;
iv)Anincomeandexpensestatementfor
theCorporation’soperatingandreserveaccounts;
and
v)Themostcurrentaccountstatements
preparedbythefinancialinstitutionswherethe
Corporationmaintainsitsoperatingandreserve
accounts.
WithdrawaloffundsfromtheCorporation’sreserve
accountshallrequirethesignatureofeither:(i)two
(2)membersoftheBoard;or(ii)one(1)memberofthe
BoardandanofficeroftheCorporationwhoisnotalso
amemberofitsBoard.AsusedinthisSection,"reserve
account"meansmoneysthattheBoardhasidentifiedfrom
itsannualbudgetforusetodefraythefuturerepairor
replacementof,oradditionsto,thosemajorcomponents
oftheCorporationPropertywhichtheCorporationis
obligatedtorepairorreplaceonaperiodicbasis,
ratherthanonaregularannualbasis.TheBoardshall
notuseanyfundscollectedandbudgetedas"reserve"
moneysforanycostsand/orexpensesthatarenotrelated
torepairand/orreplacementcostsforthoseelementsof
theCorporationPropertythatmustberepairedand/or
replacedonaperiodicbasis.Notwithstandingthe
foregoing,temporarytransferoffundsmayoccurin
compliancewithCivilCodeSection5515,asmaybe
amendedfromtimetotime.Intheeventreservefunds
aretemporarilytransferredtopayfordisputeresolution
proceedings,theBoardshallcomplywiththedisclosure
andnotificationrequirementsofCivilCodeSection5520,
asmaybeamendedfromtimetotime.
-48-52027.048-22139.FCM110714
(l)Atleastonceeverythree(3)years,causea
studyofthereserveaccountrequirementsoftheProjecttobe
conductedifthecurrentreplacementvalueofthemajor
componentswhichtheCorporationisobligatedtorepair,
replace,restoreormaintainisequaltoorgreaterthanone-
half(1/2)ofthegrossCorporationbudgetforanyfiscalyear
oftheCorporation.Inconnectionwithsuchstudy,theBoard
shallcausetobeconducted,ifrequiredbylaw,avisual
inspectionoftheaccessibleareasofthemajorcomponentsof
theCorporationPropertywhichtheCorporationisobligatedto
repair,replace,restore,ormaintain.TheBoardshall
considerandimplementthenecessaryadjustmentstothe
Board’sanalysisofthereserveaccountrequirementsasa
resultofsuchreview.Thereservestudyshallconsiderand
include,ataminimum,therequirementssetforthinSections
5550-5560oftheCaliforniaCivilCode,asthesamemaybe
amended,fromtimetotime;
(m)AssumeandpayoutoftheAssessmentsprovided
forhereinbelowallcostsandexpensesincurredbythe
Corporationinconnectionwiththeperformanceandexecution
ofalloftheaforesaidpowersandduties,andanyother
powersanddutiestheCorporationmayassumeasprovidedfor
inSection4hereinbelow;
(n)Formulate,adoptandenforcesuchRulesand
Regulationsasitmaydeemproperfortheoperationofthe
CorporationPropertyandasnecessarytoestablishelection
proceduresincompliancewithCaliforniaCivilCodeSections
5105,asmoreparticularlydescribedbelow.Noticeofadoption
ofanysuchRulesandRegulationsandofanychange,amendment
orrepealthereof,shallbegiveninwritingtoeachMember
andshallbeonfileintheprincipalofficeofthe
Corporation.IntheeventofanyconflictbetweensuchRules
andRegulationsandthisDeclaration,thisDeclarationshall
prevail;
(o)Enforceandabidebyallapplicableprovisions
ofthisDeclaration,theArticles,By-Laws,theLimited
Warranty,allRulesandRegulationsoftheCorporation,
ArchitecturalReviewCommitteerules,andallotherdocuments
pertainingtotheownership,use,managementandcontrolof
theProject.Amongotherthings,asrequiredbytheCity’s
MunicipalCode,theBoardshallappointarepresentativeto
authorizethetowingfromallCommonPropertyofanyabandoned
ordismantledvehiclesleftonsuchpropertyinexcessoften
(10)calendardays;
(p)GivenoticesinwritingtoFHLMC,FNMA,GNMA
andVA/FHA,andotherlendersandinvestorsparticipatingin
thefinancingofthesaleofCondominiumsintheProject,as
requiredherein;
-49-52027.048-22139.FCM110714
(q)Withinten(10)daysofreceiptofawritten
requestfromanOwner,providesaidOwnerwithacopyofthis
DeclarationandtheBy-LawsandArticlesfortheCorporation,
togetherwiththeproformaoperatingbudget,aninsurance
policysummary,anychangeintheCorporation’scurrent
RegularandSpecialAssessmentsandfeeswhichhavebeen
approvedbytheBoard,butarenotyetimplemented,atrue
statementinwritingastotheamountofanydelinquent
Assessments,penalties,attorneys’feesandothercharges
thereinasprovidedbythisDeclarationorothermanagement
documentsoftheBoardasofthedateofsuchrequest.The
Boardmayimposeafeeforprovidingtheforegoing,butinno
eventshallthefeeexceedthereasonablecosttoprepareand
reproducetherequesteddocuments.Inaddition,theBoard
shallmakeavailableduringnormalworkingbusinesshoursor
uponrequestunderreasonablecircumstancestoanyprospective
purchaserofaCondominium,anyOwnerofaCondominium,any
firstMortgageeandtheholder(s),insurer(s)andguarantor(s)
ofthefirstMortgageonanyCondominium,currentcopiesof
thisDeclaration,theArticles,theBy-Laws,theRulesand
Regulations,themembershipregister,includingmailing
addressesandtelephonenumbers,andallotherbooks,records
andfinancialstatementsoftheCorporation,asrequiredby
law;
(r)AppointtheMemberstothevariousCommittees
formedbytheBoard(e.g.,theNominatingCommittee,the
ArchitecturalReviewCommittee,etc.)asmoreparticularlyset
forthhereinorintheBy-Laws;
(s)Periodicallyreviewandrevisethemaintenance
guidelines,ifany,astheBoardmaydeemreasonableand
prudenttoadjusttothechangingneedsoftheProjectandto
complywithanyandallmaintenanceguidelinesprovidedbythe
DeclarantorrecordedbyDeclarantagainsttheProject;
(t)CauseasummaryoftheprovisionsofSection
5925-5965oftheCaliforniaCivilCode,assamemaybeamended
fromtimetotime,regardingalternativedisputeresolution
prefilingrequirementsandwhichspecificallyreference
Section5925-5965oftheCivilCode,tobepreparedand
annuallydistributedtoeachMemberoftheCorporation.The
summaryshallbeprovidedeitheratthetimetheproforma
operatingbudgetisdistributedhereinorinthemanner
specifiedinSection5016oftheCaliforniaCorporationsCode,
assamemaybeamendedfromtimetotime.Thesummaryshall
includeadescriptionoftheCorporation’sinternaldispute
resolutionprocess,asrequiredbySection5920oftheCivil
Code;
(u)ElecttheofficersoftheCorporationandfill
anyvacanciesontheBoard;
-50-52027.048-22139.FCM110714
(v)ExceptasotherwiseallowedunderSection6000
oftheCaliforniaCivilCode,assamemaybeamendedfromtime
totime,obtainapprovalfromamajorityofMemberspriorto
incurringdisputeresolutionexpenses,includingwithout
limitationattorneys’fees,wheretheCorporationinitiates
disputeresolutionproceedingsorisjoinedasaplaintiffin
disputeresolutionproceedings.Suchapprovalshallnotbe
necessaryifthelegalproceedingsareinitiatedto(i)
enforceuserestrictionscontainedherein,(ii)enforce
architecturalcontrolprovisionscontainedherein;or(iii)
collectanyunpaidassessmentsleviedpursuanttothis
Declaration;
(w)Causeanoticeregarding"AssessmentsAnd
Foreclosure"tobepreparedandannuallydistributedtoeach
MemberoftheCorporationinaccordancewithCaliforniaCivil
CodeSections5730,asthesamemaybeamendedfromtimeto
time.ExceptasotherwiseprovidedinCaliforniaCivilCode
Section5730,asthesamemaybeamendedfromtimetotime,
thenoticeshallbeprintedin12-pointtypeandshallbe
distributedduringthesixty(60)dayperiodimmediately
precedingthebeginningoftheCorporation’sfiscalyear;
(x)Withoutanylimitationoftheforegoingduties,
(i)operate,maintain,andinspecttheCorporationProperty
anditsvariouscomponentsinconformancewithanyMaintenance
GuidelinesandanyMaintenanceManual,and(ii)reviewany
MaintenanceManualfornecessaryorappropriaterevisionsas
deemednecessarybytheBoard(Declarantrecommendsatleast
anannualreview);
(y)Adoptandprovideafair,reasonableand
expeditiousprocedureforresolvingdisputesbetweenthe
CorporationandMembersthatcomplieswithapplicablelaw
(e.g.,CivilCodeSection5900et seq.),which,iftheBoard
sodecides,maybetheproceduresetforthinCivilCode
Section5915;and
(z)Asrequiredbyapplicablelaw[e.g.,California
CivilCodeSection4765,asthesamemaybeamendedfromtime
totime,oranysuccessorstatute],causeanoticeofany
requirementsforCorporationapprovalofphysicalchangesto
CondominiumsorCommonPropertytobepreparedandannually
distributedtoMembers.Thenoticeshalldescribethetypes
ofchangesthatrequireCorporationapprovalandshallinclude
acopyoftheprocedureusedtoreviewandapproveordisap-
proveaproposedchange.
Section4.DiscretionaryPowers.TheBoard,atits
option,mayassume,performandexecutethefollowingpowersand
dutiesforandonbehalfoftheCorporation:
-51-52027.048-22139.FCM110714
(a)Retaintheservicesofsuchpersonnel,in
additiontotheprofessionalpropertymanagementcompany,as
theCorporationdeemsnecessaryandpropertoassistinthe
operationoftheCorporationand/ormanagementoftheCorpora-
tionProperty,regardlessofwhethersuchotherpersonnelare
employeddirectlybytheCorporationorotherwise;
(b)RemoveorreplaceanyImprovementthatextends
intotheCorporationPropertyunderauthorityofaneasement
whenaccesstoautilitylineunderneathsuchImprovementis
requestedbyanyutilitycompany;provided,however,thatthe
costshallbeassessedagainsttheOwneroftheCondominium
involvedasaComplianceAssessmentifsaidOwnercausedthe
ImprovementtobesoplacedintheCorporationProperty
withoutlegalrighttodoso;
(c)Incuranyliabilityorpayanycostsorex-
pensesforasingleCondominiumorOwnerthereof;provided,
however,thatintheeventtheCorporationdoesincuranysuch
liabilityorpayanysuchcostsorexpenses,theamount
thereofshallbespeciallyassessedagainsttheOwnerofsuch
CondominiumasaComplianceAssessment;providedfurther,
however,thatnothinghereinshallpermittheCorporationto
assesstheOwnersforanynewImprovementstotheCorporation
PropertyexceptasotherwiseprovidedinthisDeclaration;
(d)Subjecttothelimitationssetforthinthis
Article,contractforanyothermaterial,furniture,labor,
services,maintenance,repairs,structuralalterationsor
insurance,orpayanytaxesorAssessmentswhich,inthe
opinionoftheBoard,shallbenecessaryorproperforthe
operationoftheCommonPropertyforthebenefitoftheOwners
orfortheenforcementofthisDeclaration;and
(e)Enterintoamaintenanceorsubsidyagreement
withDeclarant,atDeclarant’ssolediscretion,totemporarily
reducethefinancialobligationsoftheOwnersforAssessment.
Section5.NotificationbyCorporationofDefects.The
Boardagreesthatintheeventofanyallegeddefectinany
improvedCorporationPropertyforwhichtheCorporationbelieves
theDeclarantmayberesponsible,theBoardwillprovideDeclarant
withwrittennoticeofsuchdefectinaccordancewithCivilCode
Section6000,asthesamemaybeamended.Declarantshallhavea
reasonableopportunitytoinspectsuchallegeddefect,andif
DeclarantagreeswiththeBoard(orotherwiseelectstoperformthe
work)torepair,replaceorotherwisecureanydefectinworkman-
shipand/ormaterial.TheCorporationacknowledgesandagreesthat
Declarant(oritsauthorizedagents)shallbeentitledatitssole
discretiontodeterminethematerialandmethodstobeusedin
effectingsuchrepair,replacementorcure.
-52-52027.048-22139.FCM110714
Section6.AwardsRenderedinConstructionDefects
Disputes.AnyrecoverybytheCorporationoranyOwnerforany
damage,toordefectin,theCorporationPropertyshallbeutilized
solelyforthepurposeofcorrectingsuchdamageordefect.
Section7.SpecialMeetingoftheCorporationfor
ConstructionDefectDisputes.IntheeventtheBoarddecidesto
commencebindingarbitrationproceedingsundertheLimitedWarranty
ordecidestocommenceanyotherlegalproceedingsagainstanyof
theDeclarantParties(asdefinedinSection16,below,ofthis
Declaration)relatingtoconstructiondefectDisputes,the
SecretaryshallcallaspecialmeetingoftheCorporation.In
additiontotheinformationrequiredbySection6000tobe
specifiedinthenoticeofsuchmeeting,thenoticeshallalso
specifythefollowing:(a)theestimatedcoststorepairthe
defects;(b)howthenecessaryrepairswillbefunded;(c)thename
oftheattorneywhomtheCorporationiscontemplatingretainingand
anestimateoftheattorney’sfees,consultant’sfeesandanyother
coststobeincurredtoprosecutesuchproceedings;(d)howsuch
feesandcostswillbefunded;(e)eachMember’sdutytodisclose
toprospectivepurchaserstheallegeddefects;and(f)the
potentialimpacttheproceedingsmayhaveonthemarketabilityand
availabilityoffinancingforCondominiumsintheProject.Such
noticeshallbesenttoallMembersoftheCorporation.The
decisionoftheBoardtocommenceanyotherlegalproceedings
againstanyoftheDeclarantPartiesrelatingtoaconstruction
defectDisputemustbeapprovedbynotlessthanfifty-onepercent
(51%)ofthevotingpoweroftheCorporationresidinginMembers
otherthantheDeclarant.
Section8.DelegationsofDuties.Intheeventthatthe
Corporationshalldelegateanyorallofitsduties,powersor
functionstoanyperson,corporationorfirmtoactasmanager,
neithertheCorporationnorthemembersofitsBoardshallbe
liableforanyomissionorimproperexercisebythemanagerofany
suchduty,powerorfunctionsodelegated.
Section9.RightofEntryforEmergency.TheBoard,any
personauthorizedbytheBoardoranyOwnermayenteranyCondomin-
iumintheeventofanyemergencyinvolvingillnessorpotential
dangertolifeorproperty.Suchentryshallbemadewithaslittle
inconveniencetotheOwnerasispracticable,andintheeventthat
anydamageshallbeproximatelycausedbyorresultfromsaid
entry,theCorporationshallrepairthesameatitsexpense.
Section10.RightofEntryforRepairs.TheBoard,or
anypersonauthorizedbytheBoard,shallhavetherighttoenter,
uponreasonablenotice,anyCondominiumtoeffectnecessaryrepairs
whichtheOwnerhasfailedtoperformorwhicharenecessaryin
connectionwiththerepairstotheCorporationPropertyoranad-
joiningCondominium.Suchentryshallbemadewithaslittlein-
conveniencetotheOwnerasispracticable,andintheeventthat
-53-52027.048-22139.FCM110714
anydamageshallbeproximatelycausedbyorresultfromsaid
entry,theCorporationshallrepairthesameatitsexpense.
Section11.LimitationsonBoardAction.TheBoardshall
beprohibitedfromtakinganyofthefollowingactions,exceptwith
thevoteorwrittenassentofamajorityoftheMembers,otherthan
theDeclarant,constitutingaquorumconsistingofmorethanfifty
percentofthevotingpoweroftheCorporationresidinginthe
Members,otherthantheDeclarant:
(a)Enteringintoacontractwithathirdperson,
whereinthethirdpersonwillfurnishgoodsorservicesfor
theCorporationPropertyortheCorporationforatermlonger
thanone(1)year,withthefollowingexceptions:
(1)Amanagementcontract,thetermsofwhich
havebeenapprovedbytheVA/FHAandareconsistentwith
provisionsherein;
(2)Acontractwithapublicutilitycompany
iftherateschargedforthematerialsorservicesare
regulatedbythePublicUtilitiesCommission;provided,
however,thatthetermofthecontractshallnotexceed
theshortesttermforwhichthesupplierwillcontractat
theregulatedrate;
(3)Prepaidcasualtyand/orliabilityinsur-
ancepoliciesofnottoexceedthree(3)yearsduration,
providedthatthepolicypermitsforshort-ratecancella-
tionbytheinsured;
(4)Agreementsforcabletelevisionservices
andequipmentorsatellitedishtelevisionservicesand
equipmentofnottoexceedfive(5)yearsduration,
providedthatthelessorundertheagreementisnotan
entityinwhichDeclaranthasadirectorindirectin-
terestoftenpercent(10%)ormore;and
(5)Agreementsforsaleorleaseofburglar
alarmandfirealarmequipmentinstallationandservices
ofnottoexceedfive(5)yearsduration,providedthat
thesupplierorsuppliersarenotentitiesinwhichthe
Declaranthasadirectorindirectownershipinterestof
tenpercent(10%)ormore.
(b)Incurringaggregateexpendituresforcapital
improvementstotheCorporationPropertyinanyfiscalyearin
excessoffivepercent(5%)ofthebudgetedgrossexpensesof
theCorporationforthatfiscalyear;
(c)Sellingduringanyfiscalyearpropertyofthe
Corporationhavinganaggregatefairmarketvaluegreaterthan
-54-52027.048-22139.FCM110714
fivepercent(5%)ofthebudgetedgrossexpensesofthe
Corporationforthatfiscalyear;
(d)PayingcompensationtoDirectorsortoofficers
oftheCorporationforservicesperformedintheconductof
theCorporation’sbusiness;provided,however,thattheBoard
maycauseaDirectororofficertobereimbursedforexpenses
incurredincarryingonthebusinessoftheCorporation;
(e)FillingavacancyontheBoardcreatedbythe
removalofaDirector;
(f)ExceptasotherwiseallowedunderSection6000
oftheCaliforniaCivilCode,assamemaybeamendedfromtime
totime,incurringdisputeresolutionexpenses,including
withoutlimitationattorneys’fees,wheretheCorporation
initiatesdisputeresolutionproceedingsorisjoinedasa
plaintiffindisputeresolutionproceedings.Suchapproval
shallnotbenecessaryifthelegalproceedingsareinitiated
to(i)enforcetheuserestrictionscontainedherein,(ii)
enforcethearchitecturalcontrolprovisionscontainedherein;
or(iii)collectanyunpaidassessmentsleviedpursuantto
thisDeclaration;and
(g)AmendingorlimitingtheCorporation’sduties
andobligations(andbenefits)withrespecttotheLimited
Warranty.
Section12.Licenses,EasementsandRights-of-Way.The
Board,forandonbehalfoftheCorporation,isauthorizedand
empoweredtograntsuchlicenses,easementsandrights-of-wayfor
sewerlines,waterlines,undergroundconduits,stormdrains,
roadways,andotherpublicutilitypurposesoverthoseportionsof
theCorporationPropertyuponwhichnobuildingorotherstructure
hasbeenerectedasmaybenecessaryandappropriateforthe
orderlymaintenance,preservationandenjoymentoftheCorporation
Propertyorforthepreservationofthehealth,safety,convenience
andwelfareoftheOwners.Suchlicenses,easementsandrights-of-
waymaybegrantedatanytimepriortotwenty-one(21)yearsafter
thedeathoftheindividualswhohavesignedthisDeclarationand
theirissuewhoareinbeingasofthedatehereof,andtheright
tograntsuchlicenses,easementsandrights-of-wayisherebyex-
presslyreserved.
Section13.NewImprovements.Exceptasotherwisepro-
videdinthisDeclaration,theCorporationmayconstructnewIm-
provementsoradditionstotheCommonProperty,ordemolishexist-
ingImprovements,providedthatinthecaseofanyImprovement,
additionordemolitioninvolvingatotalexpenditureinexcessof
fivepercent(5%)ofthebudgetedgrossexpensesoftheCorporation
forthatfiscalyear,thewrittenconsentorvoteofamajorityof
theOwners(otherthantheDeclarant)intheProjectastothe
maximumtotalcostthereforshallfirstbeobtained,andprovided
-55-52027.048-22139.FCM110714
thatnoCondominiumshallbealteredordamagedbyanysuchdem-
olitionorconstructionwithouttheconsentoftheOwnerthereof.
TheBoardshalllevyaSpecialAssessmentagainstallOwnersinthe
Projectforthecostofsuchwork.
Section14.CorporationRulesandRegulations.TheBoard
shallalsohavethepowertoadopt,amendandrepealRulesand
Regulations,asitdeemsreasonable,whichmayincludethe
establishmentofasystemoffinesandpenaltiesenforceableas
ComplianceAssessments.TheRulesandRegulationsshallgovernsuch
mattersinfurtheranceofthepurposesoftheCorporation,
including,withoutlimitation,theuseoftheCommonProperty,the
ExclusiveUseCorporationProperty(e.g.,airconditioningpads,
balconies,porches,solarcollectors,etc.-e.g.,whattype,if
any,ofplantsorfurnitureisacceptableonthebalconiesand
porchs,requirementsforaccessingtheroofandotherCorporation
Property,etc.),signs,parkingrestrictionsandenforcement,trash
collection(applicabletoCorporationProperty),minimumstandards
formaintenanceofCondominiumsconsistentwithsuchstandardsas
maybesetforthinthisDeclarationoradoptedbytheArchi-
tecturalReviewCommittee,electionproceduresincompliancewith
CaliforniaCivilCodeSections5100-5130,andanyothermatter
whichiswithinthejurisdictionoftheCorporation;provided,
however,thattheRulesandRegulationsmaynotdiscriminateamong
OwnersandshallnotbeinconsistentwiththisDeclaration,the
ArticlesorBy-Laws.AcopyoftheRulesandRegulationsasthey
may,fromtimetotime,beadopted,amendedorrepealed,ora
noticesettingforththeadoption,amendmentorrepealofspecific
portionsoftheRulesandRegulations,shallbedeliveredtoeach
Ownerandmaybeplacedonfileintheprincipalofficeofthe
Corporation.TheRulesandRegulationsshallhavethesameforce
andeffectasiftheyweresetforthinandwerepartofthis
Declaration,andshallbebindingontheOwnersandtheir
successorsininterest,whetherornotactuallyreceivedthereby.
TheRulesandRegulations,asadopted,amendedorrepealed,shall
beavailableattheprincipalofficeoftheCorporationtoeach
Owneruponrequest.Intheeventofanyconflictbetweenanysuch
RulesandRegulationsandanyotherprovisionsofthisDeclaration,
ortheArticlesorBy-Laws,theprovisionsoftheRulesandRegula-
tionsshallbedeemedtobesuperseded.
Section15.NonliabilityandIndemnification.
(a)GeneralLimitation.Exceptasspecifically
providedinthisDeclaration,orasrequiredbylaw,noright,
powerorresponsibilityconferredontheBoardortheArchi-
tecturalReviewCommitteebythisDeclaration,theArticlesor
theBy-Laws,shallbeconstruedasadutyorobligation
chargedupontheBoard,theArchitecturalReviewCommittee,
anymemberoftheBoardortheArchitecturalReviewCommittee,
oranyotherofficer,employeeoragentoftheCorporation.
Nosuchpersonshallbeliabletoanyparty(otherthanthe
CorporationorapartyclaiminginthenameoftheCorpora-
-56-52027.048-22139.FCM110714
tion)forinjuriesordamageresultingfromsuchperson’sacts
oromissionswithinwhatsuchpersonreasonablybelievedtobe
thescopeofhisCorporationduties("OfficialActs"),except
totheextentthatsuchinjuriesordamageresultfromsuch
person’swillfulormaliciousmisconduct.Nosuchperson
shallbeliabletotheCorporation(ortoanypartyclaiming
inthenameoftheCorporation)forinjuriesordamage
resultingfromsuchperson’sOfficialActs,excepttothe
extentthatsuchinjuriesordamageresultfromsuchperson’s
negligenceorwillfulormaliciousmisconduct;
(b)PersonalLiabilityLimitation.Tothemaximum
extentpermissibleunderthelaw,nopersonwhosuffers
injury,including,butnotlimitedto,bodilyinjury(includ-
ing,withoutlimitation,emotionaldistressorwrongfuldeath)
orpropertydamageorlossasaresultofthetortiousactor
omissionofavolunteerBoardmemberorvolunteerCorporation
officershallrecoverdamagesfromsuchBoardmemberor
officerifallthefollowingconditionsaresatisfied:
(1)Atthetimetheactoromissionoccurred,
theBoardmemberorofficerresidedintheProjectas
eitheratenantoranOwneroftwo(2)orfewerCondomin-
iums;
(2)Theactoromissionwasperformedwithin
thescopeoftheBoardmember’sorofficer’sCorporation
duties,whichshallinclude,butshallnotbelimitedto,
whethertoconductaninvestigationoftheCorporation
Propertyforlatentdeficienciespriortotheexpiration
oftheapplicablestatuteoflimitationsandwhetherto
commenceacivilactionagainsttheDeclarantfordefects
indesignorconstruction;
(3)Theactoromissionwasperformedingood
faith;
(4)Theactoromissionwasnotwillful,
wantonorgrosslynegligent;and
(5)TheCorporationmaintainedandhadin
effectatthetimetheactoromissionoccurred,andat
thetimeaclaimwasmade,one(1)ormorepoliciesof
insurancewhichincludedcoverageforgeneralliability
fortheCorporationandindividualliabilityofofficers
andDirectorsoftheCorporationfornegligentactsor
omissionsinsuchcapacity,andbothtypesofcoverage
wereintheamountofatleastFiveHundredThousand
Dollars($500,000.00).
(c)Indemnification.TheCorporationshallpayall
expensesincurredby,andsatisfyanyjudgmentorfinelevied
against,anypersonasaresultofanyactionorthreatened
-57-52027.048-22139.FCM110714
actionagainstsuchpersontoimposeliabilityonsuchperson
forhisofficialacts,providedthat:
(1)TheBoarddeterminesthatsuchperson
actedingoodfaithandinthemannersuchperson
reasonablybelievedtobeinthebestinterestsofthe
Corporation;and
(2)Inthecaseofanactionorthreatened
actionbyorintherightoftheCorporation,theBoard
determinesthatsuchpersonactedwithsuchcare,includ-
ingreasonableinquiry,asanordinaryprudentpersonin
alikepositionwoulduseundersimilarcircumstances.
AnydeterminationoftheBoardrequiredunderthis
Sectionmustbeapprovedbyamajorityvoteofaquorum
consistingofDirectorswhoarenotpartiestotheactionor
threatenedactiongivingrisetotheindemnification.Ifthe
Boardfailsorrefusestomakeanysuchdetermination,such
determinationmaybemadebythevoteorwrittenconsentofa
majorityofaquorumoftheMembersoftheCorporation,
providedthatthepersontobeindemnifiedshallnotbe
entitledtovote.Theentitlementtoindemnificationhereun-
dershallinuretothebenefitoftheestate,executor,
administrator,heirsordeviseesofanypersonentitledto
suchindemnification.
Section16.ArbitrationofDisputes.Unlessotherwise
requiredbytheLimitedWarrantyfor"Disputes"(definedbelow)
coveredthereunderorotherwiseresolvedbythenon-adversarial
pre-litigationproceduressetforthinCaliforniaCivilCode
Sections910through938withrespecttoconstructiondefectclaims
orthenon-adversarialproceduressetforthinsubparagraphs(a)
and(b)below,anyandallclaims,controversies,breachesor
disputes(eacha"Dispute")betweenoramongtheDeclarant,orany
director,officer,partner,attorney,member,employeeoragentof
Declarant,oranycontractor,subcontractor,designprofessional,
engineerorsupplierwhoprovidedlabor,servicesormaterialsto
theProject(collectively,the"DeclarantParties"),theCorpora-
tion,and/oranyOwner,relatingtoorarisingoutoftheProject,
thisDeclarationoranyotheragreementsbetweentheDeclarant
Parties,theCorporation,and/oranOwner,whethersuchDisputeis
basedoncontract,tort,orstatute,including,withoutlimitation,
anyDisputeover(1)breachofcontract,(2)negligentorinten-
tionalmisrepresentationorfraud,(3)nondisclosure,(4)breachof
anyallegeddutyofgoodfaithandfairdealing,(5)allegationsof
latentorpatentconstructiondefects,or(6)anyothermatter
arisingfromorrelatedtotheinterpretationofanytermor
provisionofthisDeclaration,oranydefensegoingtothevalidity
ofthisDeclaration,oranyprovisionofthisDeclaration,shallbe
resolvedamicablyandwithoutthenecessityoftimeconsumingand
costlylitigationthrougharbitrationpursuanttotheFederal
ArbitrationActandsubjecttotheproceduressetforthinthis
-58-52027.048-22139.FCM110714
Section16.AnyDisputeconcerningtheinterpretationorthe
enforceabilityofthisSection16,including,withoutlimitation,
itsrevocabilityorvoidabilityforanycause,anychallengesto
theenforcementorthevalidityofthisDeclaration,orthis
Section16,orthescopeofarbitrableissuesunderthisSection
16,andanydefenserelatingtotheenforcementofthisSection16,
including,withoutlimitation,waiver,estoppel,orlaches,orany
disputeconcerninganyarbitrationawardmadepursuanttothis
Section16,shallbedecidedbyanarbitratorinaccordancewith
thisSection16andnotbyacourtoflaw.Thenon-adversarial
pre-litigationproceduressetforthinCaliforniaCivilCode
Sections910through938shallapplywithrespecttoconstruction
defectclaims.Thenonadversarialprocedurefortheresolutionof
allotherDisputesandthoseconstructiondefectclaimswhich
remainunresolvedaftercompletionorterminationofstatutorypre-
litigationproceduressetforthinCivilCodeSections910through
938,shallbeassetforthinsubparagraphs(a)and(b)beloworas
otherwisedeterminedbyDeclarant.
(a)Notice.AnypersonwithaclaimregardingaDispute
shallnotifytheDeclarantinwritingoftheclaim,whichwriting
(i.e.,bypersonalormailserviceasauthorizedbyCodeofCivil
ProcedureSections415.10,415.20,415.21,415.30or415.40tothe
partytowhomtheDisputeisdirected)shalldescribethenatureof
theclaimandanyproposedremedy(the"ClaimNotice").
(b)RighttoInspectandRighttoCorrectiveAction.
CommencingonthedatetheClaimNoticeisdeliveredandcontinuing
untiltheDisputeisresolved,theDeclarantanditsrepresenta-
tivesshallhavetherightto(i)meetwiththepartyallegingthe
DisputeatareasonabletimeandplacetodiscusstheDispute,(ii)
entertheProjecttoinspectanyareasthataresubjecttothe
Dispute,and(iii)conductinspectionsandtesting(including
destructiveorinvasivetesting)inamannerdeemedappropriateby
theDeclarant.Withinareasonableperiodafterreceiptofthe
ClaimNotice,whichperiodshallnotexceedsixty(60)days,the
Declarantandtheclaimantshallmeetatamutuallyacceptable
placewithinorneartheProjecttodiscusstheDispute.Atsuch
meetingoratsuchothermutuallyagreeabletime,theDeclarantand
theDeclarant’srepresentatives,asnotedabove,shallhavefull
accesstothepropertythatissubjecttotheDisputeclaimand
shallhavetherighttoconductinspections,testingand/or
destructiveorinvasivetestingofthesameinamannerdeemed
appropriatebyDeclarant,whichrightsshallcontinueuntilsuch
timeastheDisputeisresolvedassetforthherein.Thepartiesto
theDisputeshallnegotiateingoodfaithinanattempttoresolve
theclaim.IftheDeclarantelectstotakeanycorrectiveaction,
DeclarantandDeclarant’srepresentativesandagentsshallbe
providedfullaccesstotheProjecttotakeandcompletecorrective
action.NothingsetforthinthisSection16imposesanyobligation
onDeclaranttoinspect,repairorreplaceanyitemsoralleged
defectsforwhichDeclarantisnototherwiseobligatedunder
-59-52027.048-22139.FCM110714
applicableStateandfederallawortheLimitedWarrantyin
connectionwiththesaleoftheCondominiums.
(c)BindingArbitration.IntheeventthataDisputeis
raisedandnotresolvedpursuanttothenonadversarialprocedures
setforthaboveor,withrespecttoDisputessubjecttotheLimited
Warranty,theproceduressetforthintheLimitedWarranty,such
DisputeshallbesubmittedtobindingArbitration.
IftheDisputeissubjecttotheLimitedWarranty,the
Disputeshallbesubmittedtobindingarbitrationbyandpursuant
toanyarbitrationprovisionssetforthintheLimitedWarranty.
IftheDisputeisnotsubjecttotheLimitedWarranty,orthe
LimitedWarrantydoesnotcontainanyarbitrationprovisions,the
Disputeshallbesubmittedtobindingarbitrationbyandpursuant
totherulesofaneutral,independentarbitrationserviceagreed
uponbythepartiestothearbitration.Ifthepartiestothe
Disputeareunabletoagreeuponaneutral,independentarbitration
service,thenanypartymay,pursuanttotheprovisionsofthe
FederalArbitrationAct(9U.S.C.§1et seq.),applytoacourtof
competentjurisdictiontodesignateanarbitrationservice,which
designationshallbebindingontheparties.
Therulesandproceduresofthedesignatedarbitration
serviceineffectatthetimetherequestforarbitrationis
submittedshallbefollowed;otherwise,thepartiesagreetothe
provisionssetforthbelow.
(d)GeneralArbitrationProvisions.
(i)Declarant,eachOwner,byacceptanceofadeed
toaCondominium,andtheCorporation,byacceptanceofadeed
totheCorporationProperty,acknowledgethatthisDeclaration
involvesandconcernsinterstatecommerceandisgovernedby
theprovisionsoftheFederalArbitrationAct(9U.S.C.§1,et
seq.)nowineffectandasthesamemayfromtimetotimebe
amended,totheexclusionofanydifferentorinconsistent
stateorlocallaw,ordinance,regulation,orjudicialrule.
Accordingly,anyandalldisputesshallbearbitrated,which
arbitrationshallbemandatoryandbindingpursuanttothe
FederalArbitrationAct.
(ii)ThisSection16shallinuretothebenefitof,
andbeenforceableby,Declarant’ssubcontractors,agents,
vendors,suppliers,designprofessionals,warrantyadministra-
tor,insurersandanyotherpersonswhomanyOwnerorthe
Corporationcontendsisresponsibleforanyallegeddefectin
ortotheProjectorsuchOwner’sCondominiumoranyimprove-
mentorappurtenancethereto.
(iii)Eachpartyshallbearitsownattorneys’fees
andcosts(includingexpertcosts)forthearbitration.
-60-52027.048-22139.FCM110714
(iv)ExceptasotherwiseprovidedintheLimited
WarrantywithrespecttoDisputessubjectthereto,theparties
shallbeentitledtoconductalldiscoveryasotherwise
providedintheCaliforniaCodeofCivilProcedure,andthe
arbitratorshalloverseediscoveryandmayenforceall
discoveryordersinthesamemannerasanytrialcourtjudge,
withrightstoregulatediscoveryandtoissueand/orenforce
subpoenas,protectiveordersorotherlimitationsondiscovery
availableunderCalifornialaw.Inthecontextofconstruc-
tiondefectdisputes,allpartiesshallbeentitledto
reasonablesiteinspections,visualinspections,destructive
testing,andotherdiscoverymechanismscommonlyemployedin
suchdisputes(e.g.,depositions).
(v)Thearbitratorshalldecideallissuesoffact
andlaw,andthedecisionofthearbitratorshallbefinaland
binding.Declarant,theCorporation(byacceptanceofadeed
totheCorporationProperty),andeachOwner(byacceptanceof
adeedtoaCondominium)acknowledgesthatanapplicationto
confirm,vacate,modifyorcorrectanawardrenderedbythe
arbitratorshallbefiledinanycourtofcompetentjurisdic-
tioninthecountywheretheProjectislocated.
(vi)Theparticipationbyanypartyinanyjudicial
proceedingconcerningthisSection16oranymatterarbitrable
hereundershallnotbedeemedawaiveroftherighttoenforce
thisSection16notwithstandinganyprovisionoflawtothe
contrary,andshallnotbeassertedoracceptedasareasonto
delay,torefusetoparticipateinarbitration,ortorefuse
toenforcethisSection16.
(vii)ExceptasotherwiseprovidedbytheLimited
WarrantyforDisputessubjectthereto,orasrequiredby
applicablelaw,theadministrativefeestoinitiatethe
arbitrationshallbeadvancedbyDeclarantandthesubsequent
feesandcostsofthearbitratorand/orthearbitration
serviceshallbeborneequallybythepartiestothe
arbitration;provided,however,theadministrationand
arbitrationfeesandanyotherfeesandcostsofthe
arbitrationultimatelyshallbeborneasdeterminedbythe
arbitrator(including,butnotlimitedto,thefeetoinitiate
thearbitration).
(viii)Thearbitratorappointedtoserveshallbe
aneutralandimpartialindividualandshallbeauthorizedto
provideallrecognizedremediesavailableinlaworequityfor
anycauseofactionthatisthebasisforarbitration.
(ix)Thevenueofthearbitrationshallbeinthe
Countyunlessthepartiestothearbitrationagreeinwriting
toanotherlocation.
-61-52027.048-22139.FCM110714
(x)IfanyprovisionofthisSection16shallbe
determinedtobeunenforceableortohavebeenwaived,the
remainingprovisionsshallbedeemedtobeseverabletherefrom
andenforceableaccordingtotheirterms.
(xi)Declarant,theCorporation,andeachOwnerare
givinguptheirrespectivejudicialrightstodiscoveryand
appeal,unlessthoserightsarespecificallyincludedinthis
Section16.IfDeclarant,theCorporationoranyOwner
refusestosubmittoarbitration,suchOwner,theCorporation
orDeclarantmaybecompelledtoarbitrateundertheFederal
ArbitrationActandtheCaliforniaArbitrationAct,tothe
extenttheCaliforniaArbitrationActisconsistentwiththe
FederalArbitrationAct.
(xii)Intheeventtheforegoingarbitrationprovi-
sionorthearbitrationprovisionintheLimitedWarrantyis
heldnottoapplyorisheldinvalid,voidorunenforceablein
itsentiretyforanyreason,Declarant,eachOwner,by
acceptanceofadeedtoaCondominium,andtheCorporation,by
acceptanceofadeedtotheCorporationProperty,agreethat
allDisputesshallberesolvedinalawsuitbeforeajudgein
acourtofcompetentjurisdiction;providedthatsuchlawsuit
mustberesolvedbygeneraljudicialreferencepursuantto
CaliforniaCodeofCivilProcedureSections638and641
through645,oranysuccessorstatutesthereto,andas
modifiedbythisparagraph.Declarant,eachOwner(byaccep-
tanceofadeedtoaCondominium),andtheCorporation(by
acceptanceofadeedtotheCorporationProperty)acknowledge,
understandandagreethatboththearbitrationandjudicial
referenceproceduresnotedherein,asapplicable,involvea
processwherebyresolutionoftheDisputedoesnotinvolvea
jurytrialandspecificallyexcludesajuryfromanyinvolve-
mentinresolutionoftheDispute.ThepartiestotheDispute
shallcooperateinthejudicialreferenceproceeding.
Declarant,eachOwner(byacceptanceofadeedtoaCondomini-
um),andtheCorporation(byacceptanceofadeedtothe
CorporationProperty)grantthegeneralrefereeauthorityto
decideallissues,whetheroffactorlaw,includingwithout
limitation,thevalidity,scopeandenforceabilityofthis
disputeresolutionprovision,andtoreportastatementof
decisiontothecourt.Allpartiesshallusetheprocedures
adoptedbyanyentityofferingjudicialreferencedispute
resolutionproceduresasmaybemutuallyacceptabletothe
parties,providedthatthefollowingrulesandprocedures
shallapplyinallcasesunlessthepartiesagreeotherwisein
writing:
(1)Thegeneralrefereemustbeaneutraland
impartialretiredjudgewithsubstantialexperience
inrealestatedevelopmentandresidentialcon-
structionmatters.Anydisputeregardingthe
selectionoftherefereeshallberesolvedbythe
-62-52027.048-22139.FCM110714
entityprovidingthereferenceservices,or,ifno
entityisinvolved,bythecourtwithappropriate
jurisdiction.
(2)Thegeneralreferenceproceedingshallproceed
withoutajury.Declarant,eachOwner(byaccep-
tanceofadeedtoaCondominium),andtheCorpora-
tion(byacceptanceofadeedtotheCorporation
Property)eachherebyacknowledge,understand,and
agreethatthisproceduredoesnotinvolveajury
trialandthatthisprocedureandthelackofa
jurytrialshallbebindingupontheirrespective
successorsandassignsanduponallpersonsand
entitiesassertingrightsorclaimsorotherwise
actingonbehalfofthemortheirsuccessorsand
assigns.
(3)Thepartiesshallbeentitledtoconductall
discoveryasotherwiseprovidedintheCalifornia
CodeofCivilProcedure,andtherefereeshall
overseediscoveryandmayenforcealldiscovery
ordersinthesamemannerasanytrialcourtjudge,
withrightstoregulatediscoveryandtoissue
and/orenforcesubpoenas,protectiveordersor
otherlimitationsondiscoveryavailableunder
Californialaw.Inthecontextofconstruction
defectdisputes,allpartiesshallbeentitledto
reasonablesiteinspections,visualinspections,
destructivetesting,andotherdiscoverymechanisms
commonlyemployedinsuchdisputes(e.g.,
depositions).
(4)Thereferenceproceedingshallbeconductedin
accordancewithCalifornialaw(includingtherules
ofevidence),andinallregardsthegeneralrefer-
eeshallfollowCalifornialawasapplicableatthe
timeofthegeneralreferenceproceeding.The
generalrefereemayissueanyremedyorrelief
whichthecourtsoftheStateofCaliforniacould
issueifpresentedthesamecircumstances,andthe
generalrefereeshallfollowandotherwiseemploy
thestandardsforissuingsuchreliefasdefinedby
Californialaw.Thegeneralrefereemayrequire
oneormorepre-hearingconferences.Astenograph-
icrecordofthetrialshallbemade,providedthat
therecordshallremainconfidentialexceptasmay
benecessaryforpost-hearingmotionsandany
appeals.Thegeneralreferee’sstatementofdeci-
sionshallcontainfindingsoffactandconclusions
oflawtotheextentapplicable.Thegeneral
refereeshallhavetheauthoritytoruleonall
post-hearingmotionsinthesamemannerasatrial
judge.Thestatementofdecisionofthegeneral
-63-52027.048-22139.FCM110714
refereeuponalloftheissuesconsideredbythe
generalrefereeshallbebindingupontheparties,
anduponfilingthestatementofdecisionwiththe
clerkofanycourtoftheStateofCalifornia
havingjurisdictionthereof,orwiththejudgeif
thereisnoclerk,judgmentmaybeenteredthereon.
Thejudgmentanddecisionofthegeneralreferee
shallbeappealableinthesamemannerandsubject
tothesamerulesasifrenderedbythecourt.
(5)Anydisputeinvolvingthirdparties(i.e.,a
personorentityotherthanDeclarant,orOwneror
theCorporation)shallbeincludedinthegeneral
referenceprocedureprescribedhereintotheextent
permittedbylaw.Allpartiesshallcooperatein
goodfaithtoensurethatallnecessaryandappro-
priatepartiesareincludedinthejudicialrefer-
enceproceeding.
(6)Theexclusivevenueforallgeneralreference
proceedingsshallbeintheCountywherethePro-
jectislocated;
(7)Exceptwhereattorneys’feesareawardedasan
elementofsanctions,thepartiesshallbeartheir
ownattorneys’feesinanyproceedingconducted
underthisparagraph.Declarantshallinitially
advanceallfeesandcostsnecessarytoinitiate
thegeneralreferenceproceeding;however,the
generalrefereemay,inhisorherdiscretion,
reallocatesuchfeesandcostsamongthepartiesas
theinterestsofjusticedictate.Thegeneral
refereemayawardlitigationcoststotheprevail-
ingparty.Thisprovisiondoesnotmodifyany
provisionofacontractbetweenDeclarantandany
otherentityotherthananOwnerrequiringindemni-
ficationorestablishingadifferentallocationof
costsbetweenDeclarantandsuchentity.
(8)Ifanyprovisionofthisparagraphshallbe
determinedtobeunenforceableortohavebeen
waived,theremainingprovisionsshallbedeemedto
beseverabletherefromandenforceableaccordingto
theirterms.
(e)InspectionEasements.TheDeclarantreserves
easementstoenteranyCondominium,includingtheinteriorof
theresidenceandtheExclusiveUseCorporationProperty,to
inspectthoseareasandtoconductdestructivetesting
referredtoinCaliforniaCivilCodeSection6000.However,
theDeclarantshallnotifytheOwneroftheCondominiumofat
leastthree(3)alternativedatesandtimeswhensuchinspec-
tioncantakeplace(theearliestofwhichshallnotbeless
-64-52027.048-22139.FCM110714
thanten(10)daysafterthenotificationisgiven)andthe
DeclarantshallgivetheOwnertheopportunitytospecify
whichdateandtimeisacceptabletotheOwner.Shouldthe
Ownernotrespondaffirmativelywithrespecttooneofthe
datesandtimeswithinfive(5)days,thentheDeclarantmay
decidewhichofthedatesandtimestheinspectionandtesting
shalltakeplaceandsonotifytheOwner.Alternatively,the
Declarantmayseekajudicialorderallowingsuchinspection
andtestingtotakeplace.Declarantshallbeentitledtoits
reasonablyincurredattorneys’feesandbedeemedthe"pre-
vailingparty"shouldsuchacourtorderbesoughtand
obtained.Declarantshallbeobligatedtofullyrepairany
damagecausedbyanysuchdestructivetesting.
(f)Miscellaneous.Anyandallcommunicationsby
andbetweentheparties,whetherwrittenororal,whichare
deliveredbythepartiesortheirattorneysorotherrepresen-
tativesinanefforttosettlethemattershallbeconsidered
communicationsundertakeninthecourseofeffectinga
settlementorcompromise,assuchshallnotbeadmissibleas
anadmissiononthepartofanypartyoranyrepresentativeor
agentofthatpartytobeutilizedforanysuchpurposeinany
actionorproceeding.
Nothinghereinshallbeconsideredtoreduceor
extendanyapplicablestatuteoflimitation.Ifatanytime
anactionwouldbebarredbyastatuteoflimitationifnot
filedwithinsixty(60)days,thensuchactionmaybefiled
notwithstandinganyotherprovisionofthisSection16.
(g)ManufacturedProductsMaintenanceandLimited
WarrantyInformation.EachOwner,astohisrespective
Condominium,andtheCorporation,astotheCorporation
Property,acknowledgethatDeclaranthasprovidedsuchOwner
andtheCorporationwithmanufacturedproductmaintenance,
preventativemaintenanceandlimitedwarrantyinformation
pertainingtosuchOwner’sCondominiumandtotheCorporation
Property.Declarantreservestheright,bywrittennoticeto
eachOwnerand/ortotheCorporation,tosupplementand/or
amendsuchmanufacturedproductmaintenance,preventative
maintenanceandlimitedwarrantyinformationfromtimeto
time.EachOwnerandtheCorporationalsoacknowledgethatby
law,suchOwnerandsuchCorporationisobligatedtofollow
allreasonablemaintenanceandpreventativemaintenance
schedulesandobligationscommunicatedinwritingfrom
Declarantaswellascommonlyacceptedmaintenancepractices.
EachOwnerandtheCorporationcovenanttofaithfullyfollow
allsuchmaintenanceandpreventativemaintenanceschedules
andobligationscontainedinallsuchmanufacturedproduct
maintenance,preventativemaintenanceandlimitedwarranty
information(andeachOwnershallrequireandcauseanytenant
orlesseeofsuchOwner’sCondominiumtofollowallsuch
schedulesandobligations).
-65-52027.048-22139.FCM110714
(h)Indemnification.EachOwnerofaCondominium
intheProjectandtheCorporationcovenanttoindemnify,
defendandholdDeclarantharmlessfromanyloss,costsor
damagesarisingfromsuchOwner’sorsuchCorporation’s
failureorrefusaltoperformitsrespectiveobligations.
DECLARANT,THECORPORATIONANDEACHOWNERSHALLUSETHE
PROCEDURESESTABLISHEDINTHISSECTION16TORESOLVEALLDISPUTES
ANDSHALLBEDEEMEDTOWAIVETHEIRRIGHTSTORESOLVEDISPUTESIN
ANYOTHERMANNER.PURSUANTTOTHISSECTION,DECLARANT,THE
CORPORATION(BYACCEPTANCEOFADEEDTOTHECORPORATIONPROPERTY),
ANDEACHOWNER(BYACCEPTANCEOFADEEDTOACONDOMINIUM)ACKNOWL-
EDGE,UNDERSTAND,ANDAGREETHATTHEYSHALLHAVENORIGHTTOHAVE
ANYDISPUTETRIEDBEFOREAJURY.
THISSECTIONMAYNOTBEAMENDEDWITHOUTDECLARANT’SPRIOR
WRITTENCONSENT,WHICHCONSENTMAYBEWITHHELDINDECLARANT’SSOLE
ANDABSOLUTEDISCRETION.
Section17.PowerofAttorneytoCorrectErrors.Upon
acceptanceofadeedtoaCondominiumintheProject,eachOwner,
onbehalfofhimselfandhisorherMortgagees,herebygrantsto
theCorporationaspecialpowerofattorneytocorrectanyerrors
inaCondominiumPlanbyexecutingonbehalfoftheaffectedOwners
andMortgageesanamendmenttotheCondominiumPlanandan
instrumenttoeffectanyconveyancesorpartialreconveyances
necessarytocorrectsucherrors.Unlessbroaderprovisionsare
providedinthisDeclaration,thepowerherebygiventothe
Corporationislimitedasfollows:
(a)Thepowermaybeexercisedonlytocorrecterrorsin
aCondominiumPlanasevidencedbyawrittenstatementwhich
describestheerror(s)andwhichissignedbytheengineerwho
preparedtheCondominiumPlanorbyDeclarant.
(b)ThepowermaynotbeexercisedonbehalfofanOwner
orhisorherMortgageeiftheOwner’sCondominiumorExclu-
siveUseCorporationProperty,ifapplicable,wouldbereduced
insizebyreasonofthecorrection,unlesswrittenapproval
isobtainedfromtheaffectedOwnerandMortgagee.
Thepowerherebygiveniscoupledwithaninterestand
maynotberevokedbyanOwner,butmayberevokedbyaMortgagee.
AnysuchrevocationbyaMortgageeshallbebymeansofitssigned
statementofrevocationrecordedintheofficialrecordsofthe
County.
-66-52027.048-22139.FCM110714
ARTICLEVII
ASSESSMENTS
Section1.CreationoftheLienandPersonalObligation
ofAssessment.TheDeclarant,foreachCondominiumownedwithinthe
Project,herebycovenants,andeachOwnerofanyCondominium,by
acceptanceofadeedtherefor,whetherornotitshallbeso
expressedinsuchdeed,isdeemedtocovenantandagreetopayto
theCorporation:(a)RegularAssessments;(b)SpecialAssessments;
(c)ComplianceAssessments;(d)SpecialBenefitAssessments;and
(e)suchotherassessmentsastheCorporationmayperiodically
establish.Exceptasotherwiseprovidedbylaw,theRegular,
Special,andSpecialBenefitAssessments,togetherwithareason-
ablelatechargeasmay,fromtimetotime,beestablishedbythe
BoardinaccordancewithCalifornialaw,interest,costsandrea-
sonableattorneys’feesforthecollectionthereof,shallbea
chargeagainstandacontinuinglienupontheCondominiumagainst
whicheachsuchAssessmentislevied,andshallalsobetheper-
sonalobligationoftheOwnerofsuchpropertyatthetimewhenthe
Assessmentcamedue.EachComplianceAssessmentleviedagainsta
Condominium,togetherwithinterest,costs,reasonablelatecharges
andreasonableattorneys’feesforthecollectionthereof,shallbe
thepersonalobligationoftheOwnerofthepropertyatthetimeof
theAssessment.ThepersonalobligationfordelinquentAssessments
shallnotpasstothesuccessorsintitleunlessexpresslyassumed
bythem.
Section2.PurposeofRegularAssessments:Levyand
Collection.TheRegularAssessmentsleviedbytheCorporationshall
beusedexclusivelytopromotethehealth,safetyandwelfareof
theresidentsintheProjectand,exceptasotherwiseprovidedin
thisDeclaration,tomaintain,repair,replaceandimprovethe
CorporationProperty,andanyotherImprovementsorareaswhichthe
Corporationisobligatedtomaintain,asprovidedherein.The
Corporation,byandthroughitsBoard,shalllevyandcollect
AssessmentsfromtheOwnerofeachCondominiumintheProjectinan
amountsufficienttocoveralloftheCommonExpensesincurredby
theCorporationinconnectionwiththeperformanceandexecutionof
thepowersanddutiessetforthinthisDeclaration,theBy-Laws
andArticles.Inconnectiontherewith,theCorporationshallnot
imposeorcollectAssessments,penaltiesorfeesthatexceedthe
amountreasonablynecessaryforthepurposeorpurposesforwhich
theywerelevied.NothinginthisDeclarationshallbeconstruedin
suchawayastoprohibittheuseofCorporationAssessmentsor
fundstoabateanyannoyanceornuisanceemanatingfromoutsidethe
boundariesoftheProject.ThepercentageratefortheAssessments
leviedbytheCorporationshallbeadjustedatsuchtimeasthe
annexationofanadditionalPhasebecomeseffective.Regular
Assessmentsmaybecollectedonamonthlyinstallmentbasis.
Section3.RegularAssessments-Basis.Exceptfor
thatportionoftheAssessmentsattributabletoCostCenter
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Expenses(i.e.,theCostCenterAssessmentComponenthereinbelow),
RegularAssessmentspayabletotheCorporationshallbeassessed
equallyagainstallOwnersofCondominiums.EachOwner’spropor-
tionateshareoftheCommonExpensesforanyfiscalyearofthe
Corporationshallbeafraction,thenumeratorofwhichshallbe
thenumberofCondominiumsownedbysuchOwner,andthedenominator
ofwhichshallbethetotalnumberofCondominiumsintheProject
whicharesubjecttoAssessment.Untilthefirstdayofthefiscal
yearoftheCorporationimmediatelyfollowingthefirstcloseofan
escrowforthesaleofaCondominiumintheProjecttoanOwner,
themaximumRegularAssessmentshallbeassetforthinthePhase
1budgetreviewedbytheCalBRE.Notwithstandingthecommencement
forpaymentofRegularAssessments,oranyotherprovisionsofthis
Declaration,DeclarantandanyotherOwnerofaCondominiumwhich
doesnotincludeastructuralImprovementforhumanoccupancyshall
beexemptfromthepaymentofthatportionofanyAssessment(e.g.,
RegularAssessment)whichisforthepurposeofdefrayingoperating
expensesandreservesdirectlyattributabletotheexistenceand/or
useofsuchstructuralImprovements.Thisexemptionshallinclude,
butshallnotnecessarilybelimitedto,thatportionofany
Assessmentattributabletoroofreplacement,exteriormaintenance,
exteriorwalkwayandcarportlighting,refusedisposal,cable
televisionanddomesticwater,ifany,suppliedtoCondominiums.
Thisexemptionshallbeineffectonlyuntiltheearliesttooccur
of:(a)therecordationofanoticeofcompletionforthestructur-
alImprovements;(b)theoccupancyoruseoftheCondominium;or
(c)thecompletionofallelementsofthecondominiumbuilding
whichtheCorporationisobligatedtomaintain,ifany.Declarant
andanyOwnershallalsobeexemptedfromthepaymentofthat
portionofanyAssessmentwhichisforthepurposeofdefraying
expensesandreservesdirectlyattributabletotheexistenceand
useofanyCorporationPropertyfacilitiesthatarenotcompleteat
thetimeAssessmentscommence.Thislatterexemptionshallonlybe
ineffectastoaparticularCorporationPropertyfacilityuntil
theearlierof:(a)therecordationofanoticeofcompletionfor
suchCorporationPropertyfacility;or(b)theplacementintouse
oftheparticularCorporationPropertyfacility.Subjecttothe
limitationsofCaliforniaCivilCodeSections5600-5650,assame
maybeamended,fromtimetotime,fromandafterthefirstdayof
thefiscalyearimmediatelyfollowingtheconveyanceofthefirst
CondominiumtoanOwner,themaximumRegularAssessmentmaybein-
creasedsubjecttothefollowinglimitations:
(a)IncreasesinRegularAssessmentsforanyfiscal
yearwhicharelessthanorequaltotwentypercent(20%)
abovethemaximumRegularAssessmentfortheimmediately
precedingfiscalyearmaybeapprovedbytheBoard,provided
thattheBoardshall:(1)complywiththeprovisionssetforth
inSections5300and5565oftheCaliforniaCivilCode,as
samemaybeamendedfromtimetotime,withrespecttothe
distributionoftheproformaoperatingbudgetofthe
Corporationfortheforthcomingfiscalyear;or (2)obtainthe
approvalofMembers,constitutingaquorum,castingamajority
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ofaffirmativevotesatameetingoranelectionofthe
CorporationconductedinaccordancewithCaliforniaCorpora-
tionsCodeSections7510,et seq.,andSections7613,et seq.
ForpurposesofthisentireSection3,aquorummeansmore
thanfiftypercent(50%)oftheMembersoftheCorporation;
(b)Notwithstandingmorerestrictivelimitations
placedontheBoardbythisDeclarationorothergoverning
documents,increasesinRegularAssessmentsforanyfiscal
yearwhicharemorethantwentypercent(20%)aboveRegular
Assessmentsfortheimmediatelyprecedingfiscalyearmayonly
beapprovedbytheBoardaftertheBoardobtainstheapproval
ofamajorityofaquorumofMemberspursuanttoSection4070
oftheCaliforniaCivilCode;and
(c)TheAssessmentincreaselimitationsetforthin
Subsection(b)abovedoesnotapplytoincreasesinAssess-
mentsrelatedtoemergencysituations,whichshallbedeemed
toincludethefollowing:
(1)Extraordinaryexpensesrequiredbyan
orderbyacourtofcompetentjurisdiction;
(2)Extraordinaryexpensesforthemaintenance
orrepairofCorporationPropertythatisnecessaryto
remedyanydangerousconditionintheProjectthatrep-
resentsathreatofdamageorinjurytoanypersonor
property;and
(3)Extraordinaryexpensesnecessarytorepair
ormaintaintheCorporationPropertythatcouldnothave
beenreasonablyanticipatedbytheBoardatthetimethe
mostrecentCorporationbudgetwasprepared.Notwith-
standingtheforegoing,intheeventthattheBoard
increasestheRegularAssessmentabovetwentypercent
(20%)pursuanttothisSubparagraph(3),theBoardshall
distributewrittennoticeconcerningsaidincreasetoall
OwnersandacopyofaresolutionadoptedbytheBoard
settingforth:(i)thenecessityoftheextraordinaryex-
penses;and(ii)thejustificationwhysaidexpenseswere
notreasonablyforeseeableatthetimethemostrecent
budgetwasprepared.Forthepurposeofcalculating
whetheranincreasetoRegularAssessmentsexceedstwenty
percent(20%),theterm"RegularAssessments"shallbe
deemedtoincludetheamountassessedagainsteach
CondominiumbytheCorporationasaRegularAssessment,
plusanyamountpaidbytheDeclarantasasubsidyor
pursuanttoanysubsidyormaintenanceagreements,tothe
extentsuchsubsidypaymentsoffsetanamountwhichwould
otherwisebepaidbyOwnersasRegularAssessments.
TheBoardmaylevytheRegularAssessmentincompliancewith
Section5600oftheCaliforniaCivilCode.
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Section4.SpecialAssessmentsforCapitalImprove-
ments.
(a)InadditiontotheRegularAssessmentsautho-
rizedabove,theBoardmaynot,subjecttothelimitationsof
CaliforniaCivilCodeSections5600-5650,withoutthevoteor
writtenapprovalofMembersconstitutingaquorum(whichshall
meanmorethanfiftypercent[50%]ofOwnersoftheCorpora-
tion)castingamajorityofaffirmativevotesatameetingor
electionoftheCorporation,conductedinaccordancewith
Sections7510,et seq.,and7613oftheCorporationsCode,
levySpecialAssessmentstodefraythecostsofanyactionor
undertakingonbehalfoftheCorporationwhichintheaggre-
gateexceedfivepercent(5%)ofthebudgetedgrossexpenses
oftheCorporationforthatfiscalyear.Thefivepercent(5%)
limitationshallnotapplytoincreasesinSpecialAssessments
relatedtoanemergencysituationwhichshallbedeemedto
includethefollowing:
(1)Extraordinaryexpensesrequiredbyan
orderbyacourtofcompetentjurisdiction;
(2)Extraordinaryexpensesforthemaintenance
orrepairofCorporationPropertythatisnecessaryto
remedyanydangerousconditionintheProjectthatrep-
resentsathreatofdamageorinjurytoanypersonor
property;and
(3)Extraordinaryexpensesnecessarytorepair
ormaintaintheCorporationPropertythatcouldnothave
beenreasonablyanticipatedbytheBoardatthetimethe
mostrecentCorporationbudgetwasprepared.Notwith-
standingtheforegoing,intheeventtheBoardleviesany
SpecialAssessmentthatexceedsthefivepercent(5%)
limitationpursuanttothisSubparagraph(3),theBoard
shalldistributewrittennoticeconcerningsaidSpecial
AssessmenttoallOwnersandacopyofaresolution
adoptedbytheBoardsettingforth:(i)thenecessityof
saidSpecialAssessment;and(ii)thejustificationwhy
saidSpecialAssessmentwasnotreasonablyforeseeableat
thetimethemostrecentbudgetwasprepared.Exceptas
providedinSubsection(b)below,everySpecialAssess-
mentshallbelevieduponthesamebasisasthatpre-
scribedforthelevyingofRegularAssessments.
(b)ASpecialAssessmentleviedagainstOwnersto
raisefundsforthereconstructionormajorrepairofthe
CondominiumUnits,ifapplicable,intheProjectshallbe
leviedonthebasisoftheratioofthesquarefootageofthe
floorareaoftheCondominiumUnittobeassessed,tothe
squarefootageofthefloorareaofallCondominiumUnitsto
beassessed.
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Section5.ComplianceAssessments.AComplianceAssess-
mentmaynotbecharacterizednortreatedasanassessmentwhich
maybecomealienagainsttheOwner’sCondominiumenforceablebya
saleinaccordancewiththeprovisionsofSections2924et seq.of
theCivilCode;provided,however,atsuchtimeasthesaleof
CondominiumsisnotgovernedbytheCalBRE,theforegoingshallnot
applytoanyComplianceAssessmentimposedagainstanOwner
consistingofareasonablelatepaymentpenaltyfordelinquent
Assessmentsand/orchargestoreimbursetheCorporationforthe
lossofinterestandforcostsreasonablyincurred(including
attorneys’fees)initseffortstocollectdelinquentAssessments
orimposedforcostsincurredbytheCorporationintherepairof
damagetoCommonPropertyandfacilitiesforwhichtheMemberor
theMember’sguestsortenantswereresponsible.
Section6.NoticeofIncreaseinAssessments.TheBoard
shallprovidetotheOwners,byfirstclassmailtotheaddresson
filewiththeCorporation,noticeofanyincreaseinRegular,
Specialand/orSpecialBenefitAssessmentsnotlessthanthirty
(30)normorethansixty(60)dayspriortosuchincreasebecoming
due.
Section7.CostCenterAssessmentComponent.ACost
CenterAssessmentComponentshallbeassessedsolelytotheOwners
ofCondominiumstowhichtheexclusiveordisproportionatemainte-
nance,operation,repair,replacementorfundingofreserves
obligationofaCostCenterElementhasbeenallocated.TheCost
CenterAssessmentComponentcoversCommonExpensesofthe
CorporationbudgetedtotheCondominiumssubjecttotheCostCenter
AssessmentComponentintheCorporation’sCostCenterBudget(e.g.,
fireandcasualtybuildinginsurance,exteriorbuilding
maintenance,buildingreservesandoperatingbuildinglights,roof,
paint,andfiresprinklersandfirealarmsforthebuildings
containingmorethanoneCondominiumUnits).Fundscollectedin
paymentoftheCostCenterAssessmentComponentandCostCenter
AssessmentComponentreservesshallbeusedsolelyforthepurposes
setforthintheCorporation’sCostCenterBudget;provided,
however,thattheBoardmayauthorizethetemporarytransferof
suchfundsforthepaymentoftheCorporation’sshort-termcash
flowrequirementsonthesametermsandconditionssetforthinthe
applicableCivilCodeSections,e.g.,includingtermsand
provisionsforrepayment,etc.TheCorporationshall,by
acceptableaccountingpractices,takeappropriatemeasuresto
ensurethatallfundscollectedinpaymentoftheCostCenter
AssessmentComponentandCostCenterAssessmentComponentreserves
arenotcommingledwiththegeneralfundsoftheCorporation.As
setforthintheArticleofthisDeclarationentitled"Powersand
DutiesoftheCorporation,"thefinancialstatementsandreserve
fundingplantobepreparedanddistributedtoeachMemberofthe
Corporationshallseparatelyaccountforthecollectionanduseof
allfundsreceivedinpaymentoftheCostCenterAssessment
ComponentandCostCenterAssessmentComponentreserves.
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Section8.SpecialBenefitAssessments.Ifnot
otherwiseallocatedbytheCorporation/BoardasaCostCenter
AssessmentComponentoftheRegularAssessment,SpecialBenefit
Assessmentsshallmeanandrefertoachargeleviedbythe
CorporationagainstanOwnerandhisrespectiveCondominiumto
covertheexpensesincurredbytheCorporationintheoperation,
maintenance,repair,and/orfundingofreservesastoaportionof
theProjectdesignatedhereinorinaNoticeofAnnexationorby
theDeclarantorbytheBoardasa"SpecialBenefitArea"orwhich
isidentifiedorreferredtoasanareaorfacilitybenefitting
onlytheOwnerswithinsuchanArea.Theseexpensesareonly
chargeabletoOwnersinaSpecialBenefitArea,andmayinclude,
withoutlimitation,thefollowing:
(a)Maintenance,management,operation,repairand
replacementofparticularImprovementswithintheSpecial
BenefitArea;
(b)UtilitiesorservicesforthebenefitofOwners
withintheSpecialBenefitArea;
(c)Reasonablereserves,asdeemedappropriateby
theBoard,forrepairandreplacementofanyImprovements
maintainedbytheCorporationwithinaSpecialBenefitArea;
and
(d)UnpaidSpecialBenefitAssessments.
TheCorporationshalldistributetoOwnerswithinanySpecial
BenefitAreaaproformaoperatingstatementandbudgetforthe
upcomingfiscalyearwhichshallestimatetheexpensesattributable
totheSpecialBenefitArea,theallocationofsuchexpensesamong
theaffectedOwners,andshallsetforththeamountandpayment
scheduleoftheSpecialBenefitAssessments.IncreasesinSpecial
BenefitAreaAssessmentsforanyfiscalyearwhicharelessthanor
equaltotwentypercent(20%)abovethemaximumSpecialBenefit
AreaAssessmentfortheimmediatelyprecedingfiscalyearmaybe
approvedbytheBoard,providedthattheBoardshallobtainthe
approvalofMembersaffectedbysuchAssessment,constitutinga
quorum,castingamajorityofaffirmativevotes.Forpurposesof
thisSection,aquorummeansmorethanfiftypercent(50%)ofthe
MembersoftheCorporationaffectedbytheSpecialBenefitArea
Assessment.TheAssessmentincreaselimitationsetforthherein-
abovedoesnotapplytoincreasesinSpecialBenefitAreaAssess-
mentsrelatedtoemergencysituationsthatcouldnothavebeen
reasonablyanticipatedbytheBoardatthetimethemostrecent
Corporationbudgetwaspreparedwhichdeterminedtheamountofthe
SpecialBenefitAreaAssessments.
Section9.DateofCommencementofRegularAssessments:
DueDates.Subjecttotheexceptionwhichmayapplytomodel
Condominiumsnotedbelow,theRegularAssessmentsprovidedfor
hereinshallcommenceineachPhaseonthefirstdayofthefirst
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monthfollowingthefirstcloseofescrowforthesaleofa
CondominiuminsuchPhase,oronthefirstdayofthemonth
followingthefirstoccupancyofaCondominiuminsuchPhase
pursuanttoarentalorleaseagreementwiththeDeclarant,orits
authorizedagent,whicheveroccursfirst.ThefirstRegularAssess-
mentsshallbeadjustedaccordingtothenumberofmonthsremaining
inthefiscalyear,assetforthintheBy-Laws.TheBoardshall
fixtheamountoftheRegularAssessmentagainsteachCondominium
atleastthirty(30)daysinadvanceofeachRegularAssessment
period.WrittennoticeoftheRegularAssessmentshallbesentto
everyOwnersubjecttotheprovisionshereinabove.Notwithstanding
anyotherprovisionsofthisDeclarationandassetforthherein-
above,untiltheearliertooccurof:(a)therecordationofa
NoticeofCompletionofanImprovementtotheCorporationProperty
inaPhase;or(b)theplacementintouseoftheCorporation
PropertyinaPhase,eachOwner(includingDeclarant)maybe
declaredbytheBoardtobeexemptfrompayingthatportionofthe
RegularAssessmentwhichisdirectlyattributabletoexpensesand
reservestobeincurredbytheCorporationinthemaintenance,
operationandrepairofsuchCorporationPropertyinthePhase.
Section10.CollectionofAssessments.Exceptasoth-
erwiseprovidedinthisDeclaration(e.g.,CostCenterAssessment
Component),orinanysubsequentNoticeofAnnexation,Regularand
SpecialAssessmentsshallbeleviedatauniformrateforall
Condominiumsandmaybecollectedonamonthlybasis.Ifany
installmentofaRegularAssessmentislessthantheamount
assessedandthepaymentdoesnotspecifytheCorporationfundsor
fundintowhichitshouldbedeposited,thereceiptthereofbythe
CorporationfromthatMembershallbecreditedinorderof
priority,firsttotheoperatingfund,untilthatportionofthe
RegularAssessmenthasbeensatisfied,andsecondtothereserve
fund.ComplianceandSpecialBenefitAssessmentsshallbedue
thirty(30)daysaftersuchAssessmenthasbeenleviedunless
otherwisedeterminedbytheBoardinamannerconsistentwithCivil
CodeSections5600-5650,asmaybeamendedfromtimetotime.
Section11.CertificationofPayment.TheCorporation
shall,upondemandandforareasonablecharge,furnishacer-
tificatesignedbyanofficeroragentoftheCorporationsetting
forthwhethertheAssessmentsonaspecifiedCondominiumhavebeen
paid.IfacertificatestatesthatAssessmentshavebeenpaid,such
certificateshallbeconclusiveevidenceofsuchpayment.
Section12.DeliverybyOwner.EachOwnerofaCondo-
miniumshall,assoonaspracticablepriortothetransferoftitle
totheCondominiumortheexecutionofarealpropertysales
contract,asdefinedinCaliforniaCivilCode,Section2985,oras
maybeamended,fromtimetotime,givetotheprospective
purchaseracopyofthisDeclarationandcopiesoftheBy-Lawsand
ArticlesoftheCorporation,andatruestatement,inwriting,from
theBoardastotheamountoftheCorporation’scurrentRegularand
SpecialAssessmentsandfees,aswellasanydelinquentAssessments
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andinformationrelatingtopenalties,attorneys’feesandother
chargesauthorizedbythisDeclarationontheCondominiumasofthe
datethestatementisissued,andanychangeintheCorporation’s
currentAssessmentsandfeeswhichhavebeenapprovedbytheBoard
buthavenotbecomedueandpayableasofthedatedisclosureis
providedpursuanttothisSection.
Section13.DeliveryofStatement.Uponwrittenrequest,
theBoardshall,withinten(10)daysofthemailingordeliveryof
suchrequest,respectively,providetheOwnerofaCondominiumwith
acopyofthisDeclaration,andcopiesoftheBy-LawsandArticles
oftheCorporation,togetherwiththeproformabudget,an
insurancepolicysummary,atruestatementinwritingastothe
amountofanydelinquentAssessments,penalties,attorneys’fees
andotherchargesauthorizedbythisDeclarationontheCondominium
asofthedateoftherequest,themostrecentfinancialstatement,
theCorporation’scurrentRegularandSpecialAssessments,andany
changeintheCorporation’scurrentAssessmentsandfeeswhichhave
beenapprovedbytheBoardbuthavenotbecomedueandpayableas
ofthedatedisclosureisprovidedpursuanttothisSection.The
Boardmayimposeafeeforprovidingsuchdocumentsandstatements,
butinnoeventshallthefeeexceedthereasonablecosttoprepare
andreproducetherequesteddocuments.
Section14.DeliverybyDeclarant.Inaccordancewith
applicablelegalrequirements,withinninety(90)daysfollowing
thefirstcloseofescrowforthesaleofaCondominiuminthe
Project,orassoonasreasonablyobtainable,theDeclarantshall
providetheCorporationwithcopiesofthe(1)recordedtractmap
fortheProject;(2)CorporationPropertygrantand/oreasement
deeds;(3)thisDeclaration;(4)filedArticlesofIncorporation;
(5)theCorporation’sBy-Laws;(6)RulesandRegulationsand/or
ArchitecturalGuidelinesadoptedbytheBoard(ifany);(7)notice
ofcompletioncertificatesforCorporationProperty,ifany;(8)
completionbond(s)namingtheCorporationasabeneficiary,ifany;
(9)warrantiesforCorporationPropertyequipmentorfixtures,if
any;(10)insurancepoliciesobtainedfortheCorporation;and(11)
membershipregister,totheextentitisavailableandifrequired
bylaw.
Section15.Reserves.TheRegularAssessmentsshallin-
cludereasonableamounts,asdeterminedbytheBoard,collectedas
reservesforthefutureperiodicmaintenance,repairandreplace-
mentofalloraportionoftheCorporationProperty,oranysuch
otherpurposedeterminedbytheBoard.Allamountscollectedasre-
servesshallbedepositedbytheBoardinaseparatebankaccount
forthepurposesforwhichtheywerecollected,andaretobe
segregatedfromandnotcommingledwithanyotherfundsofthe
Corporation.Theexpenditureofsuchfundsshallbelimitedtothe
repairandreplacementofthoseelementsoftheCorporation
Propertywhichmustberepairedorreplacedaccordingtoareserve
studyaspermittedbySections4177,4178,and5510-5560ofthe
CaliforniaCivilCode,assamemaybeamendedfromtimetotime.
-74-52027.048-22139.FCM110714
Section16.OffsetsandWaiverProhibited.NoOwnermay
waiveorotherwiseavoidliabilityfortheAssessmentsprovidedfor
hereinforanyreasonwhatsoever,including,butnotlimitedto,
non-useoftheCorporationPropertyorabandonmentofhisCondo-
minium,norshallanyOwnerbeentitledtoanyoffsetagainstany
Assessmentprovidedforhereinforanyreasonwhatsoever,includ-
ing,butnotlimitedto,anyexpendituremadebysuchOwnerforor
onbehalfoftheCorporation.
Section17.ExemptProperty.Thefollowingpropertysub-
jecttothisDeclarationshallbeexemptfromtheAssessments
herein:
(a)Allpropertydedicatedtoandacceptedbya
localpublicauthority;
(b)Allpropertyownedbyacharitableornonprofit
organizationexemptfromtaxationbythelawsoftheStateof
California;however,nolandorImprovementsdevotedto
dwellinguseshallbeexemptfromsaidAssessment;and
(c)AnyCorporationPropertyownedinfeebythe
Corporation.
Section18.InitialCapitalContributions.Eachinitial
purchaserofaCondominiumfromtheDeclarantintheProjectshall
contributetotheworkingcapitaloftheCorporationanamount
equalto^.Saidamountshallbedepositedbyeachinitial
purchaserintohisrespectiveescrowforthepurchaseofhis
CondominiumfromDeclarantandshallbedisbursedbytheescrow
holdertotheCorporationatthecloseofescrowforthesaleof
theCondominium.Thiscapitalcontributionshallinnowaybe
deemedtobeaprepaymentofanyportionoftheRegularAssessment
obligationoftheOwners.
ARTICLEVIII
EFFECTOFNONPAYMENTOFASSESSMENTS:
REMEDIESOFTHECORPORATION
Section1.EffectofNonpaymentofAssessments:Reme-
diesoftheCorporation.AnyRegular,Special,orComplianceAs-
sessmentnotpaidwithinfifteen(15)daysaftertheduedateshall
bedeemeddelinquentandtheOwnershallberequiredtopay:(a)
reasonablecostsofcollection,includingreasonableattorneys’
fees;(b)areasonablelatechargenotexceedingtenpercent(10%)
ofthedelinquentAssessmentorTenDollars($10.00),whicheveris
greater,orasmay,fromtimetotime,beestablishedbytheBoard
inaccordancewithCalifornialaw;and(c)interestonallsums
imposedunderthisSectionatanannualpercentageratenotto
exceedtwelvepercent(12%)commencingthirty(30)daysafterthe
Assessmentwasdue.TheBoard,forandonbehalfoftheCorpora-
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tion,maycommencelegalactionagainsttheOwnerpersonally
obligatedtopaythesame,or,inthecaseofaRegular,Special
Assessment,mayforeclosethelienagainsthisCondominium.Such
lienmayalsobeforeclosedbyapowerofsaleorothernonjudicial
procedureprovidedforbythelawsoftheStateofCalifornia.In
furtherancethereof,eachOwnerherebyvestsintheCorporation,
itssuccessorsorassigns,therightandpowertobringallactions
atlawortopursuelienforeclosureagainstanyOwnerforpurposes
ofcollectingsuchdelinquentAssessments.Totheextentpermitted
bylaw,eachOwnerwaives,withrespecttotheextentofanyliens
createdpursuanttothisArticle,thebenefitofanyhomesteador
exemptionlawsofCaliforniaineffectatthetimeanyAssessment,
orinstallmentthereofbecomesdelinquentoranylienisimposed.
TheCorporation’sacceptanceofanytenderofapartialpaymentof
aninstallmentofanAssessmentoranycostsandattorney’sfees
attributabletheretoshallnotbedeemedtobeawaiverofthe
Corporation’srighttodemandandreceivefullpaymentsthereafter.
PaymentsforAssessmentsshallfirstbeappliedtotheprincipal
owedfortheAssessmentsandonlyaftersuchprincipalamountis
paidinfull,shallsuchpaymentsbeappliedtointerestor
collectionexpensesforsuchAssessments.Ifrequestedbyan
Owner,theCorporationshallprovidetheOwnerwithareceiptof
paymentofAssessments,indicatingthedateoftheOwner’spayment
ofAssessmentsandthepersonwhoreceivedsuchpaymentonbehalf
oftheCorporation.TheCorporationshallestablishamailing
addressfortheovernightpaymentofAssessments.
Section2.NoticeofDelinquentAssessments.Noaction
shallbebroughttoforeclosealienfordelinquentAssessments,or
toproceedunderthepowerofsaleherein,unlesstheCorporation
complieswithallapplicableprovisionsoflaw[e.g.,California
CivilCodeSections5650-5660,asthesamemaybeamendedfromtime
totime,andprovisionsofCaliforniaCivilCodeSection2924,
2924(b),and2924(c),asmaybeamendedfromtimetotime].
Section3.ForeclosureSale.Anyforeclosuresalepro-
videdforaboveistobeconductedbytheBoard,itsattorneyor
otherpersonsauthorizedbytheBoard,inaccordancewiththe
provisionsofSections2924,et seq.oftheCaliforniaCivilCode
applicabletotheexerciseofpowersofsaleinMortgagesanddeeds
oftrust,assamemaybeamended,fromtimetotime,orinany
othermannerpermittedbylaw.TheCorporation,throughduly
authorizedagents,shallhavethepowertobidontheCondominium
ataforeclosuresaleandtoacquire,hold,lease,mortgageand
conveythesame.
Section4.CuringofDefault.Uponthetimelycuringof
anydefaultforwhichaNoticeofDelinquentAssessmentsorlien
wasfiledbytheCorporation,theofficersthereofarehereby
authorizedtofileorrecord,asthecasemaybe,anappropriate
releaseofsuchNoticeuponreceiptofpaymentfromthedefaulting
OwnerofareasonablefeetobedeterminedbytheCorporationto
coverthecostsofpreparingandfilingorrecordingsuchrelease.
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Section5.CumulativeRemedies.TheCorporation’sreme-
diesfornonpaymentofAssessments,including,butnotlimitedto,
anactiontorecoveramoneyjudgment,Assessmentlienandrightof
foreclosureandsale,arecumulativeandinadditiontoandnotin
substitutionofanyotherrightsandremedieswhichtheCorporation
anditsassignsmayhavehereunderoratlaw.
Section6.MortgageeProtection.Notwithstandingall
otherprovisionshereof,noliencreatedhereundernoranybreach
ofthetermsandprovisionsofthisDeclaration,northeenforce-
mentofanytermorprovisionhereof,shalldefeatorrenderin-
validtherightsofanyMortgageeunderanyrecordedfirstMortgage
ordeedoftrustuponaCondominiummadeingoodfaithandfor
value;provided,thataftersuchMortgageeorotherpersonor
entityobtainstitletosuchCondominiumbyjudicialornonjudicial
foreclosure,suchCondominiumshallremainsubjecttothis
DeclarationandthepaymentofAssessmentswhichfallduesubse-
quenttothedateoftakingtitle.
ARTICLEIX
USERESTRICTIONS
Exceptasotherwiseexpresslyprovidedinthis
Declaration,theCondominiumUnitsandCommonPropertyshallbeoc-
cupiedandusedonlyassetforthhereinbelow.
Section1.PrivateDwelling.Exceptasotherwise
providedinthisDeclaration,eachresidentialCondominium(as
depictedontheCondominiumPlan)shallbeusedforresidential
purposes(i.e.,singlefamilydwellingpurposesonly),exceptsuch
temporaryusesasshallbepermittedbyDeclarantwhiletheProject
isbeingdevelopedandCondominiumsarebeingsoldbyDeclarant;
provided,however,thatDeclarantreservesuntoitself,andits
successorsandassigns,togetherwiththerighttograntand
transferalloraportionofthesame,forsolongasDeclarant
ownsanyinterestinTractNo.^and/ortheAnnexationProperty,
andisentitledtoannexAnnexationPropertytotheProject,the
righttocarryonnormalsalesactivityontheProject,including
theoperationofmodels,salesoffice,designcenterandparking
area,providedDeclarantshallnotunreasonablyinterferewithany
otherOwner’suseoftheCommonProperty.
Section2.CommonPropertyUse.UseoftheCommon
PropertyshallbesubjecttotheprovisionsofthisDeclaration,
theRulesandRegulationsandtoanyadditionallimitationsimposed
byanyoftheotherCorporationmanagementdocuments,andtoany
additionallimitationsimposedbytheCorporationorBoard.
Section3.ConductAffectingInsurance.Nothingshall
bedoneorkeptinanyCondominiumUnitorintheCommonProperty
whichwillincreasetherateofinsuranceontheCommonProperty
-77-52027.048-22139.FCM110714
withouttheapprovaloftheCorporation.NoOwnershallpermit
anythingtobedoneorkeptinhisCondominiumUnitorinthe
CommonPropertywhichwillresultinthecancellationofinsurance
ontheCommonPropertyorwhichwouldbeinviolationofanylaw.
If,byreasonoftheoccupancyoruseofsaidpremisesbythe
Owner,therateofinsurancetotheCommonPropertyshallbe
increased,theOwnershallbecomepersonallyliablefortheaddi-
tionalinsurancepremiums.
Section4.LiabilityforDamagetotheCommonProperty.
EachOwnershallbeliabletotheCorporation,pursuanttothelaws
oftheStateofCalifornia,foranyandallcostsandexpenses
whichmaybeincurredbytheCorporationtorepairanydamageto
theCommonPropertywhichmaybesustainedbyreasonofthe
negligentactsoromissionsorthewillfulmisconductofsaidOwner
oranymemberofhisfamily,hisguests,tenants,lessees,ortheir
respectiveguestsorinvitees,whetherminororadult.Subjectto
NoticeandHearingandapprovalbyamajorityoftheBoard,any
suchcostsandexpensesshallbeleviedbytheBoardaseithera
SpecialorComplianceAssessmentagainstsuchOwner.TheCorpora-
tionmay,afternoticeandhearingasprovidedintheBy-Laws,levy
aSpecialorComplianceAssessmentagainstsaidOwnerequaltothe
increase,ifany,ininsurancepremiumsdirectlyattributableto
thedamagecausedbytheOwnerorpersonforwhomtheownermaybe
responsible.
Section5.Signs.SubjecttoCivilCodeSections712,
713,4705and4710,andCaliforniaGovernmentCodeSection434.5,
assamemaybeamendedfromtimetotime,andtheRulesand
RegulationsandArchitecturalReviewCommitteerules,nosign,
advertisingdeviceorotherdisplayofanykindshallbedisplayed
intheProjectoronanypublicstreetinorabuttingtheProject
exceptforthefollowingsigns(allofwhichmustcomplywiththe
City’sSignOrdinanceand,ifrequiredbysuchordinance,be
approvedbytheCity’sPlanningDirectorpriortoinstallation):
(a)entrymonuments,communityidentification
signs,andtrafficorparkingcontrolsignsmaintainedbythe
Corporation;
(b)foreachCondominiumUnit,one(1)nameplateor
similarOwnernameoraddressidentificationsignwhich
complieswiththeArchitecturalReviewCommitteerules;
(c)foreachCondominiumUnit,one(1)sign
advisingoftheexistenceofsecurityservicesprotectinga
CondominiumwhichcomplieswiththeArchitecturalReview
Committeerules;
(d)foreachCondominiumUnit,one(1)sign
advertisingtheCondominiumUnitforsaleorleasethat
complieswiththefollowingrequirements:
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(1)thesignisnotlargerthansuchsigns
commonlyutilizedforsimilarpurposesbyarealestate
companylicensedtoconductbusinessintheStateof
California;
(2)thesignisattachedtothegroundbya
conventional,singleverticalstakewhichdoesnotexceed
normalsizestandardsforsignscommonlyutilizedfor
similarpurposesbyarealestatecompanylicensedto
conductbusinessintheStateofCalifornia(i.e.,not
affixedtotheCondominiumbuildingorExclusiveUse
CorporationProperty);
(3)thetopofthesignisnottallerthan
suchsignscommonlyutilizedforsimilarpurposesbya
realestatecompanylicensedtoconductbusinessinthe
StateofCalifornia;and
(4)othersignsordisplaysauthorizedbythe
ArchitecturalReviewCommitteerulesandregulationsand
theCity.
Section6.MaintenanceofAnimals.Noanimalsofany
kindshallberaised,bredorkeptinanyCondominiumUnitorin
theCommonProperty,exceptthatcommondomesticateddogs,cats,
birdsorotherhouseholdpets(otherthansmallhouseholdpetssuch
asfish),maybekeptineachCondominiumUnitinreasonable
numbersasdeterminedbytheBoard;provided,however,thatno
animalshallbekept,bredormaintainedforanycommercialpurpose
andshallnotexceedanyweightlimitations,ifany,establishedby
theBoard.AsusedinthisDeclaration,"reasonablenumbers"shall
ordinarilymeantwo(2)totalpets(excludingsmallhouseholdpets
suchasbirdsandfish)perCondominium;however,theBoardmay
determinethatareasonablenumberinanyinstancemaybemoreor
lessthantwo(2).EachOwnershallberesponsibleforcleaningup
anyexcrementorotheruncleanorunsanitaryconditioncausedby
saidanimalintheProject.Whilewalkingorexercisingananimal
intheProject,theownerthereofshall,atalltimes,havereadily
availablemeanstocleanupanyexcrementorotheruncleanor
unsanitaryconditionscausedbysaidanimal.Allpermissiblepets
belongingtoOwners,tenants,lesseesorguestsmustbekeptwithin
anenclosedarea,oronaleashbeingheldbyapersoncapableof
controllingtheanimal.TheCorporation,upontheapprovaloftwo-
thirds(2/3)oftheBoard,shallhavetherighttoprohibitmain-
tenanceofanyanimalwithintheProjectwhichconstitutesapri-
vatenuisancetoanyotherperson.Everypersonbringingananimal
uponorkeepingananimalintheProjectshallbeliablepursuant
tothelawsoftheStateofCaliforniatoeachandallpersonsfor
anyinjuryordamagetopersonsorpropertycausedbysuchanimal.
Section7.QuietEnjoyment.NoOwnershallpermitor
sufferanythingtobedoneintheProjectorkeptuponsuchOwner’s
Condominiumwhichwillobstructorinterferewiththerightsof
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quietenjoymentoftheotheroccupants,orannoythembyunreason-
ablenoises(e.g.,inappropriateuseofhorns)orotherwise,nor
willanyOwnercommitorpermitanynuisanceonthepremisesor
commitorsufferanyimmoralorillegalacttobecommitted
thereon.Notwithstandingtheforegoing,foraslongasDeclarant
ownsanyinterestinTractNo.^andisentitledtoannexAnnex-
ationPropertytotheProject,theDeclarant’seffortsinselling
theCondominiumsmayinterferewiththeOwners’quietenjoymentof
theCondominiums.EachOwneracknowledgestheforegoingandwaives
anyclaimsagainsttheDeclarantfornuisanceduetoanyactivity
relatedtoconstructing,sellingormarketingtheCondominiums.
EachOwnershallcomplywithalloftherequirementsoftheBoard
ofHealthandofallothergovernmentalauthoritieswithrespectto
saidpremises,andshallremoveallrubbish,trashandgarbagefrom
hisCondominiumUnit.Allclotheslines,refusecontainers,
woodpiles,storageboxes,toolsandequipmentshallbeprohibited
fromanyCondominiumunlessobscuredfromviewbyafenceor
appropriatescreenapprovedbytheArchitecturalReviewCommittee
providedforhereinbelow.
Section8.StructuralChanges.Thereshallbeno
structuralalteration,modificationorconstructiontotheexterior
ofaCondominiumUnit,fenceorotherstructurewhatsoeverinthe
ProjectwithoutthepriorwrittenapprovaloftheBoardorits
designatedArchitecturalReviewCommitteeandtheCity,asrequired
herein,exceptsuchworksofconstructionbyDeclarantduringthe
developmentoftheProject.
Section9.Improvements.AllImprovementsshallbe
constructedinagoodandworkmanlikemanner,consistentwiththe
standardbestpracticeofthesubjecttradesandinamanner
acceptabletotheCity.Thereshallbenoconstruction,alteration
orremovalofanyImprovementintheProject(otherthanthose
repairsorrebuildingpermittedundertheArticleentitled"Damage
orDestructiontotheCorporationProperty")withouttheapproval
oftheArchitecturalReviewCommitteeandtheCity,assetforth
hereinbelow.NoImprovementshallbeconstructeduponanyportion
ofanyCorporationProperty,otherthansuchImprovementsasshall
beconstructed:(a)bytheDeclarant(orapersonorentitytowhom
Declarantassignsitsrightsasdeveloper)or(b)bytheCorpor-
ationasprovidedherein,asmaybepermittedbytheArchitectural
ReviewCommitteeinaccordancewiththeArticlehereinentitled
"ArchitecturalReview-Approval."EachOwnerassumesallrisks
whichmayresultfromImprovementshemakestohisCondominium
Unit,andeachOwnerindemnifiesandholdsharmlesstheCorpora-
tion,DeclarantandeachotherOwnerfromanyclaim,demands,
liabilities,judgments,attorneys’feesandotherobligationswhich
ariseoutoforareincurredinconnectionwiththeinstallation,
existenceorremovalofsuchImprovements.
Section10.WindowCoverings.Temporarywindowcoverings
(“TemporaryWindowCoverings”)inadesignandcolorthatdoesnot
conflictwiththesurroundingImprovements(butexcludingaluminum
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foil,newspaper,plywoodoranyothercontrastingmaterial)are
permittedforamaximumperiodofsixty(60)daysafterthe
CondominiumisconveyedbyDeclaranttoanOwner.Exceptas
specificallyprovidedintheproceedingsentence,noTemporary
WindowCoveringsshallbeusedtocoveranydoororwindowofany
Condominium.Allwindowcoverings(includingTemporaryWindow
Coverings)shallbeofaneutralcolorharmoniouswithandnotin
conflictwiththecolorschemeoftheexteriorwallsurfaceofthe
Condominiumbuildings.
Section11.CommercialActivity.Exceptasotherwise
statedinthisDeclaration,nomanufacturing,mercantile,storage,
vendingorindustrialoperationsofanykindshallbeconductedin
oruponanyCondominiumUnitortheCommonProperty,exceptsuch
temporaryusesasshallbepermittedbyDeclarantwhiletheProject
isbeingconstructedandCondominiumsarebeingsoldbythe
Declarant.Notwithstandingtheforegoing,thisSectionshallnot
precludeanOwnerfrommaintainingabusinessorhomeofficeand
conductingbusinessactivitiestherefromsolongas:(a)such
activitiesareconductedinconformancewithallapplicable
governmentordinances(e.g.,allrequiredpermitsandlicensesare
obtained);(b)suchactivitydoesnotincreasetheliabilityor
casualtyinsuranceobligationorpremiumoftheCorporation;and
(c)suchactivitiesareconsistentwiththecharacterofthe
ProjectandconformwiththeprovisionsofthisDeclaration.Inno
event,however,shallanyOwnerortheCorporationusea
CondominiumUnitasanofficefortherental,resaleorleasingof
CondominiumswithoutthepriorwrittenconsentofDeclarantsolong
asDeclarantownsaninterestinTractNo.^ortheAnnexation
Property.
Section12.ParkingandVehicularRestrictions.
(a)AuthorizedVehicles.Thefollowingvehicles
are"AuthorizedVehicles":standardpassengervehicles
includingautomobiles,passengervansdesignedtoaccommodate
ten(10)orfewerpeople,motorcycles(providedtheyare
operatedatlevelsnotexceeding45decibels),andpick-up
truckshavingamanufacturer'sratingorpayloadcapacityof
one(1)tonorless;provided,however,thedimensionsofeach
ofsuchforegoingvehiclesmaynotexceedthefollowing:
(1)sevenfeet(7.0’)inwidth fromfarthest
pointtopoint,includingmirrorsand
tires;
(2)eighteenfeet(18’)inlength,including
bumperattachmentsandhitches;and
(3)sixfeet,fourinches(6’4")inheight,
includingroofracksorotherprojec-
tions.
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TheCorporationhasthepowertoidentifyadditionalvehicles
asAuthorizedVehiclesintheRulesandRegulationsandto
adaptthisrestrictiontoothertypesofvehicles.
(b)RestrictedVehicles.Thefollowingvehicles
are"RestrictedVehicles:"recreationalvehicles,motor
homes,traveltrailers,campervans,boatsandthelike.
(c)ProhibitedVehicles.Thefollowingvehicles
are"ProhibitedVehicles":(a)commercial-typevehicles
(e.g.,stakebedtrucks,tanktrucks,dumptrucks,stepvans,
concretetrucksandlimousines),excludingthosewhich
constituteAuthorizedVehicles;(b)busesorvansdesignedto
accommodatemorethanten(10)people,(c)vehicleshaving
morethantwo(2)axles,(d)trailers,(e)inoperablevehicles
orpartsofvehicles,(f)aircraft,(g)anyvehicleor
vehicularequipmentdeemedanuisancebytheBoard,and(h)
anyothervehiclenotclassifiedasanAuthorizedVehicleor
RestrictedVehicle.IfavehiclequalifiesasbothanAutho-
rizedVehicleandaProhibitedVehicle,thenthevehicleis
presumedtobeaProhibitedVehicle,unlessthevehicleis
expresslyclassifiedasanAuthorizedVehicleinwritingby
theBoard.
(d)TemporaryParking."TemporaryParking"shall
meantheparkingofdeliverytrucks,servicevehiclesand
othercommercialvehiclesforpurposesrelatingtothe
furnishingofservicestotheCorporation,anOwnerortenant,
and/orforloadingandunloadingonly;provided,further,that
nosuchtemporarilyparkedvehiclemayremainwithinthe
Projectovernight.
(e)LocalGovernmentAgencyRequirementsfor
Parking.AlldrivesandaisleswithintheProjectaresubject
totheProtectiveCovenantsofthisDeclaration,aswellas
allapplicablelaws,ordinancesandregulationsofallgovern-
mentalagencieshavingjurisdictionovertheProject.
(f)ResidentParking.Exceptforpurposesof
TemporaryParkinginareasotherthanfirelanes,ifany,
OwnersandtheirtenantsshallparktheirAuthorizedVehicles
intheirgarages.RestrictedVehiclesandProhibitedVehicles
mayalsobeparkedinanOwner’sgarage,providedthatthe
garagedooriskeptshut(exceptwhenthevehiclesare
enteringorexitingthegarage)andtheOwner’sgaragehas
sufficientspaceremainingfortheparkingoftheOwner’s
AuthorizedVehicles.
(g)NoParkingAreas.Thereshallbenoparkingof
anyvehiclesonunpavedsurfaces,suchaslawnsordirt
surfaces.Novehicleshallblockorimpedeaccessoffire
fightingequipmenttoorthroughthedrivesandaislesorfire
hydrantsintheProject.Noparkingispermittedinanyof
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thefirelanesorotherareasdepictedonExhibit"F"attached
heretoandincorporatedbythisreference,whichshallbe
marked"NOPARKINGFIRELANETOWAWAY."
(h)RulesandRegulations.TheBoardmay,from
timetotime,establishsuchRulesandRegulationsforthe
operatingandparkingofvehiclesintheProjectasitmay
deemnecessaryordesirable,includingtheuseofany
CorporationPropertyparkingbyguestsandotherinvitees.
AnypermissionfromtheBoardfortheuseofCorporation
PropertyforTemporaryParking,ifany,willcreateonlya
licensetousesucharea,whichlicenseisrevocablebythe
Boardatanytime.
(i)ReportingofParkingViolations.EachOwneris
authorizedtoreportparkingviolationstotheCorporation
BoardofDirectors.Anyenforcementactiontakentocorrect
violationsoftheparkingrulesandregulationsshallbein
accordancewiththeprovisionssetforthherein.
(j)ParkingAvailabilityinGarages.EachOwnerof
aCondominiumwithagarageasdepictedontheCondominium
planshall,atalltimes,keephisgaragereadilyavailable
fortheparkingofthenumberofvehiclesforwhichthegarage
wasconstructed,andshallnotstoreanyRestrictedVehicles,
ProhibitedVehicles,goodsormaterialstherein,noruseany
portionthereofforaworkshoporotheruse,ifsuchstorage
orusewouldprevent,prohibit,and/orimpedesaidOwnerfrom
parkingthenumberoffourwheelvehiclesthereinforwhich
saidgaragewasoriginallydesignedandconstructedby
Declaranttoaccommodate.EachOwnershallensurethatall
parkingspacesinthegarageareatalltimesavailablefor
parkingandshallusesuchspaceforparkinghisorher
vehiclesthereinwhensaidvehiclesareintheProject.
Garagedoorsshallremainclosedatalltimes,exceptas
reasonablyrequiredforentrytoandexitfromthegarage.
EachOwnershallensurethathisgaragedooropenerisin
properworkingorderatalltimes;
(k)VehicleRepairandMaintenance.NoOwnershall
conductanyrepairstoanymotorvehicleofanykindwhatsoev-
erinoruponanyportionoftheProject,exceptforemergency
repairstheretoandthenonlytotheextentnecessaryto
enablethevehicletobemovedtoaproperrepairfacility.In
addition,noOwner’sgarageorExclusiveUseCorporation
Propertyparkingspaceshallbeusedforanypurposeother
thanparkingofanOwner’svehicleandstorage(onlysolong
assuchstoragedoesnotinterferewiththeparkingofOwner’s
vehiclestherein).NOWASHINGORPOLISHINGOFANYVEHICLEIN
THEPROJECTISPERMITTED,UNLESSEXPRESSLYAUTHORIZEDBYTHE
BOARDINWRITING.
-83-52027.048-22139.FCM110714
Section13.RegulationofParking;Towing.Subjectto
therightsoftheCorporation,throughitsofficers,committeesand
agents,theBoardisherebyempoweredtoestablish"parking"and
"noparking"areaswithintheCorporationProperty(e.g.,on
privatedrivesandaisles,etc.),includinganyfirelanes,in
accordancewithSection22658oftheCaliforniaVehicleCode,as
thesamemaybeamendedfromtimetotime,oranysimilarstatute
hereafterenacted,aswellastoenforcetheseparkinglimitations
byallmeanslawfulforsuchenforcement,including,butnot
limitedto,thelevyingoffinesandthecitingandtowingof
vehicles.TheBoardshallhavetheauthoritytotowawayandstore
anyvehicleorsimilarequipmentparkedinviolationoftheabove
limitationswhetherthesameshallbelongtoanyOwneroramember
ofhisfamilyortoanytenant,lessee,guestorinviteeofany
Owner.Chargesforsuchtowingandstoringshallbeassessed
againsttheOwneroftheCondominiumwhoisresponsibleforor
associatedwiththeviolationofsuchrestrictions,andsuch
assessmentmaybeenforcedasaComplianceAssessment.Asrequired
bytheCity’sMunicipalCode,theBoardshallappointa
representativetoauthorizethetowingfromallCommonPropertyof
anyabandonedordismantledvehiclesleftonsuchpropertyin
excessoften(10)calendardays.
Section14.ComplianceWithManagementDocuments.All
OwnersshallcomplywithalloftheProtectiveCovenantsasset
forthherein,withtheprovisionsoftheArticlesandtheBy-Laws,
withallRulesandRegulationsoftheCorporation.
Section15.Solar.EachOwnershallownandshallbe
responsible,attheOwner’ssolecostandexpense,forthe
maintenanceofanysolarsystemexclusivelyservingtheOwner’s
CondominiumUnit(including,withoutlimitation,solarcollectors
and/orsolarcollectorsinstalledontheroofofthebuildingwhich
exclusivelyservehisCondominium);provided,however,thatthe
Boardshallhavetherighttorequirethatonlyacontractoror
otherpersonapprovedbytheBoardentertherooforotherportion
oftheCorporationPropertyforthepurposeofplacing,
maintaining,repairing,andreplacingsuchsolarcollectorsor
collectors,andshallhavetherighttoconditionsuchentryonthe
contractor’sorotherperson’scompliancewithreasonablerequire-
mentsfortheprotectionoftheCorporationProperty(e.g.,requir-
ementsthatthecontractorbeappropriatelylicensed,maintain
insurancecoverageonwhichtheCorporationisnamedasan
additionalinsured,and/orexecuteanindemnityagreementinfavor
oftheCorporation).EachOwnershallalsoberesponsiblefor
procuringandmaintainingappropriatethirdpartyliability
insurancerelatingtothesolarcollectors,andrelatedfacilities
exclusivelyservingtheOwner’sCondominiumUnit,withlimits
approvedbytheBoard(initsreasonablediscretion),andonwhich
theCorporationshallbenamedasadditionalinsured.Sincethe
Projectisbeingconstructedasasolarpoweredproject,certain
typesofutilitieswillnotbepresentwithintheProject(e.g.,
naturalgas,etc.).Asaresult,Ownerswillnotbeabletouse
-84-52027.048-22139.FCM110714
appliancespoweredbysuchutilities(e.g.,naturalgaspowered
clothesdriers).EachOwnershallalsohavetherighttoplaceand
maintainotherequipmentandfacilitiesrelatedtotheinstallation
andmaintenanceofindividualsolarsystemswithinhisCondominium
UnitandExclusiveUseCorporationProperty.Theinstallationand
maintenanceofanysolarsystembyanindividualOwnershallbe
subjecttoallapplicablezoningregulations,theUniformBuilding
CodeandCityassociatedordinances,andreasonablereviewbythe
ArchitecturalReviewCommitteeforcompliancewiththearchitec-
turalstandardsadoptedbytheCorporation,basedonreasonable
standardsconsistentwithSection714oftheCaliforniaCivilCode,
assamemaybeamendedfromtimetotime.Ataminimum,anysolar
collectorsaretobeintegratedwiththeroofdesignandanglewith
thecollectorsandframecoloredtomatchtherooforbronzeano-
dized.ByacceptanceofadeedtoaCondominiumintheProject,
eachOwneracknowledgesthattheSolarShadeControlAct,codified
atCaliforniaPublicResourcesCodeSections25980et seq.,asthe
samemaybeamendedfromtimetotime,mayimpactthelandscaping
improvementsthatanOwnermaymaintainonhisorherExclusiveUse
CorporationPropertybalconyorporch.TheOwnershallbesolely
responsibleforcomplyingwiththeSolarShadeControlAct,and
neithertheBoardortheArchitecturalReviewCommitteeshallbe
responsibleforenforcinganyOwner’scompliancewiththeSolar
ShadeControlActorresolvinganydisputesbetweenOwnerswhich
mayariseundertheSolarShadeControlAct.Byacceptanceofa
deedtoaCondominium,eachOwneracknowledgesandagreesthat
Declarantmakesnorepresentationorwarrantythatanysolarsystem
installedintheProjectwill,foranytimeperiod,befreefrom
shadingprohibitedbytheSolarShadeControlAct,and,tothe
maximumextentpermissibleunderthelaw,eachOwnerreleasesand
dischargesDeclarantandtheCorporationfromanyclaims,loss,
liabilityand/ordamagearisingfromthenegativeimpactofany
suchshading.
Section16.AntennaRestriction.NoPersonmayinstall
anyantennaorover-the-airreceivingdeviceexceptforan
"AuthorizedAntenna"ifallowedhereunder.AnAuthorizedAntennais
(i)anantennadesignedtoreceivedirectbroadcastsatellite
service,includingdirect-to-homesatelliteservice,thatisone
meterorlessindiameter,or(ii)anantennadesignedtoreceive
videoprogrammingservice,includingmultichannelmultipoint
distributionservice,instructionaltelevisionfixedservice,and
localmultipointdistributionservice,andisonemeterorlessin
diameterordiagonalmeasurement,(iii)anantennadesignedto
receivetelevisionbroadcastsignals,or(iv)anantennausedto
receiveandtransmitfixedwirelesssignals.AnAuthorizedAntenna
maybemountedonamasttoreachtheheightneededtoreceivean
acceptablequalitysignal,subjecttolocalgovernmentalagency
permittingrequirementsforsafetypurposes.
(a)RestrictionsonInstallation.TheArchitec-
turalReviewCommitteemayadoptreasonablerestrictionson
installationanduseofanAuthorizedAntennaaspartofits
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designguidelinesinordertominimizevisibilityofthe
AuthorizedAntennafromothersCondominiums.Suchrestric-
tionsmaydesignateoneormorepreferredinstallation
locations,orrequirecamouflagesuchaspaint(subjecttothe
antennamanufacturer'srecommendations)orscreeningvegeta-
tionorotherImprovements.However,norestrictionimposedby
theCommitteemay(i)unreasonablydelayorpreventthe
installation,maintenanceoruseofanAuthorizedAntenna,
(ii)unreasonablyincreasethecostofinstallation,mainte-
nanceoruseofanAuthorizedAntenna,or(iii)preclude
acceptablequalityreception.
(b)ProhibitionsonInstallation.TheArchitec-
turalReviewCommitteemayprohibittheinstallationofan
AuthorizedAntennainaparticularlocationif,inthe
ArchitecturalReviewCommittee'sopinion,theinstallation,
locationormaintenanceofsuchAuthorizedAntennaunreason-
ablyaffectsthesafetyoftheOwnersoranyotherPerson,or
foranyothersafety-relatedreasonestablishedbythe
Committee,orimpactstheCondominiumBuilding(i.e.,no
attachmenttotheexteriororroofoftheCondominiumBuild-
ing).TheArchitecturalReviewCommitteemayalsoprohibitan
OwnerfrominstallinganAuthorizedAntennaonanyreal
propertywhichsuchOwnerdoesnotownorisnotentitledto
exclusivelyuseorcontrolunderthisDeclaration(e.g.,an
Ownershallhavenorighttoinstallanythingontheexterior
oftheCondominiumbuildings).TheArchitecturalReview
Committeealsohasthepowertoprohibitorrestrictthe
installationofanyantennaorotherover-the-airreceiving
devicethatdoesnotmeetthedefinitionofanAuthorized
Antennaabove.
(c)ReviewafterInstallation.TheArchitectural
ReviewCommitteemayreviewthelocationandinstallationof
anAuthorizedAntennaafteritisinstalled.Afterits
review,theArchitecturalReviewCommitteemayrequirethat
theAuthorizedAntennabemovedtoapreferredlocation(if
onehasbeendesignated)forsafetyreasonsortocomplywith
reasonablerestrictionssubjecttothisSectionandapplicable
law.
(d)RestatementofApplicableLaw.ThisSectionis
intendedtobearestatementoftheauthoritygrantedtothe
ArchitecturalReviewCommitteeunderthelaw.Allamendments,
modifications,restatementsandinterpretationsofthelaw
applicabletotheinstallation,useormaintenanceofan
antennaorotherover-the-airreceivingdeviceshallbe
interpretedtoamend,modify,restateorinterpretthis
Section.
Section17.OtherImprovements.Nobasketballbackboard
orotherfixedorportablesportsapparatusmaybeconstructedor
maintainedintheProjectwithouttheArchitecturalReview
-86-52027.048-22139.FCM110714
Committee’spriorapproval.Nofenceorwallmaybeerected,
alteredormaintainedonanyCondominiumexceptwiththeArchitec-
turalReviewCommittee’spriorapproval.Nowiringofanykindor
airconditioningfixture,watersoftenerorotherdevicesmaybe
installedontheexteriorofthecondominiumbuildingorina
Condominiumorbeallowedtoprotrudethroughthewallsorroofof
thecondominiumbuilding,exceptone(1)ormorechimneysand
vents,airconditioningunits,orsolarcollectorsoriginally
installed,ifatall,byDeclarant,inaCondominium(withthe
exceptionofthoseitemsinstalledduringtheoriginalconstruction
ofaCondominiumbyDeclarant)unlesstheArchitecturalReview
Committee’spriorwrittenapprovalisobtained.
Section18.WaterSofteners.NoOwnershallinstallany
on-siteregenerativewatersoftenerwithinanyportionofthe
Project,unlessapprovedinwritingbytheBoardandapplicable
LocalGovernmentalAgency.
Section19.Leasing.Unlessotherwiseprohibitedby
FNMA,GNMA,FHLMC,orVA/FA,noOwnershallbepermittedtorentor
leaseanyportionofhisCondominiumfortransientorhotelpur-
posesorforaperiodoflessthanthirty(30)days.Allrental
andleaseagreementsshallbeinwriting,andshallprovidethat
thetermsofsuchagreementshallbesubjectinallrespectstothe
provisionsofthisDeclaration,By-Laws,Articles,RulesandRegu-
lationsandthatanyfailurebythetenantorlesseetocomplywith
thetermsofsuchdocumentsshallconstituteadefaultundersuch
agreement.Notwithstandingtheforegoing,Declarantmayrequire
eachOwnertocomplywithaninitialOwneroccupancyorresale
requirementsimposedbyDeclarant.
Section20.Drilling.Nooildrilling,oildevelopment
operations,oilrefining,quarryingorminingoperationsofany
kindshallbepermittedwithintheProject,norshalloilwells,
tanks,tunnelsormineralexcavationsbepermittedwithinthe
Project.Noderrickorotherstructuredesignedforuseinboring
foroil,waterornaturalgasshallbeerected,maintainedor
permittedwithintheProject.
Section21.Trash.AsrequiredbytheCity,eachOwner
shallplaceallrubbish,trash,garbage,recyclingmaterial,and
otherwastematerialinbarrelsapprovedbytheCityandtherefuse
disposalcompanyprovidingtrashcollectionservicetotheProject.
EachOwnershallstorethebarrelsintheOwner’sgarage,except
whenthebarrelsareplacedoutforcollectionbytherefuse
disposalcompanyprovidingtrashcollectionservicetotheProject.
EachOwnershallusehisbesteffortstoassurethatnoodorshall
arisetherefromsoastobeunreasonablyoffensivetoanyadjacent
CondominiumorotherportionoftheProject,ortootherwisebe
unsanitary,unsightly,offensiveordetrimentaltoanyother
residentsintheProject.Trashandrecyclingmaterialsmaynotbe
storedovernightinbalconyorporchareasorotherExclusiveUse
CorporationPropertyareas(ifany).Inaddition,notoxicor
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hazardousmaterials(otherthanhouseholdcleansers)maybe
disposedofwithinanytrashcontainerswithintheProject.The
BoardmayadoptadditionalRulesandRegulationsregardingdisposal
oftrashandrecyclingmaterialsastheBoardmaydeemreasonable
andnecessary.
Section22.ExemptionofDeclarant.Nothinginthis
ArticleorelsewhereinthisDeclarationshalllimit,restrict,
abridgeorcontrol,inanymannerwhatsoever,therightsofDe-
claranttocompletetheplanning,development,grading,construc-
tion,advertising,marketing,leasingandsalesoftheCondomini-
ums,andallotherpropertywithintheProject(includingany
propertywhichmaybeannexedtheretopursuanttotheprovisionsof
thisDeclaration),including,withoutlimitation,thefollowing
specificrights,whichmaybeexercisedbyDeclarant,andtheir
successorsandassigns,orbytheiragentsandemployees,in
conjunctionwithsuchdevelopmentandmarketing,untiltheearlier
of(1)whenDeclarantnolongerownsaninterestinTractNo.^or
theAnnexationProperty,or(2)five(5)yearsfromtherecordation
ofthisDeclaration:
(a)Therighttomaintainandoperateone(1)or
moreadvertising,salesorleasingoffice(s),construction
trailer,portablerestrooms,locateduponanyPropertyowned
byDeclarant,orCorporationProperty;
(b)TherighttopostanddisplayfromanyCorpora-
tionPropertyanysign,flag,banner,billboardorother
advertisingwhichDeclarantmay,initssolediscretion,deem
appropriate,irrespectiveofsize,color,shapeormaterials
ofsuchitems,solongassuchusedoesnotunreasonably
interferewiththeOwner’snormaluseandenjoymentofthe
CorporationProperty;
(c)Therighttoinstall,place,replace,con-
struct,reconstruct,modifyorremoveanyImprovementfromany
CorporationProperty,asDeclarantmay,initssolediscre-
tion,deemappropriate;providedthatintheeventDeclarant
removesanyCorporationownedImprovementfromanyCorporation
Propertywithouttheexpresspriorwrittenconsentofthe
Board,DeclarantshallreplacesuchImprovementwithan
Improvementofsubstantiallysimilarvalue,appearanceand
utilitywithinareasonableperiodfollowingcompletionofany
worknecessitatingtheremovaloftheImprovement;
(d)Therighttoconductanycommercialactivity
uponanyCorporationPropertywhichreasonablyrelatestothe
development,marketing,leasingorsalesoftheCondominiums
intheProject;
(e)TherighttoparkvehiclesuponanyCorporation
Property;and
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(f)Therighttousethecommongarageandall
drivesandaisleswithintheProject,whichrightshallalso
extendtoprospectivepurchasersorlesseesoftheCondomini-
umsorofotherpropertywithintheProject.
AlloranyportionoftherightsofDeclaranthereinand
elsewhereinthisDeclarationmaybeassignedbyDeclaranttoany
successor-in-interestintheProject,includingtheAnnexation
Property,byanexpresswrittenassignmentrecordedintheOffice
oftheCountyRecorder.
Section23.NoEasementsForViewPurposes;Disclaimer.
NeithertheCity,theDeclarantnortheArchitecturalReview
Committee,northemembers,representatives,employeesorconsul-
tantsofanyoftheforegoing,havemadeanyrepresentations
whatsoeverconcerningtheview,ifany,thataparticularCondomin-
iumorotherImprovementthereonwillenjoy.Therearenorights,
expressorimpliedeasementswhatsoeverappurtenanttoany
Condominiumforviewpurposesorforthepassageoflightandair
acrossanyotherCondominiumoranypropertynotwithinthe
Project,regardlessofwhethersuchCondominiumisownedby
Declarant.EachOwneracceptingadeedtoaCondominiumhereby
expresslyacknowledgesandagreesthattheCondominiums,wallsand
fencesconstructedbyDeclarant,andfurtherconstruction,both
withintheProjectandintheimmediatevicinityoftheProject,
mayimpairtheviewfromsuchOwner’sCondominium,andeachOwner
herebyexpresslyconsentstoanysuchimpairment.EachOwner
furtheracknowledgesandunderstandsthatpropertysurroundingthe
Projectmaybedevelopedorredevelopedinaccordancewith
applicableCitystandards.Concernspertainingtothefuture
developmentofsurroundingpropertyshouldbeaddressedwiththe
City.
Section24.ScreenDoors.NoOwnershallinstallany
screendoorinanyportionoftheCondominiumUnitunlesssuch
OwnerhaswrittenapprovalfromtheArchitecturalReviewCommittee.
Section25.PollutantControl.TheCorporationandeach
OwnershallcomplywithanyNPDESrequirements,WaterQuality
ManagementPlans,andtheBMPguidelines(asdefinedbelow),as
suchrequirements,plans,andguidelinesapplytotheProject.
A.NPDESRequirements.TheProjectissubjectto
allFederal,StateandlocalrequirementsoftheNationalPollutant
DischargeEliminationSystem("NPDES")adoptedpursuanttothe
FederalCleanWaterAct.PursuanttoaNPDESGeneralPermit,
includingtheSanMateoCountyMunicipalStormwater,StateGeneral
IndustrialandStateGeneralConstructionPermitsadoptedbythe
StateWaterResourcesControlBoardandtheSanMateoCountyNPDES
StormWaterPermitProgram,andDrainageAreaManagementPlan
("DAMP"),theCitymayhaveadoptedorapprovedaStandardUrban
StormWaterManagementPlanfortheProject("SUSMP")which
identifiescertainBestManagementPractices("BMP")toreducethe
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dischargeofpollutantstostormwaterfacilities(e.g.,
appropriatestormwaterpollutioncontrolrelatedtotheProject’s
structural,treatmentcontrol,andnon-structuralfacilitiesin
ordertopreventallpollutantsfromcontactingstormwaterand
keepingallproductsoferosionfrommovingoffsiteintoreceiving
waters,asrequiredbytheStateWaterResourcesControlBoard
[SWRCB]andtheNationalPollutantDischargeEliminationSystem
[NPDES]),before,duringandafterconstructionontheProjectis
completed.TheCorporationandtheOwnersshallcomplywithall
applicableBMPsandperformallmaintenanceimposedbyDAMP,SWMP,
andtheWQMP(ifapplicable),asamended,andtheCorporationshall
obtainanycertificationsandpermitsoracceptanassignmentfrom
Declarantofanysuchcertificationsandpermitsasarerequiredby
theDAMP,SWMPandtheWQMP.ThecostsoftheCorporation’s
portionofsuchmaintenance,ifany,shallbetreatedasCommon
Expenses.
B.SpecificBMPs.TheCorporationshallensure
thatallCorporationProperty,consistingofprivatedrivesand
aisles,sidewalks,parkingareas,andthelike,iskeptfreeof
litteranddebrisandsweptinaccordancewiththerequirementsof
theWaterQualityManagementPlans.
C.Guidelines.TheCorporationshallensurethat
allCorporationPropertylandscapeirrigationisimplementedin
accordancewiththeBMPs,includingwithoutlimitation(a)the
provisionforwatersensorsandprogrammableirrigationtimes
allowingforshortcycles,(b)theuseofplantingmaterialsimilar
tothatinstalledbyDeclarant,asapplicable,andwithsimilar
waterrequirementsinordertoreduceexcessirrigationrunoffand
topromotesurfacefiltration,and(c)maintainallpermanent
slopeswithrequiredlandscapingwithnativeorotherdrought
tolerantplantingmaterials.
Nothingotherthannaturalrainwaterorpotablewatermaybe
dischargedintothestormdrainsandstormdrainagesystemlocated
onprivateorpublicproperty.Toxicchemicalsorhydrocarbon
compoundssuchasgasoline,motoroil,antifreeze,solvents,
paints,paintthinners,woodpreservativeandothersuchfluids
shallnotbedischargedintoanystreet,publicorprivate,orinto
stormdrainsorstormwaterconveyancesystems.Useanddisposal
ofpesticides,fungicides,herbicides,insecticides,fertilizers
andothersuchchemicaltreatmentsshallmeetFederal,State,
CountyandCityrequirementsasprescribedontheirrespective
containers.AllOwnerswithintheProjectandtheCorporationare
requiredtocomplywithsuchrestrictions.
Section26.CorporationProperty.NoOwnershalltake
anyactionwhichwilldetractfromthemaintenanceoftheCorpora-
tionPropertyinaneat,clean,safe,sanitary,attractiveand
orderlyconditionatalltimes.NoOwnershalluseorpermitthe
areaoutsideofthefrontdoortohisCondominiumUnitorhisor
herExclusiveUseCorporationPropertybalcony,porch,orparking
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spaceorotherExclusiveUseCorporationPropertyareatobeused
inanymannerwhichwillobstructorinterferewiththerightsof
quietenjoymentofotheroccupants.Withoutlimitingthegenerali-
tyoftheforegoing,exceptasmaybeallowedbytheRulesand
Regulations,noOwnershallinstall,place,keeporstoreany
storageunits,boxes,refuse,recyclablematerials,storage,
refuse,orrecyclingcontainers,woodpiles,personaleffects,
clothing,shoes,clotheslines,clothesdryingracks,orother
equipment,bicycles,oranychildren’stoysorequipment(includ-
ing,withoutlimitation,tricycles,wagons,strollers,skateboards,
scooters,slides,andplayhouses)intheareaoutsideofthefront
doorofhisCondominiumUnitorwithinhisorherExclusiveUse
CorporationPropertybalconyorporcharea;maintainanyplantsor
planterboxesontopoforattachedtothefenceorrailing
enclosinghisorherbalconyorporcharea;orwateranyplants
locatedwithinhisbalconyorporchareainsuchamannersothat
excesswaterdrainsintothebalconyorporchareaofanother
CondominiumUnitoranyotherExclusiveUseCorporationProperty
area.TheBoardmayadoptadditionalRulesandRegulations
regardingtheCorporationProperty(includingallExclusiveUse
CorporationPropertyareas)astheBoardmaydeemreasonableand
necessary.
Section27.RightsofDisabled.Subjecttothe
provisionsofthisDeclaration,CivilCodeSection4760,Stateand
FederalLawsregardingaccommodationsforthehandicapped,and
approvalbytheArchitecturalReviewCommittee,eachOwnermay
modifyhisCondominiumUnitandtherouteleadingtothefrontdoor
ofhisCondominiumUnit,athissoleexpense,inordertofacili-
tateaccesstohisCondominiumUnitbypersonswhoareblind,
visuallyimpaired,deaforphysicallydisabled,ortoalter
conditionswhichcouldbehazardoustosuchPersons.
Section28.WaterBeds.EachOwnerherebyacknowledges
thatnowaterbedsareallowedintheProject.AnyOwnerwho
breachesthisSectionshallindemnifyandholdtheDeclarant,
Corporation,andMembersharmlessfromanyclaims,damages,losses
orotherliabilityarisingfromsuchbreach.
Section29.AutomaticFireSprinklerandAlarmSystem.
NoOwnerorotherresidentoftheProjectshallpaint,alter,
modify,disable,removeortakeanyotheractionwhichmightimpair
theautomaticfiresprinklersystemoralarmnotificationdevices
intheProject,including,withoutlimitation,anysprinklerheads
withinhisCondominiumUnit.Byacceptanceofadeedtoa
CondominiumUnitwithanautomaticfiresprinklersystem(notall
Condominiumswillhaveanautomaticfiresprinklersystem),each
OwneracknowledgesthatafireinhisCondominiumwilltriggerthe
releaseofwaterfromtheautomaticfiresprinklersystemandthat
waterdamagetotheCondominiumUnitandpersonalpropertytherein
mayoccur.Ownersareprohibitedfromhanginganyitemsfrom,or
otherwisedamaging,anyexposedpipesorsprinklerheadsinhis
CondominiumUnit.ExceptasauthorizedintheRulesand
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Regulations(e.g.,useoffireextinguishersintheeventofa
fire),noOwnermayalter,modify,disable,orremoveanyfire
standpipes,fireextinguishers,orotherfirepreventionequipment
intheProject.
Section30.NoUseofHazardousMaterials.NoOwneror
otheroccupantoftheProjectshalluseorallowanyportionofthe
Projecttobeusedforthegeneration,manufacture,storage,
disposal,orreleaseofHazardousMaterials.Forpurposesofthis
Declaration,theterm"HazardousMaterials"shallmeanany
substancesthataretoxic,corrosive,inflammable,and/orignit-
able,petroleumandpetroleumbyproducts,lead,asbestos,any
hazardouswastes,andanyothersubstancesthathavebeendefined
as"hazardoussubstances,""hazardousmaterials,""hazardous
wastes,""toxicsubstances,"orothertermsintendedtoconveysuch
meaning,includingthosesodefinedinanyofthefollowingfederal
statutes,beginningat15U.S.C.section2601et seq.,22U.S.C.
section1251et seq.,42U.S.C.section6901et seq.(RCRA),42
U.S.C.section7401et seq.,42U.S.C.section9601et seq.
(CERCLA),49U.S.C.section1801et seq.(HMTA);orCalifornia
statutesbeginningatCaliforniaHealthandSafetyCodeSection
25100et seq.,Section25249.5et seq.,and25300,et seq.,and
CaliforniaWaterCodeSection13000,et seq.,theregulationsand
publicationsadoptedandpromulgatedpursuanttosuchstatutesand
anysimilarstatutesandregulationsadoptedhereafter.Hazardous
Materialsshallnotincludesubstancesthatarestoredonthe
Propertyaspartofthenormalconstructionandoperationof
residentialhousingorsubstancesgenerallyusedinageneral
officeenvironment(e.g.,printertonercartridges,etc.).
Section31.Noise.TheProjectgenerallyconsistsof
attachedCondominiumsinaresidentialdevelopment.EachOwnerwill
experiencebrightlights,noise,odors,fumes,andotheradverse
impactsassociatedwith,butnotlimitedto,theuseofthe
CondominiumUnitsandCorporationPropertyandasaresultof
livingincloseproximitytoneighborsandbusinesses.These
adverseimpactsinclude,withoutlimitation,noisegeneratedby
plumbingfixturesandappliancesthatusewater(e.g.,toilets,
sinks,bathtubs,showers,dishwashers,washingmachines),televi-
sions,radios,stereosystems,computers,humanvoices,walkingon
hardsurfaces,themovementoffurnitureandpeople,children
cryingandplaying,animalnoises(e.g.,dogsbarking),theuseand
maintenanceoflandscapingandrecreationalfacilities,air
conditioners,exhaustsystemsandvents,electricaltransformers,
airconditioningcondensers,maintenanceandrepairactivities,and
otheractivities,andodorsandfumesgeneratedbythesmokingof
cigarettes,cigars,pipes,barbecues,cooking,cleaning,andother
activities.EachOwnerunderstandsandacknowledgesthatthe
Projectislocatedinanurbanenvironment.Livinginanattached
Condominiumwithinadenselypopulatedmixedresidentialand
commercialcommunityentailslivingincloseproximityto
businessesandotherpersons,withlimitationsonsolitude.
Notwithstandingwhetherornotfloors,walls,andceilingshave
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beenconstructedanddesignedtomeetapplicablebuildingcodes,
theCondominiumbuildingsandindividualCondominiumsthereinare
notsoundand/orodorproof,andnoiseand/orodorsfromadjacent
Condominiums,theCorporationProperty,andnearbybusinesseswill
beheardandsmelled.EachOwnershouldexpecttohearandfeel
sounds,vibrationsandnoisesemanatingfromwithin,outside,above
andbelowhis/herCondominiumUnit,including,withoutlimitation,
soundsandvibrationsfromfootfallandothermovementsofpeople;
useofplumbing,fans,closingandopeningofdoorsandcabinets;
televisions,phones,computers,stereosandotherelectronic
equipmentandactivitiesconductedintheCondominiumsand
CorporationProperty.Residentsmayhearthesoundofgaragedoors
openingatallhoursofthedayandnight,including,without
limitation,themorningsandearlyeveningswhenresidentsleave
andreturn.ResidentsoftheProjectmaynotengageinbehavioror
activitiesintheirCondominiumswhichimpairotherresidents’
quietenjoymentoftheirCondominiums.TheProjectiscurrently
locatedinanareainwhichconsiderablenoisefromtraffic,
businesses,airtraffic,constructionactivities,truckdeliveries,
trashpick-up,commercialuses,andotheractivitieswillalsobe
generated.
EachOwnerherebyacknowledgesandagreesthatnoalteration,
repairorreplacementofwallcoveringsinCondominiums(i.e.,
thoseCondominiumslocatedincondominiumbuildingswithmorethan
oneCondominiumUnit)whichmaydiminishtheeffectivenessofthe
soundcontrolengineeringinthebuildingsintheProjectmaybe
made.NoOwnershallinstallorreplaceanyflooringormakeany
modificationstothefloororwallofaCondominiumexceptin
accordancewiththerequirementsoftheCorporationwhichmay
includethefollowing:
(a)COMMONFLOORSYSTEMS
(1)TheCondominiumUnitfloorsshallnotbe
modifiedinsuchamannerwhichincreasesthenoise
levelsinanyotherCondominiumUnitortheCorporation
Property.
(b)COMMONWALLSYSTEMS
(1)CondominiumUnitcommonwalls(e.g.,party
walls)shallnotbemodifiedinanymannerwithoutthe
priorwrittenapprovaloftheArchitecturalReview
Committeewhichwouldincreasethenoiselevelsinany
otherCondominiumUnitortheCorporationProperty.
(2)CondominiumUnitcommonwalls(e.g.,party
walls)shallnotbemodifiedinanywaywhichwould
compromisetheacousticalperformanceoftheas-builtby
Declarantcommonwallassembly.
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(c)PLUMBINGSYSTEM
(1)TheplumbingsystemsoftheCondominium
Units(excludingthefaucets)shallnotbemodifiedin
anymannerwithoutthepriorwrittenapprovalofthe
ArchitecturalReviewCommittee.TheOwnermustcomply
withanyRulesandRegulationswhichmayrequirewritten
evidencethatthemodificationswillnotincreasethe
noiselevelsinanyotherCondominiumUnitgeneratedby
theas-builtplumbingsystembyDeclarant.Examplesof
suchmodificationsinclude,butarenotlimitedto,the
installationofspatubs.IfrequiredbytheBoard,each
Ownermustusealicensedandapprovedcontractorwhohas
metanyinsuranceobligationsrequiredbytheBoard.
(d)ALLOWEDNOISELEVELS
(1)NoCondominiumUnitOwneroroccupant,or
CondominiumUnitmechanical,plumbingorelectrical
system,shallproducesoundlevelswithinanyother
CondominiumUnitthatexceedtheinteriornoiselimitsof
thelocalgoverningjurisdictioninanyotherCondominium
Unit.Ifthereisnolocalnoiselimitthatapplies,the
applicablelimitshallbeamaximumlevelof50dBAfrom
7:00A.M.to10:00P.M.and45dBAfrom10:00P.M.to
7:00A.M.asmeasuredinsideanyotherCondominiumUnit
withallwindowsanddoorsoftheaffectedCondominium
Unitinafullyclosedposition.
(e)OTHERREQUIREMENTS
(1)Tominimizethenoisetransmissionfroma
CondominiumUnit,eachOwner(otherthanDeclarant)shall
complywiththerequirementsnotedabove,andthe
following:
(a)Nomodificationsshallbemadeto
anyCondominiumUnitwhichwouldresultinareduc-
tionintheminimumimpactinsulationclassofthe
CondominiumUnit.
(b)Pianosshallhaveatleast1/2inch
neoprenepadsunderthesupportstominimizevibra-
tiontransmissionintothestructure.
Section32.Sub-meteringofWater.Itiscurrently
anticipatedthattherewillbeonemasterwatermetertothe
Project,thattheproviderofwaterandsewerserviceswillbill
theCorporationforthecostofthewaterdeliveredtotheProject,
andthatsubmeterswillbeinstalledforeachCondominiumUnitin
theProject.EachOwnerofaCondominiumwillbeobligatedto
reimbursetheCorporationintheamountsreasonablybilledbythe
Corporation,oranyprivatemeterreadingserviceretainedbythe
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Corporation,forthecostofthewaterandsewerservicessupplied
totheOwner’sCondominiumUnitandExclusiveUseCorporation
Propertybasedonthereadingfromthesubmeterwhichmonitors
waterconsumptionfromtheOwner’sCondominiumUnitandExclusive
UseCorporationProperty.InbillingeachOwner,theCorporation
shallutilizewaterconsumptioninformationfromthesubmeterand
thebillinginformationwhichisprovidedbythesupplierofwater
andsewerservices.Shouldthesupplierofsuchservicescharge
penaltiesforexcessivewaterconsumptionorshouldthesupplier
otherwisechargedifferentratesfordifferentlevelsof
consumption,theCorporationmayinanyreasonablemannerutilize
suchinformationinitsallocationanddeterminationof
reimbursementamountspursuanttothisSection.
Section33.NoWarrantyofEnforceability.While
Declaranthasnoreasontobelievethattherestrictivecovenants
containedinthisArticleorelsewhereinthisDeclarationareor
maybeinvalidofunenforceableforanyreasonortoanyextent,
Declarantmakesnowarrantyorrepresentationastothepresentor
futurevalidityorenforceabilityofanysuchrestrictivecovenant.
AnyOwneracquiringaCondominiumintheProjectinrelianceonone
ormoreofsuchrestrictivecovenantsshallassumeallrisksofthe
validityandenforceabilitythereof,and,byacquiringthe
Condominium,agreestoholdDeclarantharmlessfromanyinjuryor
damagetherefrom.
ARTICLEX
REPAIRANDMAINTENANCE
Section1.RepairandMaintenancebyCorporation.
Withoutlimitingthegeneralityoftheprovisionsherein,including
theArticleentitled"PowersandDutiesoftheCorporation,"and
exceptasotherwiseprovidedinthisDeclaration,theCorporation
shallhavethedutytomaintaintheCorporationPropertyinaneat,
clean,safe,sanitary,attractive,sound,healthy,orderly,
attractive,andaestheticallypleasingconditionatalltimes,free
ofweeds,visibledeterioration,graffiti,debris,and/orother
conditionsthatviolatetheCity’sMunicipalCode.Without
limitingthegeneralityoftheforegoing,suchmaintenanceshall
include,butnotbelimitedto,painting,maintaining,repairing,
restoring,replacing,removinggraffiti,andlandscaping(asthe
casemaybe)thefollowing:
(a)Theexteriorsurfacesofallbuildingsinthe
ProjectcontainingmorethanoneCondominiumUnit,including
exteriorwallsandroofs,doors(allrepairstoexteriordoors
andgaragedoorstoindividualCondominiums,includingthe
structuralmaintenancethereof,shallbeatthesoleexpense
oftherespectiveOwnerunlessotherwiseagreedtobythe
Board),thewalls,fences,and/orrailingsenclosingthe
balconyandporchareas(eachOwnershallberesponsiblefor
-95-52027.048-22139.FCM110714
theroutinemaintenanceoftheinteriorofhisbalconyand
porchareas,includingsweepingandcleaning,andchanging
lightbulbs,ifany,andthestructuralintegrityofthe
porch),thestructuralintegrityofthebalconyandbalcony
surfacewaterproofingmaterial,anyairconditionerpadsor
forcedairheatingunitpads,onlyifsuchpadsarelocated
outsidetheCondominiumUnitandoriginallyincludedinthe
CorporationbudgetreviewedbytheCalBREorsubsequently
approvedbytheBoard(ifsuchpadsarelocatedonwith
ExclusiveUseCorporationProperty,themaintenanceshallbe
thatoftheOwnerthereof),awnings,exteriorlightsonthe
Condominiumbuildings(whicharenotcontrolledbyaswitch
withintheCondominium),shutters,andguttersanddownspouts;
(b)Theprivatedrivesandaisles(togetherwith
anyprivatecommonstreetlightsand/orothercommonexterior
lightsandotherImprovementsthereon),decorativepaving,
openparkingareas,signagerequiredbytheCity,andcommon
walkwaysandsidewalks(ifany).
(c)Soundwalls,retainingwallsandotherProject
fencesandwalls(thestructuralintegrity,topandexterior)
describedand/ordepictedasmaintainedbytheCorporationon
anExhibittothisDeclarationorarecordedNoticeof
Annexation(e.g.,seeExhibit"C"attachedhereto).Project
fencesandwallsshallmeanandrefertothosecertainwalls
andfenceswhichwereoriginallyconstructedbyDeclaranton
theCorporationPropertyorotherportionoftheProject,
whicharedesignatedbyDeclarantorBoardtoconstitute
Projectfencesandwallsandwhichwillbemaintained(e.g.,
inacleanandattractivecondition)bytheCorporationas
providedherein;
(d)Thoseportionsoftheprivatestormdrainage
systemfortheProjectdescribedand/ordepictedasmaintained
bytheCorporationonanExhibittothisDeclarationora
recordedNoticeofAnnexation(e.g.,generally,seeExhibit
"D"attachedhereto),includingallBMPs,storagedetention
basin,biofilters,plantfilters,filtersystems,sumppumps
(ifapplicable),andmechanicaldevicesand/orotherdevices
originallyrequiredbytheCity,inaccordancewiththe
maintenanceagreementapprovedbytheCityfortheProjectand
otherWaterQualityManagementPlans;
(e)Allcommonamenitiesmailboxstructures
servicingmultipleCondominiums(excludingeachOwner’s
mailboxandthehinges,lock,andkeysthereof,whichshallbe
maintainedbytheOwner),Projectsigns,andmonumentation,
andcommonlandscapingandirrigationimprovements,excepting
therefromanylandscapingorotherImprovementslocatedin
ExclusiveUseCorporationProperty;
-96-52027.048-22139.FCM110714
(f)Aprogramfortheinspectionandthemainte-
nanceof,allfiresprinklers,firestandpipes,firealarm
systems,fireextinguishers,andotherfireprevention
equipmentand/orfacilities,ifany,originallyinstalledby
Declarantinthecondominiumbuildingsinaconditioncompara-
bletotheconditionoriginallyapprovedbytheCity;
(g)Allamenitiesandallfurnishings,equipment
andotherpersonalpropertyownedbytheCorporation;
(h)AllCorporationPropertylightingfacilities;
(i)Aninspectionandpreventiveprogramforthe
preventionanderadicationofinfestationbywooddestroying
pestsandorganismsintheCorporationProperty(e.g.,those
buildingswithmorethanoneCondominiumUnit).Inconnection
withtheinspectionandpreventionprogramfortheprevention
anderadicationofinfestationbywooddestroyingpestsand
organisms,theCorporation,uponreasonablenotice(which
shallbegivennolessthanfifteen[15]daysnormorethan
thirty[30]daysbeforethedateoftemporaryrelocation)to
eachOwnerandtheoccupantsofhis/herCondominiumUnit,may
requiresuchOwnerandoccupantstotemporarilyrelocatefrom
suchCondominiumUnitinordertoaccommodateeffortsbythe
Corporationtoeradicatesuchinfestation.Thenoticeshall
statethereasonforthetemporaryrelocation,thedateand
timeofbeginningoftreatment,theanticipateddateandtime
ofterminationoftreatment,andthattheoccupantswillbe
responsiblefortheirownaccommodationsduringthetemporary
relocation.AnydamagecausedtoaCondominiumUnitbysuch
entrybytheBoardorbyanypersonauthorizedbytheBoard
shallberepairedbytheBoardasaCommonExpenseofthe
Corporation.Allcostsinvolvedinmaintainingtheinspection
andpreventiveprogramaswellasrepairingandreplacingthe
CorporationPropertyandImprovementsthereonwhentheneed
forsuchmaintenance,repairorreplacementistheresultof
wooddestroyingpestsororganismsshallbeaCommonExpense
subjecttotherestrictionsapplicabletoSpecialAssessments;
(j)MaintainingeverythingthattheCorporationis
obligatedtomaintaininaclean,sanitaryandattractive
conditionreasonablyconsistentwiththelevelofmaintenance
reflectedinthemostcurrentbudgetoftheCorporation,and
inconformancewithanyMaintenanceGuidelines.Unless
specificallyprovidedinanyMaintenanceGuidelines,oras
commonlyacceptedmaintenancepracticesmaygovern,theBoard
shalldetermine,initssolediscretion,theleveland
frequencyofmaintenanceoftheCorporationPropertyand
Improvementsthereon(assetforthbelow,eachOwnershall
maintaineverythingthatOwnerisobligatedtomaintainina
clean,sanitaryandattractiveconditionandinconformance
withanyMaintenanceGuidelinesandMaintenanceRecommenda-
-97-52027.048-22139.FCM110714
tions,aswellascommonlyacceptedmaintenancepracticesand
theproductmanufacturer’smaintenancerecommendations);and
(k)Allotherareas,facilities,furnishingsand
Improvementsofwhatevernatureasmay,fromtimetotime,be
requestedbythevoteorwrittenconsentofthree-fourths
(3/4)ofthevotingpoweroftheMembers.
ExceptasotherwiseprovidedinthisDeclaration,allcostsand
expensesforsuchmaintenanceaboveshallbeaCommonExpense,and
shallbepaidoutofthegeneraloperatingfundoftheCorporation.
TheBoardshallhavetherighttorequirethatonlyacontractoror
otherpersonapprovedbytheBoardsentertherooforotherportion
oftheCorporationPropertyandtoconditionsuchentryonthe
contractor’sorotherperson’scompliancewithreasonablerequire-
mentsfortheprotectionoftheCorporationProperty(e.g.,
requirementsthatthecontractorbeappropriatelylicensed,
maintaininsurancecoverageonwhichtheCorporationisnamedasan
additionalinsured,and/orexecuteanindemnityagreementinfavor
oftheCorporation).Amaintenancematrixisattachedheretoas
Exhibit"G"andincorporatedbyreference.
Section2.MaintenanceManual.TheDeclarantmay
delivertotheBoarda"MaintenanceManual"whichsetsforththe
Declarant’sanditsconsultants’recommendedfrequencyofinspec-
tionsandmaintenanceofvariouscomponentsoftheCorporation
Property.TheBoardshall,duringitsmeetings,determinewhether
therecommendedinspectionsandmaintenanceactivitieshavebeen
followed,and,ifanysuchrecommendationshavenotbeenfollowed,
whatcorrectivestepsneedtobetakentoassureproperinspection
andmaintenanceoftheCorporationProperty.TheBoardshallkeep
arecordofsuchdeterminationsintheBoard’sminutes.TheBoard
shall,fromtimetotime,makeappropriaterevisionstothe
MaintenanceManual.TheBoardshallreviewtheMaintenanceManual
forappropriaterevisionsatleastonanannualbasisafterthe
Boardhaspreparedtheannualproformabudgetandreservestudy
requiredbytheBy-Laws.
InadditiontotherequirementsofanyMaintenance
Manual,theBoardmayhavetheCorporationPropertyinspectedat
leastonceeverythree(3)yearsto(a)determinewhetherthe
CorporationPropertyisbeingmaintainedadequatelyinaccordance
withapplicablestandardsofmaintenance,(b)identifythe
conditionoftheCorporationPropertyandanyImprovementsthereon,
includingtheexistenceofanyhazardsordefects,andtheneedfor
performingadditionalmaintenance,refurbishment,replacementor
repair,and(c)recommendpreventativeactionswhichmaybetaken
toreducepotentialmaintenancecoststobeincurredinthefuture.
TheBoardmayemploysuchexpertsandconsultantsasarenecessary
toperformsuchinspection.TheBoardmayhaveareportofthe
resultsoftheinspectionprepared.Thereportshouldincludeat
leastthefollowing:
-98-52027.048-22139.FCM110714
(a)AdescriptionoftheconditionoftheCorpora-
tionProperty,includingalistofitemsinspectedandthe
statusofmaintenance,repairandneedforreplacementofall
suchitems;
(b)Adescriptionofallmaintenance,repairand
replacementplannedfortheensuingfiscalyearandincluded
inthebudget;
(c)Ifanymaintenance,repairorreplacementisto
bedeferred,thereasonforsuchdeferral;
(d)Asummaryofallreportsofinspections
performedbyanyexpertorconsultantemployedbytheBoardto
performinspections;
(e)Areportofthestatusofcompliancewiththe
maintenance,replacementandrepairneedssetforthinthe
inspectionreportforprecedingyears;and
(f)SuchothermattersastheBoarddeemsappropri-
ate.
Section3.ProjectInspections.TheBoardshall
requirestrictcompliancewithallprovisionsofthisDeclaration
andshallperiodicallycauseacomplianceinspectionoftheProject
tobeconductedbytheArchitecturalReviewCommitteetoreportany
violationsthereof.TheBoardshallalsocauseinspectionsofthe
CorporationPropertyandallImprovementsthereontobeconducted
inconformancewiththeapplicableMaintenanceGuidelines,andin
theabsenceofinspectionfrequencyrecommendationsinany
applicableMaintenanceGuidelinesatleastonceeverythree(3)
years,inconjunctionwiththeinspectionrequiredforthereserve
studytobeconductedasrequiredherein,intheBy-Lawsorby
Statelaw,to(a)determinewhethertheCorporationPropertyis
beingmaintainedadequatelyinaccordancewithcommonlyaccepted
standardsofmaintenance,(b)identifytheconditionofthe
CorporationPropertyandanyImprovementsthereon,includingthe
existenceofanyhazardsordefects,andtheneedforperforming
additionalmaintenance,refurbishment,replacement,orrepair,and
(c)recommendpreventiveactionswhichmaybetakentoreduce
potentialmaintenancecoststobeincurredinthefuture.The
Boardshallduringitsmeetings,regularlydeterminewhetherthe
recommendedinspectionsandmaintenanceactivitiessetforthinany
applicableMaintenanceGuidelineshavebeenfollowedand,ifnot
followed,whatcorrectivestepsneedtobetakentoassureproper
inspectionsandmaintenanceoftheCorporationPropertyandall
Improvementsthereon.TheBoardshallkeeparecordofsuch
determinationsintheBoard’sminutes.TheBoardshallkeep
DeclarantfullyinformedoftheBoard’sactivitiesunderthis
Section.TheBoardshallemploy,consistentwithreasonablecost
management,suchexperts,contractorsandconsultantsasare
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necessarytoperformtheinspectionsandmakethereportsrequired
bythisSection.
TheBoardshallprepareareportoftheresultsof
eachoftheinspectionsrequiredbythisSection,whichshall
complywithSection2above,including:Foraperiodoften(10)
yearsafterthedateofthelastcloseofescrowforaCondominium
intheProject,theBoardshallalsofurnishtoDeclarant(a)the
reportofeachconditioninspectionperformedfortheBoard,
wheneversuchinspectionisperformedandforwhateverportionof
theCorporationPropertythatisinspected,withinthirty(30)days
afterthecompletionofsuchinspection,and(b)themostrecent
conditioninspectionreportpreparedforanyportionofthe
CorporationProperty,withinten(10)daysaftertheCorporation’s
receiptofawrittenrequestthereforfromDeclarant.
Section4.MaintenanceofPhasesSubjecttoConstruc-
tionEasement.Notwithstandinganythingstatedtothecontraryin
thisDeclaration,theCorporationshallhavenoobligationto
maintainorrepairanyportionofaPhaseuntilcommencementofthe
Corporation’sAssessmentsagainsttheCondominiumswithinsuch
Phase.ShouldanyImprovementsoverlapbetweenPhases,the
Corporationshallonlyberesponsibletomaintainthatportionof
suchImprovementswhichlieinthePhase(s)inwhichtheCorpora-
tion’smaintenanceobligationshavecommenced.
Section5.RepairandMaintenancebyOwner.Exceptas
otherwiseprovidedelsewhereinthisDeclaration(e.g.,inSection
1above,etc.)regardingtheCorporation’smaintenanceobligations
affectinganOwner’sCondominium,everyOwnershallhavetheduty
tomaintain,repairandreplace,athissolecostandexpense,all
ImprovementswithinsuchOwner’sCondominiumorwhichrepresentan
integralpartthereof(e.g.,pipesandutilitylinesandoutlets
whichprovideservicetoonlytheOwner’sCondominium,including
theinternalandexternaltelephonewiringandprivatewaterand
sewerlateralsdesignedtoexclusivelyservetheOwner’sCondomin-
iumUnit,nomatterwheresucharelocated),inaneat,clean,
safe,sanitary,attractiveandorderlyconditionatalltimes.Each
OwnershallkeephisrespectiveExclusiveUseCorporationProperty
inaneatandcleanconditioninaccordancewiththeCorporation
RulesandRegulations.Withoutlimitingthegeneralityofthe
foregoing,andbywayofexampleonly,andexceptasmayotherwise
beprovidedinthisDeclaration(e.g.,Section1above)regarding
theCorporation’smaintenanceobligations,everyOwnershall:
(a)Paint,maintain,repair,replace,restore,de-
corate,tile,finish,plaster,and/orlandscapeorcausetoso
maintained,repaired,replaced,restored,decorated,tiled,
finished,plaster,and/orlandscaped(asthecasemaybe)the
following:
(1)Theinteriorsurfacesofthewalls,
ceilings,andfloorsofhisCondominiumUnit.However,no
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bearingwalls,ceilings,slab,floorsorotherstructural
orutilitybearingportionsofthebuildingshousingthe
CondominiumUnitsshallbepiercedorotherwisealtered
orrepaired,withoutthepriorwrittenapprovalofthe
plansforthealterationorrepairbytheArchitectural
ReviewCommittee,whichmayapproveordisapprovesuchin
itssoleandabsolutediscretion.EachOwnershallhave
therighttosubstitutenewfinishedsurfacesinplaceof
thoseexistingontheceiling,floors,wallsanddoorsof
hisorherCondominiumUnitaspurchasedfromDeclarant;
however,hardfloorsurfacesshallnotbeinstalledin
areasinwhichtheinstallationofsuchhardsurface
floorcoveringwouldincreasethelevelofnoiseheardin
anyCondominiumUnit,unlesstheinstallationofsuch
hardsurfaceshasbeenapprovedbytheArchitectural
ReviewCommitteeortheBoard.
(2)EachOwnerofaCondominiumshallbe
responsibleforthemaintenanceandrepairof:
i)Thewindowsandtheinteriorsurfac-
esofdoorsenclosingtheCondominiumUnit,includ-
ingthemetalframes,tracksandexteriorscreens
ofglassdoorsandwindows;provided,however:
(A)TheCorporationmaycontractforthe
replacementofwindows,inwhicheventthe
OwnerwillreimbursetheCorporationforits
costssoincurred;
(3)Exceptasmayotherwisebeprovidedabove
orapprovedbyaunanimousvoteoftheBoardandapplied
inanon-discriminatorymanner,allwindowglass,
screens,ifany,andallinteriordoorsandthestructur-
alintegrityoftheexteriordoorsandgaragedoors
(includinglocks,latches,weatherstripping,andthresh-
olds);
(4)Allinteriorlightingfixtures,all
exteriorlightbulbscontrolledbyaswitchinsidethe
CondominiumUnitandallinteriorplumbingfixtures,
includingbackflowpreventiondevices,bathtubs,shower
stalls,toilets,andsinks,heating,cooling,Cable
television,waterheatingsystems,heatingsystems,and
electricequipment/system,andotherutilities(e.g.,
sewerandwaterlines)whicharelocatedwithinorwhich
exclusivelyservesaidOwner’sCondominiumUnit;
(5)Allinternalandexternaltelephonewiring
designedtoservehisCondominiumUnit;
(6)Allkitchenappliances,forcedairheating
units,theairconditioningunit,thehotwaterheater,
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andthegaragedooropenerwhicharelocatedwithinor
servicehisCondominiumUnit;
(7)Routinemaintenance(e.g.,sweepingand
cleaningandreplacinglightbulbs)ofanyExclusiveUse
CorporationPropertyappurtenanttotheCondominiumUnit
oranyinternalstairwayrepresentingaportionofthe
CorporationPropertywhichisfortheprimaryuseofone
ormoreCondominiums;
(8)TheOwner’sExclusiveUseCorporation
Property[e.g.,balcony(excludingthestructural
integrityofthebalcony,whichistobemaintainedby
theCorporation),porch,solarcollectors,air
conditioningpad,asapplicable],andanylandscaping
locatedtherein];
(9)Thoseportionsofthefencesand/orwalls
describedand/ordepictedasmaintainedbytheOwnerson
anExhibittothisDeclarationorarecordedNoticeof
Annexation(e.g.,seeExhibit"C"attachedhereto).All
Ownersshallmaintainthelandscapingoriginally
installedbyDeclarantonsuchwallorotherlandscaping
approvedbytheArchitecturalReviewCommittee;
(10)Intheeventitisnecessarytoaccessthe
CorporationPropertytomaintain,repair,and/orreplace
anyutilitylateralsorlinesexclusivelyservinga
Condominium(e.g.,sewerlateral,etc.)oranyExclusive
UseCorporationProperty(e.g.,airconditioningunit,
solarcollector,etc.),suchOwnershallcomplywithall
conditions,requirementsandrestrictionsimposedbythe
BoardinordertoaccesstheCorporationPropertyand
completesuchwork (e.g.,requirementsthatthe
contractorbeappropriatelylicensed,maintainand
providetheCorporationwithwrittenevidenceof
insurancecoverageonwhichtheCorporationisnamedas
anadditionalinsured,obtaintheCorporation’swritten
permissiontoaccesstherooforotherCorporation
Property,and/orexecuteanindemnityagreementinfavor
oftheCorporation,etc.).
(11)EachOwnershall,withinOneHundred
Twenty(120)daysafterthecloseofescrowforthe
originalsaleoftheCondominiumtotheOwnerfrom
Declarant(i.e.,thedateofrecordationofthegrant
deedconveyingtheCondominiumfromtheDeclaranttothe
Owner),installthelandscapinginsaidOwner’sExclusive
UseCorporationPropertyporchareas,ifsuchareaas
originallyconstructedbyDeclarationallowsfor
landscaping;
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(12)EachOwnerofaCondominiumUnitwhichis
notpartofabuildingwithmorethanoneCondominium
Unitshallberesponsibleformaintainingall
ImprovementswithinhisorherCondominiumunless
otherwiseprovidedhereinorinaNoticeofAnnexation.
(13)EachOwnershallmaintaineverythingthat
theOwnerisobligatedtomaintaininaclean,sanitary
andattractiveconditionandinconformancewithany
MaintenanceGuidelinesandMaintenanceRecommendations,
aswellasproductmanufacturerrecommendationsand
commonlyacceptedmaintenancepractices.
(b)IntheeventanyOwnershallfailtoperform
his/hermaintenanceobligationsassetforthherein,the
Corporationshallhavetheright,butnottheduty,tocause
suchmaintenancetobeperformed.IftheBoardelectstocause
suchmaintenanceworktobeperformed,thecostthereof
(includingareasonableadministrativefee)shallbeassessed
againstsaidOwnerasaComplianceAssessment.EachOwner
shallreimbursetheCorporationforthosecostsincurredwhich
resultfromtheCondominiumoccupants’excessiveorneglectful
useoftheExclusiveUseCorporationPropertyorother
portionsoftheProject.
Section6.DamageandDestructionAffectingaCondomin-
ium.
(a)DutytoRebuild.IntheeventanyCondominium
isdamagedordestroyedbyfireorothercasualty,itshallbe
thedutyoftheOwnertorepairorreconstructtheCondominium
(e.g.,including,withoutlimitation,allinteriorwalls,
lightingfixtures,plumbingfixtures,cabinets,furnitureand
improvementstherein,togetherwithrestorationandrepairof
allinteriorpaint,wallcoveringsandfloorcoverings),at
theindividualexpenseoftheOwneroftheCondominiumUnit,
unlesscoveredbyinsurancemaintainedbytheCorporationfor
thebenefitofsuchOwnerasdeterminedbytheBoard,ina
mannerwhichwillrestoreittoitsconditionandappearance
immediatelypriorintimetosuchdamageordestruction,oras
otherwiseapprovedbytheArchitecturalReviewCommittee.
Notwithstandingtheforegoing,thestructuralelementsthereof
shallberestoredasdeterminedbytheBoard.Theaffected
Ownershallbeobligatedtoproceedwithallduediligence
hereunder,andshallpromptlycommencereconstructionwithin
areasonabletimeafterthedamageoccurs,andshallcomplete
suchreconstructionassoonasreasonablypossiblethereafter.
Notwithstandinghereintothecontrary,theOwnerofa
CondominiumUnitwhichisnotlocatedinabuildingwithmore
thanoneCondominiumUnit,shallberesponsibletorebuildall
theImprovementsinhisorherCondominium.
-103-52027.048-22139.FCM110714
(b)ApprovalofRestorationPlans;Designand
Variance.Inconnectionwiththerestorationandrepairof
anyCondominium,theOwnerthereofmayapplyforapprovalto
theArchitecturalReviewCommitteetoreconstructandrebuild
inamannerwhichwillprovideforanexteriorappearanceand
designdifferentfromthatwhichexistedpriortothedateof
thecasualty.Applicationforsuchapprovalshallbemadein
writing,togetherwithfullandcompleteplansandspecifica-
tions,workingdrawingsandelevationsshowingtheproposed
reconstructionsandtheendresultthereof.TheArchitectural
ReviewCommitteeshallgrantsuchapprovalonlyifthedesign
proposedbytheOwnerwouldresultinafinishedCondominium
inharmonyofexteriordesignwiththeotherCondominiumsin
theProject.FailureoftheArchitecturalReviewCommitteeto
actwithinsixty(60)daysafterreceiptofsucharequestin
writing,coupledwithfullandcompleteplansandspecifi-
cations,drawingsandelevationsshallconstituteapproval
thereof.TheOwnershallalsoobtainapprovalfromtheCity
oftheproposedCondominium.
Section7.LevyofComplianceAssessments.Inthe
eventtheCorporationshallincuranycostsorexpensesduetothe
failureofanyOwnertoperformhismaintenanceobligationsasset
forthherein,orinordertorepairanydamagetotheCorporation
Propertyduetoanynegligentactsoromissionsorwillful
misconductonthepartofanOwner,oranymemberofhisfamily,
hisguests,invitees,tenantsorlessees,ortheirguestsor
invitees,theCorporationshallhavetheright,butnottheduty,
tocausesuchmaintenanceorrepairstobeperformed.IftheBoard
electstocausesuchmaintenanceorrepairworktobeperformed,
afterNoticeandHearingasprovidedintheBy-Laws,thecost
thereofshallbeassessedagainstsaidOwnerasaCompliance
Assessment.
Section8.MaintenanceofPublicUtilities.Nothing
containedhereinshallrequireorobligatetheCorporationto
maintain,replaceorrestoretheundergroundfacilitiesorpublic
utilitieswhicharelocatedwithineasementsintheCommonProperty
ownedbysuchpublicutilities.However,theCorporationshalltake
suchstepsasarenecessaryorconvenienttoensurethatsuch
facilitiesareproperlymaintained,replacedorrestoredbysuch
publicutilities.
ARTICLEXI
ENVIRONMENTALANDOTHERDISCLOSURES
ANDREQUIREMENTS
Section1.EnvironmentalRequirements.
(a)DutiesandObligationsoftheOwners.To
reduceand/oreliminatenegativeeffectsontheenvironment,
-104-52027.048-22139.FCM110714
andtocomplywithallBestManagementPracticesandNPDES
requirements,allOwnersshall:
(1)Disposeofwastematerialsproperly,
eliminatelittering,andparticipateintheCity’s
recyclingprogram;
(2)Usefertilizers,herbicides,pesticides
andotherharmfulchemicalsproperlyandincompliance
withallapplicablelaws;
(3)Takeallnecessarysteps toinsurethat NO
oil,antifreeze,paintsandsimilarchemicalsenterthe
stormdrainsystems;
(4)Takeallnecessarystepstoprevent
excessiveerosionandsedimentation;and
(5)Useproperlandscapingmethodstoelimi-
natenon-stormwaterrunofftoavoidadverseimpactson
theenvironment.
(b)DutiesandObligationsoftheCorporation.
Notwithstandinganythingtothecontrarysetforthherein,the
Corporationshall:
(1)Contractwithacontractortoperformthe
followingactivities,subjecttothefollowinglimita-
tions,periodicallytominimizethepollutionofstorm
drainwater:
i)Eithermechanicallyormanually
removealllargesizeurbandebrisfromcatch
basinsandstormdrainsperiodically(i.e.,at
leasttwiceayear,onceimmediatelybeforeOctober
1,thebeginningoftherainyseason,andoncein
January,andatsuchadditionaltimesasmaybe
requiredbytheCityEngineer);
ii)Ifapplicable,maintainstenciling
onstormdrainssaying"NODUMPING,DRAINSTO
OCEAN,CREEK,CHANNEL,"asappropriate;
iii)Minimizeirrigationrunoffbyusing
controllerstoprovideseveralshortwatering
cycles;
iv)Immediatelycorrectanyirrigation
designormaintenancedeficiencieswhichcause
excessiverunoff;and
-105-52027.048-22139.FCM110714
v)Followallfertilizerapplications
withlightirrigationtopermitfertilizertosoak
intothelandscapedarea.
(2)Beresponsibleforthemaintenanceand
repair(excepttotheextentsuchmaintenanceorrepair
obligationhasbeenacceptedbyapublicagency)ofthe
following:
i)Allstormdrainfacilitieslocated
withintheProjectdepictedonanExhibittothis
DeclarationorarecordedNoticeofAnnexationas
beingmaintainedbytheCorporation,exceptthose
drainingpublicstreets,ifany;and
ii)Allotherpropertyorfacilities,
themaintenanceofwhichisrequiredoftheCorpo-
rationhereunder,including,withoutlimitation,
landscaping,concretewalkwaysandperimeterwalls
onProjectboundaries.
TheCorporationandallOwners,asapplicable,shallcomply
withallNPDESrequirementsandenforceallapplicablestructural
andnon-structuralBestManagementPracticesasoutlinedand
definedinthespecificCity-approvedWaterQualityManagementPlan
fortheProjectinordertopreventthedischargeofpollutantsand
contaminantsintothepublicwaterstormdrainsystem.
ARTICLEXII
ARCHITECTURALREVIEW-APPROVAL
Section1.ExemptionsFromArchitecturalReview.Except
asotherwiseprovidedhereinorapprovedbytheBoard,all
Improvementsshallbesubjecttoarchitecturalapprovalbythe
CorporationinaccordancewiththeprovisionsofthisDeclaration.
Notwithstandingtheforegoing,Declarantshallbeexemptfrom
compliancewithanyoftheprovisionsofthisArticleastheymay
relatetotheoriginalconstructionanddevelopmentoftheProject
byDeclarantinaccordancewiththeplansapprovedbytheCity;
provided,however,ifDeclarantshalldesiretoconstructanyIm-
provementstotheexteriorofthebuildinghousingtheCondominium
Unit(e.g.,windows,doors,theExclusiveUseCorporationProperty
areasappurtenanttotheCondominiumUnit,etc.)aftersuch
CondominiumUnithasbeencompletedandapprovedbytheCity,
DeclarantshallobtainapprovalforsuchImprovementsfromthe
City,andprovidedfurther,ifDeclarantshallretainaCondominium
forpersonaluse,anyImprovementstosuchCondominiumshallbe
subjecttoarchitecturalapprovalpursuanttothisArticle.
Section2.ArchitecturalReview.Exceptforthepur-
posesofpropermaintenanceandrepair,andexceptasotherwise
-106-52027.048-22139.FCM110714
permittedhereunder,nopersonshallbuild,construct,erector
installanyImprovement,ormodifytheexteriorappearanceofhis
CondominiumUnitorExclusiveUseCorporationProperty,untilall
conditionswhichmaybeimposedbytheCityhavebeensatisfiedand
untilanyandallplansandspecificationsrequiredpursuantto
thisArticleshallhavebeensubmittedtoandapprovedinwriting
bytheArchitecturalReviewCommittee.Forthepurposesofthis
Section,theterm"exterior"shallmeananyoutsidewall,outside
surface,roof,outsidedoor,porch,yard,balcony,airconditioning
unit,solarcollector,orotheroutsidestructurewhichisvisible
toothersintheProjectand/ortothepublic.
Section3.ArchitecturalReviewCommittee.TheArchi-
tecturalReviewCommitteeisherebyauthorizedwiththerightsand
powerssetforthinthisArticle.SaidCommitteemayconsistof
three(3)members,andeachinitialmembershallserveuntilthe
firstelectionoftheBoard.Intheeventofthefailureor
inabilityofanymemberoftheArchitecturalReviewCommitteeto
act,theremainingmembersshalldesignateasuccessorwhoshall
servefortheremainderofthetermofthememberhereplaces.The
Declarantshallappointalloftheoriginalmembersofthe
ArchitecturalReviewCommittee,andreplacementsthereto.Further,
Declarantreservesthepowertoappointamajorityofthemembers
oftheArchitecturalReviewCommitteeuntilninetypercent(90%)of
theCondominiumsintheproposeddevelopmentoftheProject(i.e.,
Phase1andtheAnnexationProperty)havebeensoldandescrows
closedoruntilthefifth(5th)anniversaryoftheissuanceofthe
FinalSubdivisionPublicReportforthefirstPhaseoftheProject.
Afterone(1)yearfromthedateoftheissuanceoftheFinal
SubdivisionPublicReportforthefirstPhaseoftheProject,the
Boardshallhavethepowertoappointone(1)membertotheAr-
chitecturalReviewCommitteeuntilninetypercent(90%)ofthe
CondominiumUnitsintheProjecthavebeensold,oruntilthefifth
anniversarydateofthefirstcloseofescrowforthesaleofa
CondominiumUnitpursuanttotheFinalSubdivisionPublicReport
forthefirstPhaseoftheProject,whicheverfirstoccurs.
Thereafter,theBoardshallhavethepowertoappointallofthe
membersoftheArchitecturalReviewCommittee.Allmembers
appointedtotheArchitecturalReviewCommitteebytheBoardshall
befromthemembershipoftheCorporation.Membersappointedtothe
ArchitecturalReviewCommitteebytheDeclarant,however,neednot
bemembersoftheCorporation.NomemberoftheArchitecturalRev-
iewCommitteeshallbeliabletoanypersonforhisdecisionsor
failuretoactinmakingdecisionsasamemberoftheArchitectural
ReviewCommittee.Declarantmay,initsdiscretionandatanytime,
assigntotheCorporationbywrittenassignmentitspowersof
removalandappointmentwithrespecttotheArchitecturalReview
Committee,subjecttosuchtermsandconditionsregardingtheexer-
cisethereofasDeclarantmayimpose.
Section4.MeetingsoftheArchitecturalReviewCommit-
tee.TheArchitecturalReviewCommitteeshallmeet,fromtimeto
time,asnecessarytoperformitsdutieshereunder.TheArchitec-
-107-52027.048-22139.FCM110714
turalReviewCommitteemay,byamajorityvoteofthemembers
thereofandtheBoard,delegateanyoralloftheCommittee’s
rightsandresponsibilitieshereundertoone(1)ormoreduly
licensedarchitects,whoshallhavefullauthoritytoactonbehalf
oftheArchitecturalReviewCommitteeonallmatterssodelegated.
Section5.ArchitecturalApproval-ReviewofPlansand
Specifications.TheArchitecturalReviewCommitteeshallhavethe
rightanddutytopromulgatereasonablestandardsagainstwhichto
examineanyrequestmadepursuanttothisArticle(e.g.,toensure
thattheproposedplansareinconformancewithandareharmonious
totheexteriordesignandexistingmaterialsoftheCondominium
UnitsintheProject).TheArchitecturalReviewCommitteeshall
considerandactuponanyandallplansandspecifications
submittedforitsapprovalunderthisDeclaration,andperformsuch
otherdutiesas,fromtimetotime,shallbeassignedtoitbythe
Board,includingtheinspectionofconstructionandprogressto
ensureitsconformancewiththeplansapprovedbytheArchitectural
ReviewCommittee.Noconstruction,alteration,grading,addition,
excavation,demolition,modification,decoration,redecorationor
reconstructionofanImprovementshallbecommencedormaintained
byanyOwneruntiltheplansandspecificationsthereforshowing
thenature,kind,shape,height,width,color,materialsand
locationofthesameshallhavebeensubmittedtotheArchitectural
ReviewCommitteeandapprovedinwritingbytheArchitectural
ReviewCommittee.Theinitialaddressforsubmissionofsuchplans
andspecificationsshallbeprovidedtotheOwnersbytheBoard.
TheArchitecturalReviewCommitteeshallapprovetheplansand
specificationssubmittedforitsapprovalonlyifitdeemsthat:
(a)theconstruction,alterationsoradditionscontemplatedthereby
andthelocationsindicatedwillnotbedetrimentaltothe
appearanceofthesurroundingareaoftheProjectasawhole;(b)
theappearanceofanystructureaffectedtherebywillbeinharmony
withsurroundingstructures;(c)theconstructionthereofwillnot
detractfromthebeauty,wholesomenessandattractivenessofthe
CorporationProperty,ortheenjoymentthereofbytheOwners;(d)
theupkeepandmaintenancethereofwillnotbecomeaburdenonthe
Corporation;and(e)theproposedImprovementsareinsubstantial
compliancewiththeadoptedArchitecturalGuidelines,ifany.In
additiontotheforegoing,initsreviewofplansandspecifica-
tions,theArchitecturalReviewCommitteemaytakeintoconsider-
ation,amongotherthings,thescaleofsitedimensions;conformity
andharmonyofexternaldesignwithneighboringImprovements;
effectoflocationanduseofImprovements(includinglandscaping)
onneighboringCondominiumUnits;relationoftopography,gradeand
finishgradeelevationtoneighboringCondominiumUnits;proper
facingofallelevations;aestheticbeauty;andconformityofthe
plansandspecificationstothepurposeandgeneralplanandintent
oftheProtectiveCovenantsofthisDeclaration.TheArchitectural
ReviewCommitteemaywithholdapprovaloftheplansandspecifica-
tionsforanyproposedImprovementbecauseofnoncompliancewith
anyofthespecificProtectiveCovenantssetforthinthis
Declaration;becauseofthedissatisfactionoftheArchitectural
-108-52027.048-22139.FCM110714
ReviewCommitteewiththeproposednature,kind,plan,design,
shape,height,dimensions,proportions,architecturalstyle,color,
finishormaterialstobeusedtherein,thepitchortypeofany
proposedroof,orthesize,typeorlocationofanyproposedtrees
orthelandscapingtobeplanted;orbecauseofthedissatisfaction
oftheArchitecturalReviewCommitteewithanyaspectofthe
proposedImprovementwhichcouldcausetheproposedImprovementto
beinappropriate,inharmoniousorout-of-keepingwiththegeneral
planofimprovementfortheProject,orwiththeImprovementsonor
topographyofthesurroundingproperty.
TheArchitecturalReviewCommitteemayconditionits
approvalofproposalsorplansandspecificationsforanyImprove-
ment:(a)onsuchchangesthereinasitdeemsappropriate,(b)upon
theagreementbythepersonsubmittingthesametograntappropri-
ateeasementstotheCorporationforthemaintenanceofthe
Improvement,or(c)upontheagreementofthepersonsubmittingthe
sametoreimbursetheCorporationforthecostofsuchmaintenance,
oralloftheabove,andmayrequiresubmissionofadditionalplans
andspecificationsorotherinformationpriortoapprovingor
disapprovingthesubmission.
TheArchitecturalReviewCommitteemayalsoissuerules
orguidelinessettingforthproceduresforsubmissionofplansfor
approval,requiringapaymentofafeetotheCorporationto
accompanyeachsubmissionofplansandspecifications,orad-
ditionalfactorswhichitwilltakeintoconsiderationinreviewing
submissions.
TheArchitecturalReviewCommitteemayrequiresuch
detailinplansandspecificationssubmittedforitsreviewasit
deemsproper,including,withoutlimitation,floorplans,site
plans,drainageplans,elevationdrawings,landscapeplansand
descriptionorsamplesofexteriormaterialandcolors.
EachOwneracknowledgesandunderstandsthatheorshe
hasabsolutelynorightorabilitytomodifytheCondominium
BuildingscontainingmorethanoneCondominiuminanymanner,
unlessotherwiseprovidedbytheBoard.
Section6.DecisionsoftheArchitecturalReviewCom-
mittee.UntilreceiptbytheArchitecturalReviewCommitteeofany
requiredplansandspecifications,andsuchotherinformationas
mayberequiredinSection5above,theArchitecturalReview
Committeemaypostponereviewofanyplanssubmittedforapproval.
DecisionsoftheArchitecturalReviewCommitteeandthereasons
thereforshouldbetransmittedbytheArchitecturalReview
Committeetotheapplicant,attheaddresssetforthintheap-
plicationforapproval,withinforty-five(45)daysafterreceipt
bytheArchitecturalReviewCommitteeofallplans,specifications
andmaterialsrequired.Anyapplicationsubmittedpursuanttothe
provisionsofSection5aboveshallbedeemedapproved,unless
writtendisapprovalorarequestforadditionalinformationor
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materialsbytheArchitecturalReviewCommitteeshallhavebeen
transmittedtotheapplicantwithinforty-five(45)daysafterthe
receiptbytheArchitecturalReviewCommitteeofallrequired
materials.
Section7.SubmittaltoPublicAgencies-Rightof
ArchitecturalReviewCommitteetoReview.Uponobtainingthe
writtenapprovaloftheArchitecturalReviewCommitteeforthe
proposedImprovement,ifsuchImprovementrequiresabuilding
permit,theOwnershallthereaftersubmittheplansandspecifica-
tionstoallappropriategovernmentalagenciesinaccordancewith
theirrespectiverequirements.Intheeventthatallapprovalsby
thegovernmentalagenciesnecessaryfortheissuanceofabuilding
permitarenotobtainedwithinsix(6)monthsafterthedateof
approvalbytheArchitecturalReviewCommittee,theArchitectural
ReviewCommitteeshallhavetheright,butnottheobligation,to
reviewallpreviouslyapprovedplansandspecifications.In
addition,intheeventthatthegovernmentalagenciesrequire
modificationstotheplansandspecificationspreviouslyapproved
bytheArchitecturalReviewCommittee,theOwnershallsubmitto
theArchitecturalReviewCommitteeallmodificationstotheplans
andspecificationspreviouslyapprovedbytheArchitecturalReview
Committee,whichshallhavetherighttoreviewandtoimpose
furtherconditionsonanysuchmodifications.
Section8.ConflictsBetweenGovernmentalAgenciesand
ArchitecturalReviewCommittee.Intheeventofanyconflictin
theconditionsofapprovalofanyproposedImprovementimposedby
theLocalGovernmentalAgenciesandtheArchitecturalReview
Committee,themorerestrictiveofsuchconditionsshallbe
controlling.Further,nothinghereinshalllimittheArchitectural
ReviewCommitteefromimposingconditionsofapprovalofany
proposedImprovementswhicharemorerestrictivethanconditions
thatmaybeimposedbytheappropriateLocalGovernmentalAgencies.
Section9.NoWaiverofFutureApprovals.Theapproval
oftheArchitecturalReviewCommitteetoanysubmissionsforany
workdone,orproposedtobedone,orinconnectionwithanyother
matterrequiringtheapprovalorconsentoftheArchitectural
ReviewCommittee,shallnotbedeemedtoconstituteawaiverofany
righttowithholdapprovalorconsentofanysimilarproposals,
plansandspecifications,drawingsorothermatterssubsequentlyor
additionallysubmittedforapproval.
Section10.CompensationofMembers.Themembersofthe
ArchitecturalReviewCommitteeshallreceivenocompensationfor
servicesrendered,otherthanreimbursementbytheCorporation,
pursuanttoBoardapproval,forexpensesincurredintheperfor-
manceofsuchmembers’dutieshereunder.ThisSectionshallnotbe
interpretedorconstruedtoprohibittheCorporationfromcompen-
satinganydulylicensedArchitectwhohasbeendelegatedrights
anddutiesasprovidedinthisArticle.
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Section11.Variances.Wherecircumstancessuchasto-
pography,locationofbuildings,locationoflandscapingorother
mattersrequire,theArchitecturalReviewCommittee,bythevoteor
writtenassentofamajorityofthemembersthereofandtheBoard,
mayallowreasonablevariancesastoanyoftheProtective
CovenantscontainedinthisDeclarationorprovisionsunderthe
rulesandregulationspromulgatedbytheArchitecturalReview
Committee,onsuchtermsandconditionsasitshallrequire.The
grantingofsuchavarianceshallnotoperatetowaiveanyofthe
termsandprovisionsofthisDeclarationforanypurpose,exceptas
totheparticularCondominiumandparticularprovisionhereof
coveredbythevariance,norshallitaffectinanywaytheOwner’s
obligationtocomplywithallgovernmentallawsandregulations
affectingtheOwner’suseofhisCondominium,including,butnot
limitedto,zoningordinances,lotsetbacklinesorrequirements
imposedbytheCityorothergovernmentalauthority.
Section12.InspectionofWork.Uponconsentofthe
Owner,whichconsentshallnotbeunreasonablywithheld,anymember
orauthorizedrepresentativeoftheArchitecturalReviewCommittee
may,atanyreasonablehouranduponreasonablenotice,enterand
inspectanyCondominiumwhichhasbeenthesubjectmatterofan
approvalofasubmissionforanImprovementtohisCondominium.
SuchentryshallbemadewithaslittleinconveniencetotheOwner
asreasonablypossible,andanydamagecausedtherebyshallbere-
pairedbytheCorporation.IftheArchitecturalReviewCommittee
findsthatsuchworkwasnotdoneinsubstantialcompliancewith
theapprovedplansandspecifications,itshallnotifytheOwnerin
writingofsuchnoncompliance,specifyingtheparticularsof
noncomplianceandshallrequiretheOwnertoremedythesamewithin
thirty(30)daysfromthedateofnotificationofsuchnoncompli-
ance.Ifanoncomplianceexists,theBoard,afterNoticeand
Hearing,maylevyaComplianceAssessmentagainstsuchOwnerfor
thecostsofremovingorremedyingsuchnoncompliance.
Section13.Non-LiabilityofArchitecturalReviewCom-
mitteeMembers.NeitherDeclarant,theCorporation,theBoardor
theArchitecturalReviewCommittee,orthemembersordesignated
representativesthereof,shallbeliablefordamagestoanyOwner
submittingplansorspecificationstothemforapproval,ortoany
OwnerintheProjectaffectedbythisDeclarationbyreasonof
mistakeinjudgment,negligenceornonfeasance,unlessdueto
willfulmisconductorbadfaithoftheArchitecturalReviewCom-
mittee.TheArchitecturalReviewCommittee’sapprovalordisap-
provalofasubmissionshallbebasedsolelyontheconsiderations
setforthinthisArticle,andinsuchrulesandregulationsasmay
bepromulgatedbytheArchitecturalReviewCommittee,andthe
ArchitecturalReviewCommitteeshallnotberesponsiblefor
reviewing,norshallitsapprovalofanyplanordesignbedeemed
approvalof,anyplansordesignfromthestandpointofstructural
safetyandconformancewithbuildingorothercodesorrequestsof
anyLocalGovernmentalAgency.
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Section14.Appeal.Intheeventplansandspecifica-
tionssubmittedtotheArchitecturalReviewCommitteearedisap-
proved,thepartymakingsuchsubmissionmayappealinwritingto
theBoard.ThewrittenrequestmustbereceivedbytheBoardnot
morethanthirty(30)daysfollowingthefinaldecisionofthe
ArchitecturalReviewCommittee.TheBoardmayrequestthewritten
recommendationsoftheArchitecturalReviewCommitteeforreview.
Withinsixty(60)daysfollowingreceiptoftherequestforappeal,
theBoardshallconsidertheappealatanopenmeetingandrender
itswrittendecision.ThefailurebytheBoardtorenderadecision
withinsaidsixty(60)dayperiodshallbedeemedadecisionin
favorofthepartymakingsuchsubmission.
Section15.ApprovalofCity.EachOwnerissolely
responsibleforensuringthatallplansandspecifications
submittedbysuchOwnertotheArchitecturalReviewCommittee
complywith,anddonotviolate,anyapplicableprovisionoflaw,
including,withoutlimitation,theFairEmploymentandHousingAct
(CaliforniaGovernmentCodeSection12900et seq.),theCity’s
MunicipalCode,allapplicablebuildingandconstructioncodes,and
allotherapplicablelaws,regulations,andordinancesgoverning
landuseandpublicsafety.Approvalofanyproposedorexisting
ImprovementbytheArchitecturalReviewCommitteeortheBoard,or
thecompletionofanyImprovement,shallnotbeconstruedto
warrantorrepresentinanywaythattheImprovementwasapproved
byorcomplieswiththeminimumstandardsoftheCityoranyother
provisionoflaw.Similarly,approvalofanyproposedorexisting
ImprovementbytheCityshallnotbeconstruedtoconstitute
approvalofsuchImprovementbytheArchitecturalReviewCommittee
ortheBoard.
ARTICLEXIII
DAMAGEORDESTRUCTIONTO
THECORPORATIONPROPERTY
Section1.ElectiontoRestoreCorporationProperty.
ExceptasotherwiseprovidedinSection2hereinbelow,damagetoor
destructionofalloranyportionoftheCorporationPropertyshall
behandledinthefollowingmanner:
(a)Intheeventofdamagetoordestructionofthe
CorporationPropertyandtheinsuranceproceedsaresufficient
toeffecttotalrestoration,theCorporationshall,as
promptlyasispractical,causetheCorporationPropertytobe
repairedandreconstructedinagoodandworkmanlikemannerto
itsconditionpriortosuchdamageordestruction.
(b)Iftheinsuranceproceedsavailableareat
leastninetypercent(90%)oftheestimatedcostoftotal
repairandreconstructiontotheCorporationProperty,the
Corporationshall,aspromptlyaspractical,causesuch
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CorporationPropertytoberepairedandreconstructedina
goodworkmanlikemannertoitsconditionpriortothedamage
ordestruction,andthedifferencebetweentheinsurance
proceedsandtheactualcostshallbeleviedbytheCorpora-
tionasaSpecialAssessmentagainsteachCondominiumonan
equalbasis.
(c)Iftheinsuranceproceedsavailableareless
thanninetypercent(90%)oftheestimatedcostoftotal
repairandreconstructiontotheCorporationProperty,the
Ownersshall,bythewrittenconsentorvoteofamajorityof
theOwners,determinewhether(1)torestoretheCorporation
Propertyaspromptlyaspracticaltoitsconditionpriorto
thedamageordestruction,andtoraisethenecessaryfunds
overandabovetheinsuranceproceedsavailablebylevying
assessmentsagainsteachCondominiumonanequalbasis;or(2)
torestoretheCorporationPropertyinawaywhichutilizes
allavailableproceedsandanadditionalamountnotinexcess
oftenpercent(10%)oftheestimatedcostoftotalrecon-
structionandrepairtotheCorporationProperty,andwhichis
assessableasprovidedabovetoallCondominiums,butwhichis
lessexpensivethanrestoringtheCorporationPropertytoits
conditionpriortothedamageordestruction.
Section2.ElectionNottoRestoreCorporation
Property.
(a)Notwithstandingtheprovisionssetforthin
Section1hereinabove,intheeventsixty-sevenpercent(67%)
oftheOwners,otherthantheDeclarant,andsixty-seven
percent(67%)ofthefirstMortgagees(baseduponone[1]vote
foreachfirstMortgageowned)havegiventheirpriorwritten
approval,theOwnersmayelectnottorebuildorrestorethe
CorporationPropertyandtodisbursetheavailableinsurance
proceedstothegeneralfundtotheCorporation.
(b)IntheeventtheOwnersshallhavesovotednot
torebuildtheCorporationProperty,theCorporationProperty
shallbeclearedandlandscapedandthecostthereofshallbe
paidforoutoftheavailableinsuranceproceedspriorto
theirdistributiontothegeneralfundoftheCorporation.
(c)IntheeventtheOwnersshallhavesovotednot
torebuildtheCorporationProperty,unlesstheCityshall
agreetothecontrary,itshallbetheobligationofthe
CorporationandeachoftheOwnerstorebuildtheprivate
drivesandaisles,ifany,andtheutilitiesandopenspaces,
whichcomprisetheCorporationProperty,ifany,atleastto
theextentsaidstreets,utilitiesandopenspaceswere
acceptedinitiallybytheCityinlieuofpaymentoffeesdue
pursuanttolaw.
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Section3.ExcessInsuranceProceeds.Allinsurance
proceedsshallbepayabletotheCorporationforthebenefitofthe
OwnersandtheirrespectiveMortgagees.Intheeventanyexcess
insuranceproceedsremainafterrestoringthedestroyedCorporation
PropertypursuanttothisArticle,theBoardofDirectorsshall
retainsuchsumsinthegeneralfundoftheCorporation.Any
distributionoffundsinconnectionwiththeterminationofthe
ProjectshallbeallocatedequallyamongalloftheCondominiumsin
theProject.Anysuchdistributionshallbesubjecttotheprior
rightsofMortgagees.
ARTICLEXIV
CONDEMNATION
Section1.DistributionofAwards.Subjecttothelimi-
tationssetforthintheArticlehereinentitled"MortgageeProtec-
tion,"acondemnationawardaffectingalloranyportionofthe
CorporationPropertyoftheProjectwhichisnotapportionedamong
theOwnersbycourtjudgmentshallbedistributedtotheCorpora-
tionanddepositedinthegeneralfundoftheCorporation.
Section2.BoardofDirectorsasAttorney-in-Fact.All
Owners,totheextentapplicable,ifatall,herebyappointthe
BoardoftheCorporationastheirspecialattorney-in-factto
handlethenegotiations,settlementsandagreementspertainingto
anycondemnationaffectingonlytheCorporationProperty.The
specialpowerofattorneyshallnotapplytotheSecretaryofthe
DepartmentofVeteransAffairs,anOfficeroftheUnitedStatesof
America.NoOwnermayparticipateasaparty,orotherwise,inany
proceedingsrelatedtosuchcondemnation.
ARTICLEXV
COVENANTAGAINSTPARTITION
Section1.GeneralCovenantAgainstPartition.Except
asotherwiseprovidedinthisSection,theCommonAreashallremain
undivided,andthereshallbenojudicialpartitionsoftheCommon
Area.Nothinghereinshallbedeemedtopreventpartitionofaco-
tenancyinaCondominium.
Section2.JudicialPartitionoftheProject.TheOwner
ofaCondominiumintheProjectmaymaintainapartitionactionas
totheentireProjectasiftheOwnersofalltheCondominiumsin
theProjectweretenants-in-commonintheentireProjectinthe
sameproportionastheirinterestsintheCommonArea.Thecourt
shallorderpartitionunderthisArticleonlybysaleoftheentire
Projectandonlyupontheshowingofone(1)ofthefollowing:
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(a)Morethanthree(3)yearsbeforethefilingof
theaction,theProjectwasdamagedordestroyedsothata
materialpartwasrenderedunfitforitsprioruse,andthe
Projecthasnotbeenrebuiltorrepairedsubstantiallytoits
statepriortothedamageordestruction;
(b)Three-fourths(3/4)ormoreoftheProjectis
destroyedorsubstantiallydamaged,andatleastsixty-seven
percent(67%)oftheOwners(otherthanDeclarant)andsixty-
sevenpercent(67%)ofthefirstMortgagees(baseduponone
[1]voteforeachfirstMortgageowned)opposerepairor
restorationoftheProject;or
(c)TheProjecthasbeeninexistencemorethan
fifty(50)years,isobsoleteanduneconomical,andatleast
sixty-sevenpercent(67%)oftheOwners(otherthanDeclarant)
andsixty-sevenpercent(67%)ofthefirstMortgagees(based
uponone[1]voteforeachfirstMortgageowned)opposerepair
orrestorationoftheProject.
Section3.BoardofDirectors’PowerofSaleinEvent
ofJudicialPartition.Declarant,foritselfandonbehalfofeach
andeverypresentandsubsequentOwnerofone(1)ormoreCondo-
miniumswithintheProject,herebyappointstheBoardasitsand
theirattorney-in-facttoselltheentireProjectforthebenefit
ofalloftheOwnersthereofwhenpartitionoftheProjectmaybe
hadpursuanttothisDeclaration,whichpowershall:(a)bebinding
uponalloftheOwners,whethertheyassumetheobligationsof
theserestrictionsornot;(b)beexercisablebyavoteofatleast
seventy-fivepercent(75%)ofthevotingpoweroftheBoard;and
(c)beexercisableonlyafterrecordationofacertificatebythe
Board,whichshallprovidethatsaidpowerisproperlyexercisable
hereunder,andwhichcertificateshallbeconclusiveevidence
thereofinfavorofanypersonrelyingthereoningoodfaith;
provided,however,saidpowerofattorneyshallnotapplytothe
SecretaryoftheDepartmentofVeteransAffairs,anOfficerofthe
UnitedStatesofAmerica.
ARTICLEXVI
INSURANCE
Section1.RequiredInsuranceCoverage.TheCorpora-
tion,actingbyandthroughtheBoard,shallobtainfortheCorp-
oration,andshallmaintainandpaythepremiumsforthefollowing
insurancecoverage:
(a)CasualtyandFireInsurance.Amasterpolicyor
policiesofcasualtyandfireinsurance,withanextended
coverageendorsementinanamountequaltoasnearaspossible
onehundredpercent(100%)ofthecurrentreplacementcost
(withoutdeductionfordepreciationorco-insurance)ofthe
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CorporationProperty,togetherwithallImprovementslocated
therein(exceptImprovementsmadebyanOwnertotheExclusive
UseCorporationProperty)andincludingthoseportionsofthe
CondominiumUnitsconsistingoffixtures,built-inorset-in
appliances,cabinetsandinitialbasicfloorcoveringsas
initiallyinstalledthereofinaccordancewiththeoriginal
plansandspecificationsfortheProjectsubmittedby
DeclarantandapprovedbytheCity(excludingupgradestoany
oftheforegoing).Alternatively,ifapprovedbytheBoard,
amasterpolicyorpoliciesofcasualtyandfireinsurance,
withanextendedcoverageendorsementinanamountequaltoas
nearaspossibleonehundredpercent(100%)ofthecurrent
replacementcost(withoutdeductionfordepreciationorco-
insuranceoftheCorporationProperty,togetherwithall
Improvementslocatedtherein,exceptImprovementsmadebyan
OwnertotheExclusiveUseCorporationProperty),but
specificallyexcludinginteriorCondominiumUnitcoverage
(including,withoutlimitation,interiorwallsandfloor
coverings);intheeventtheBoardelectstoobtainsuch
masterpolicy(ies),eachOwnershallprocureandmaintain,at
theOwner’ssolecostandexpense,aninsurancepolicyof
casualtyandfireinsurancecoveringtheinteriorofhis
CondominiumUnit,includingreplacementofinterior
improvementsandbettermentcoveragetoinsureimprovements
thattheborrowermayhavemadetotheinteriorofthe
CondominiumUnit(e.g.,aHO-6policy)sufficient,as
reasonablydeterminedbytheinsurer,torepairthe
CondominiumUnittoitsconditionwhichexistedimmediately
priortoalossclaimevent.Saidpoliciesshallbeprimary
andmaintainedforthebenefitoftheCorporation,theOwners
andtheMortgagees,astheirinterestsshallappear,andshall
waivetherightofsubrogationagainstOwners,ifobtainable.
Ifreasonablyobtainable,thedeductibleshallbethelesser
ofTenThousandDollars($10,000)oronepercent(1%)ofthe
policyfaceamount.Suchpolicymustbewrittenbyaninsur-
ancecarrierthatmeetstherequirementsofFNMA,FHLMC,
and/orVA/FHAasapplicable.*Thecoveragedoesnotneedto
includeland,foundations,excavations,orotheritems
normallyexcludedfromsuchcoverage.Suchpolicyorpolicies
mustcontain,ifrequiredandifobtainable:
(1)AnAgreedAmountandInflationGuard
Endorsement;
(2)ConstructionCodeEndorsements(suchas
DemolitionCostEndorsement);
(3)ContingentLiabilityFromOperationof
BuildingLawsEndorsement;
(4)IncreasedConstructionEndorsementif
thereisaconstructioncodeprovisionwhichwouldbecome
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operativeandrequirechangestoundamagedportionsof
theCorporationProperty;and
(5)AnyotherspecialCondominiumEndorsements
thatmaybeavailableorrequired.
(b)GeneralLiabilityInsurance.Apolicyorpoli-
ciesofcomprehensivegeneralliabilityinsurance(withcross-
liabilityendorsement,ifobtainable)insuringtheCorpora-
tion,theBoard,theOwners,theCityandtheDeclarant,and
theagentsandemployeesofeachoftheforegoing,againstany
liabilitytothepublicortoanyOwner,hisfamily,tenants,
lesseesandtheirrespectiveguestsandinvitees,arisingfrom
orincidenttotheownership,occupancy,use,maintenance
and/orrepairoftheCorporationProperty,andfromlawsuits
relatedtoemploymentcontractsinwhichtheCorporationisa
party.ThelimitsofliabilityunderthisSectionshallbeset
bytheBoardandshallbereviewedatleastannuallybythe
Board,andincreasedordecreasedatthediscretionofthe
Board;provided,however,thatsaidlimitsshallnotbeless
thanTwoMillionDollars($2,000,000.00)forbodilyinjury,
includingdeathsofpersonsandpropertydamagearisingoutof
asingleoccurrence(unlessapprovedbyavoteofsixty-seven
percent[67%]oftheMembers);providedfurther,ifFHLMC,
FNMA,and/orVA/FHAparticipateinthefinancingofCondomini-
umsintheProject,saidlimitsshallnotbelessthanthe
minimumlimitsrequiredunderthethencurrentFHLMC,FNMA,
and/orVA/FHAregulations.
(c)Worker’sCompensationInsurance.Worker’scom-
pensationinsurancetotheextentnecessarytocomplywithany
applicablelaws.
(d)FidelityBonds.Officers’andDirectors’errors
andomissionsinsurance,andfidelitybondsnamingallpersons
signingchecksorotherwisepossessingfiscalresponsibilities
onbehalfoftheCorporation,including,butnotlimitedto,
officers,directors,theBoard,trusteesandemployeesofthe
Corporation,andofficers,employeesandagentsofany
managementcompanyemployedbytheCorporationwhohandleor
areresponsiblefortheadministrationofCorporationfunds,
ifobtainable.Suchcoverageshallbeinanamountdeemed
reasonablyappropriatebytheCorporation,butshallnotbe
lessthantheestimatedmaximumfundsincustodyofthe
Corporation(oritsmanagementcompany),ortwenty-five
percent(25%)oftheestimatedannualoperatingexpensesof
theProject,plusreserves,whicheverisgreater.Inaddition,
iftheCorporationentersintoanagreementforprofessional
managementoftheProject,theCorporationshallrequiresuch
companytosubmitevidenceofitsfidelitybondcoverageto
thesameextentastheCorporation’scoverage.TheCorporation
shallbenamedasanadditionalobligeeinthemanagement
agent’sbond.
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(e)FloodInsurance.IftheProjectislocated
withina"SpecialFloodHazardArea"designatedonaFederal
EmergencyManagementAgencyfloodmap,adequatefloodinsur-
anceundertheNationalFloodInsuranceProgramonbuildings
intheProject,whichinsurancecoveragemustprotectthe
interestsofallOwnersintheirCondominiumUnits,aswellas
theCorporationPropertyandsatisfytherequirementsset
forthinSection10,below,ofthisArticle.
(f)Liability.IftheBoarddeterminesthecoverage
isnecessaryandreasonablycosteffective,itmayobtain
coveragenecessarytocomplywithCivilCodeSection5800,
e.g.,one(1)ormorepoliciesofinsurancewhichinclude
coverageofatleastFiveHundredThousandDollars
($500,000.00)for(i)generalliabilityfortheCorporation
and(ii)individualliabilityofofficersandDirectorsofthe
Corporationfornegligentactsoromissionsinsuchcapacity.
Section2.OptionalInsuranceCoverage.TheCorpora-
tion,actingatitsoptionandbyandthroughtheBoard,maypur-
chasesuchotherinsuranceasitmaydeemnecessaryorappropriate,
including,butnotlimitedto,officersanddirectorserrorsand
omissionsinsurance,earthquakeinsurance,andfloodinsurance
(e.g.,iffloodinsuranceisnotrequiredbecausetheProjectis
notlocatedwithinaSpecialFloodHazardArea).
Section3.NoticeofCancellationofInsurance.All
policiesofinsurance(includingfidelitybonds)maintainedbythe
Corporation,pursuanttothisArticle,shallcontainaprovision
thatcoverageundersaidpoliciesmaynotbecanceled,terminated,
allowedtoexpirebytheirowntermsorbesubstantiallymodified
byanypartywithoutatleastthirty(30)dayspriorwrittennotice
totheBoardandtoeachOwner,andsuchfirstMortgagees(or
servicers)whoarenamedinthemortgageclauseand/orhavefiled
awrittenrequestwiththeCorporationforsuchnotice.Alistof
theOwnersandsuchfirstMortgageesshallbemadeavailablebythe
Corporationtotheinsurancecarrieruponrequest.
Section4.ReviewofCoverage.TheBoardshallannually
determinewhethertheamountsandtypesofinsurancecoveragethat
ithasobtainedpursuanttothisArticleshallprovideadequate
coveragefortheProject,baseduponthethencurrentconstruction
costs,insurancepracticesintheareainwhichtheProjectis
located,andallotherfactorswhichmayindicatethateither
additionalinsurancecoverageorincreasedcoverageunderexisting
policiesisnecessaryordesirabletoprotecttheinterestsofthe
Corporation,theOwnersandtheirrespectiveMortgagees.Ifthe
Boarddeterminesthatincreasedcoverageoradditionalinsuranceis
appropriate,itshallobtainsame.
Section5.WaiverbyOwners.Astoallpoliciesofin-
surancemaintainedbytheCorporationwhichwillnotbevoidedor
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impairedthereby,eachOwnerherebywaivesandreleasesallclaims
againsttheCorporation,theBoardandtheDeclarant,andthe
agentsandemployeesofeachoftheforegoing,andallotherOwners
withrespecttoanylosscoveredbysuchinsurance,whetherornot
causedbythenegligenceof,orbreachof,anyagreementbysaid
persons,butonlytotheextentoftheinsuranceproceedsreceived
incompensationforsuchloss.
Section6.Premiums,ProceedsandSettlement.Insurance
premiumsforallblanketinsurancecoverageandanyotherinsurance
coveragewhichtheBoardhasdeterminedisnecessarytoprotectthe
interestsoftheCorporation,theOwnersandtheirrespective
Mortgagees,shallbeaCommonExpensetobeincludedintheRegular
AssessmentsleviedbytheCorporation.Allinsuranceproceedspaid
totheCorporationshallbedisbursedasfollows:(a)intheevent
ofanydamageordestructiontotheCorporationProperty,such
proceedsshallbedisbursedinaccordancewiththeprovisionsof
theArticlehereinentitled"DamageorDestructiontotheCorpora-
tionProperty";and(b)intheeventofanyotherloss,the
proceedsshallbedisbursedastheBoardshalldeemappropriate,
subjecttothelimitationssetforthintheArticlehereinentitled
"MortgageeProtection."TheCorporationisherebygrantedthe
authoritytonegotiatelosssettlementswiththeappropriate
insurancecarriers.AmajorityoftheBoardmustsignalossclaim
formandreleaseforminconnectionwiththesettlementofaloss
claim,andsuchsignaturesshallbebindingontheCorporationand
itsMembers.
Section7.RightsandDutiesofOwnerstoInsure.Each
OwnershallobtainfireandcasualtyinsuranceonhisCondominium
UnitandallImprovementsthereinandonhispersonalpropertyin
amountshedeemsappropriate.ForthoseCondominiumswhicharenot
partofabuildingwithmorethanoneCondominium,theentire
structuralImprovementsmustbecoveredbyinsurance,sincethe
Corporationisnotmaintaininginsuranceonthosedetached
Condominiums.NothinghereinshallprecludeanyOwnerfromcarrying
anypublicliabilityinsurance,businessinterruptionandanyother
insurancecoverage,ashemaydeemdesirabletocoverhisindi-
vidualliabilityfordamagetopersonorpropertyoccurringonor
withinhisindividualCondominiumUnitorelsewhereupontheProj-
ect.Ifobtainable,suchliabilityinsurancecoveragecarriedbyan
Ownershallcontainawaiverofsubrogationofclaimsagainstthe
Declarant,theCorporationandtheBoard,andtheiragentsand
employees,andallotherOwners.Suchotherpoliciesshallnot
adverselyaffectordiminishanyliabilityunderinsuranceobtained
bytheCorporation.Ifanylossintendedtobecoveredbyinsurance
carriedbytheCorporationshalloccurandtheproceedspayable
thereundershallbereducedbyreasonofinsurancecarriedbyany
Owner,suchOwnershallassigntheproceedsofsuchinsurance
carriedbyhimtotheCorporationtotheextentofsuchreduction
forapplicationbytheBoardtothesamepurposesasthereduced
proceedsaretobeapplied.
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Section8.TrusteeforPolicies.TheCorporationis
herebyappointedandshallbedeemedtrusteefortheinterestsof
allinsuredsunderthepoliciesofinsurancemaintainedbythe
Corporation.Allinsuranceproceedsundersuchpoliciesshallbe
paidtotheBoard,astrustees,andtheBoardshallhavefullpower
toreceivesuchfundsonbehalfoftheCorporation,theOwnersand
theirrespectiveMortgagees,andtodealtherewithasprovidedfor
inthisDeclaration.
Section9.MortgageClause.Allinsurancepolicies
shouldhavethe"standardmortgageclause,"orequivalenten-
dorsement,providingthatcoverageofaMortgageeunderthein-
surancepolicywillnotbeadverselyaffectedordiminishedbyan
actorneglectoftheMortgagor,whichiscommonlyacceptedby
privateinstitutionalmortgageinvestorsintheareainwhichthe
Projectislocated,unlesssuchcoverageisprohibitedbyap-
plicablelaw.MortgagesownedbyFNMAmustnameasaMortgagee
eitherFNMAortheservicersfortheMortgagesheldbyFNMAen-
cumberingtheCondominiums.WhenaservicerisnamedastheMort-
gagee,itsnameshouldbefollowedbythephrase"itssuccessors
andassigns."IftheMortgageisownedinwholebyFHLMC,thename
oftheserviceroftheMortgagefollowedbythephrase"its
successorsandassigns,beneficiary"shouldbenamedasMortgagee
insteadofFHLMC.Themortgageclauseshouldbeendorsedtofully
protectFHLMC’sinterestsortheinterestofFHLMCandtheservicer
whereapplicable.IfFHLMCmustbenamedasMortgagee,the
endorsementshouldshowtheservicer’saddressinlieuofFHLMC’s
address.AmortgageclauseinfavorofMortgageesholdingMort-
gagesonCondominiumsisnotrequiredonapolicyinsuringthe
CorporationProperty.
Section10.ComplianceWithRequirementsofFHLMC,FNMA
andVA/FHA.NotwithstandingtheprovisionsofthisArticle,the
Corporationshallobtainandmaintainineffectsuchpoliciesof
insurancemeetingallrequirementsofFHLMC,FNMA,and/orVA/FHA
establishedbythoseentitiesforcondominiumprojectsforsolong
asanyofsuchagenciescontinuetobeaMortgagee,Owner,insurer
orguarantorofaMortgageintheProject,excepttotheextent
suchcoverageisnotavailableatareasonablecostorhasbeen
waived,inwriting,bysuchagencies,including,withoutlimita-
tion,thefollowingrequirements:
a.Eachinsurancecompanyprovidingthe
insurancecoveragedescribedinthisArticleshall
beagenerallyacceptable(i.e.,aninsurance
carrierwhocansatisfythequalificationsfor
insurancecarrierssetforthintheFNMAConven-
tionalHomeMortgageSellingContractSupplement
andtheFHLMCSellersGuide).
b.Allinsurancepoliciescoveringthe
CorporationProperty,oranyportionthereof,shall
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beheldinthenameoftheCorporationforthe
benefitoftheOwnersintheProject.
c.Allinsurancepoliciesshallprovide
thatacertificateofinsuranceshallbeissuedto
eachOwnerandMortgageeuponrequest.
d.Notwithstandinganyotherprovision
ofthisDeclaration,theremaybenamedasan
insured,onbehalfoftheCorporation,the
Corporation’sauthorizedrepresentative,including
anytrusteewithwhomsuchCorporationmayenter
intoanyinsurancetrustagreementoranysuccessor
tosuchtrustee,whoshallhaveexclusiveauthority
tonegotiatelossesunderanypolicyprovidingsuch
propertyorliabilityinsuranceandtoperformsuch
otherfunctionsasarenecessarytoaccomplishthis
purpose.
e.Thecasualtyandfireinsurance
policiesrequiredtobemaintainedbytheCorpora-
tionshallalsocover,inadditiontoallother
propertydescribedabove,allbuildingservices
equipmentandsuppliesandotherpersonalproperty
belongingtotheCorporation.
f.Allfidelitybondsmaintainedbythe
Corporationshallcontainwaiversbytheissuerof
thebondsofalldefensesbasedupontheexclusion
ofpersonsservingwithoutcompensationfromthe
definitionof"employees"orsimilartermsor
expressions.Notwithstandinganyotherprovision
oftheDeclaration,innoeventmaytheaggregate
amountofthefidelitybondsbelessthanasum
equaltothree(3)monthsaggregatemonthlyin-
stallmentsoftheRegularAssessmentsleviedonall
Condominiumsplusreservefunds.
g.IftheProjectislocatedinanarea
whichhasbeenofficiallyidentifiedbytheSecre-
taryoftheUnitedStatesDepartmentofHousingand
UrbanDevelopmentashavingspecialfloodhazards
andforwhichfloodinsurancehasbeenmadeavail-
ableundertheNationalFloodInsuranceProgram
("NFIP"),theCorporationshallobtainandpaythe
premiumsupon,asaCommonExpense,a"master"or
"blanket"policyoffloodinsuranceonthebuild-
ingsandanyotherpropertycoveredbytherequired
formofpolicy,inanamountdeemedappropriateby
theCorporation,butnotlessthanthefollowing:
Thelesserof:(a)themaximumcoverageavailable
undertheNFIPforallbuildingsandotherinsur-
ablepropertywithintheProjecttotheextentthat
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suchbuildingsandotherinsurablepropertyare
withinanareahavingspecialfloodhazardsandare
maintainedbytheCorporation;or(b)100%ofthe
currentreplacementcostofallsuchbuildingsand
insurableproperty.Suchpolicyshallbeinaform
whichmeetsthecriteriasetforthintheguide-
linesonthesubjectissuedbytheFederalInsur-
anceAdministrator.
h.IntheeventtheProjectcontainsa
steamboiler,thecasualtyandfireinsurance
policy(ies)tobemaintainedbytheCorporation
shallprovidecoverageforlossordamagesresult-
ingfromsteamboilerequipmentaccidentsinan
amountnotlessthan$50,000peraccidentper
location(orsuchgreateramountasdeemedprudent
basedonthenatureoftheProject).
Section11.RequiredWaiver.Allpoliciesofhazardand
physicaldamageinsurancemayprovide,onlyifavailableata
reasonablecosttotheCorporationasdeterminedbytheBoard,in
itssolediscretion,forwaiverofthefollowingrights,tothe
extentthattherespectiveinsurerswouldhavetherightswithout
suchwaivers:
(a)Anydefensebasedonco-insurance;
(b)Anyrightofset-off,counterclaim,apportionment,
prorationorcontributionbyreasonofotherinsurancenot
carriedbytheCorporation;
(c)Anyinvalidity,otheradverseeffectordefenseon
accountofanybreachofwarrantyorconditioncausedbythe
Corporation,anyOwneroranytenantofanyOwner,orarising
fromanyact,neglectoromissionofanynamedinsured,orthe
respectiveagents,contractorsandemployeesofanyinsured;
(d)Anyrightoftheinsurertorepair,rebuildor
replace,and,intheeventtheCondominiumisnotrepaired,
rebuiltorreplacedfollowingloss,anyrighttopayunderthe
insuranceanamountlessthanthereplacementvalueofthe
improvementsinsuredorthefairmarketvaluethereof;
(e)NoticeoftheassignmentofanyOwnerofitsinterest
intheinsurancebyvirtueofaconveyanceofanyCondominium;
and
(f)AnyrighttorequireanyassignmentofanyMortgage
totheinsurer.
Section12.AnnualNotificationofInsurance.The
Corporationshall,uponissuanceorrenewalofinsurance,butno
lessthanannually,notifyitsMembersastotheamountandtypeof
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insurancecarriedbytheCorporation,anditshallaccompanythis
notificationwithstatementstotheeffectthattheCorporationis
orisnotinsuredtothelevelsspecifiedbythisArticle,andthat
ifnotsoinsured,Ownersmaybeindividuallyliablefortheentire
amountofajudgment,andiftheCorporationisinsuredtothe
levelsspecifiedinSection1above,thenOwnersmaybeindividual-
lyliableonlyfortheirproportionalshareofAssessmentslevied
topaytheamountofanyjudgmentwhichexceedsthelimitsofthe
Corporation’sinsurance.TheCorporationshallfurtherprepareand
distributetoallitsMembersasummaryoftheCorporation’s
insurancecoveragepursuanttoSection5300oftheCaliforniaCivil
Code.
ARTICLEXVII
MORTGAGEEPROTECTION
Section1.MortgageeProtectionProvisions.Notwith-
standinganyotherprovisionsinthisDeclarationtothecontrary,
inordertoinduceFHLMC,FNMA,andVA/FHAandotherlendersand
investors,toparticipateinthefinancingofthesaleofCondo-
miniumsintheProject,thefollowingprovisionscontainedwithin
thisArticleareaddedhereto,andtotheextenttheseadded
provisionsconflictwithanyotherprovisionsinthisDeclaration,
theseaddedprovisionsshallcontrol.TheDeclaration,theArticles
andtheBy-LawsfortheCorporationarehereinaftercollectively
referredtointhisArticleasthe"constituentdocuments."As
usedherein,an"EligibleMortgageHolder"shallmeanandreferto
theholder,insurerorguarantorofafirstMortgageonaCondomin-
iumwhohasfiledwiththeCorporationawrittenrequestfornotice
ofcertaininformationasprovidedherein.AnEligibleMortgage
Holdermustsendawrittenrequestforsuchinformationtothe
Corporation,statingitsnameandaddressandthenumberoraddress
oftheCondominiumUnitonwhichithas(orinsuresorguarantees)
theMortgage.
(a)TherightofanOwnertosell,transferor
otherwiseconveyhisCondominiumshallnotbesubjecttoany
rightoffirstrefusaloranysimilarrestrictioninfavorof
theCorporation;
(b)ThelienoftheAssessmentsprovidedforherein
shallbesubordinatetothelienofanyfirstMortgagenowor
hereafterrecordeduponanyCondominiumsubjecttotheprovi-
sionsherein.ThesaleortransferofanyCondominiumshall
notaffecttheAssessmentlien;however,exceptasprovidedin
theArticleentitled"VeteransAffairsProvisions,"thesale
ortransferofanyCondominiumpursuanttojudicialor
nonjudicialforeclosureofafirstMortgageorpursuanttoany
remediesprovidedforintheMortgageshallextinguishthe
lienofsuchAssessmentsastounpaidpaymentsforregularly
budgetedduesorchargeswhichbecameduemorethansix(6)
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monthspriorthereto.Nosaleortransfershallrelievesuch
CondominiumfromliabilityforAssessmentsduewithinsix(6)
monthsofsuchjudicialornonjudicialforeclosuresaleor
transfer.AnyfirstMortgageewhoobtainstitletoaCondomin-
iumpursuanttotheremediesprovidedintheMortgage,or
foreclosureoftheMortgage,oranypurchaserataforeclosure
saleofafirstMortgagewillnotbeliableformorethansix
(6)monthsofunpaidAssessmentsorchargeswhichbecamedue
priortotheacquisitionoftitletosuchCondominiumbythe
Mortgagee(exceptforclaimsforashareofsuchAssessments
orchargesresultingfromareallocationofsuchAssessments
orchargestoallCondominiums,includingthemortgagedCondo-
minium);
(c)Exceptasmayotherwisebeprovidedhereinor
bystatuteincaseofcondemnationorsubstantiallosstothe
CorporationProperty,unlesssixty-sevenpercent(67%)ofthe
OwnersotherthanDeclarant,orsixty-sevenpercent(67%)of
thefirstMortgagees(baseduponone[1]voteforeachUnit
encumberedbysaidMortgagee’sfirstMortgage)havegiven
theirpriorwrittenapproval,neithertheCorporationnorthe
Ownersshallbeentitledto:
(1)Byactoromission,seektoabandonor
terminatetheCondominiumProject;
(2)Recordorfileanyamendmentwhichwould
changetheproratainterestorobligationsofanyCon-
dominiumforpurposesof:(i)levyingAssessmentsor
charges,orallocatingdistributionsofhazardinsurance
proceedsorcondemnationawards,or(ii)determiningthe
proratashareofownershipofeachCondominiumUnitin
theCommonArea;
(3)PartitionorsubdivideanyCondominium,
exceptasprovidedintheArticlehereinentitled"Cove-
nantAgainstPartition";provided,however,thatno
Condominiummaybepartitionedorsubdividedwithoutthe
priorwrittenapprovalofthefirstMortgageeforsuch
Condominium;
(4)Byactoromissionseektoabandon,parti-
tion,subdivide,encumber,sellortransferanyorallof
theCorporationProperty.Thegrantingofeasementsfor
publicutilitiesorforotherpublicpurposesconsistent
withtheintendedusesoftheCorporationPropertyunder
thisDeclarationandthegrantingofexclusiveeasements
toOwnersoverportionsoftheCorporationPropertyto
conformtheboundariesoftheCorporationPropertytothe
asbuiltlocationofauthorizedImprovements,shallnot
bedeemedatransferwithinthemeaningofthisclause;
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(5)Usehazardinsuranceproceedsforlosses
totheCorporationPropertyforotherthanrepair,
replacementorreconstruction,subjecttotheprovisions
ofthisDeclaration;
(6)EffectanydecisionoftheCorporationto
terminateprofessionalmanagementandassumeself-
managementoftheProject,ifprofessionalmanagementwas
previouslyrequiredbyaholder,insurerorguarantorof
anyfirstMortgage;
(7)Byactoromission,change,waiveor
abandonanyprovisionsofthisDeclaration,orenforce-
mentthereof,pertainingtoarchitecturaldesignofthe
Condominiumsorthemaintenanceandoperationofthe
CorporationPropertywithintheProject,including,
withoutlimitation,sidewalks,fences,andlandscaping
withintheProject;and
(8)Failtomaintainfireinsuranceand
extendedcoverageontheinsurableCorporationProperty
onacurrentreplacementcostbasisinanamountnotless
thanonehundredpercent(100%)oftheinsurablevalue
thereof.
(d)Alltaxes,Assessmentsandchargeswhichmay
becomelienspriortothefirstMortgageunderlocallawshall
relateonlytoindividualCondominiums,andnottotheProject
asawhole;
(e)Noprovisionoftheconstituentdocumentsshall
beinterpretedtogivetheOwnerofaCondominium,orany
otherparty,priorityoveranyrightsofthefirstMortgagee
oftheCondominiumpursuanttoitsMortgageinthecaseofa
distributiontosuchOwnerofinsuranceproceedsorcondemna-
tionawardsforlossestooratakingoftheCondominiumUnits
and/ortheCorporationProperty;
(f)TheAssessmentsprovidedforintheconstituent
documentsshallincludeanadequatereservefundformain-
tenance,repairsandreplacementofthoseelementsofthe
CorporationPropertythatmustbereplacedonaperiodic
basis,andshallbepayableinregularinstallments,rather
thanbySpecialAssessments;
(g)EachEligibleMortgageHoldershallbeentitled
totimelywrittennoticeofany:
(1)Condemnation,eminentdomainproceeding,
orcasualtylossthataffectseitheramaterialportion
oftheProjectortheCondominiumUnitsecuringits
Mortgage;
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(2)Substantialdamageordestructiontothe
Project,oranyportionthereof,whensuchlossexceeds
TenThousandDollars($10,000.00);
(3)Defaultintheperformancebyanindi-
vidualOwnerofanyobligationundertheconstituent
documents(including,butnotlimitedtothenonpayment
ofAssessments)whichisnotcuredwithinsixty(60)days
aftertheCorporationlearnsofsuchdefaultbytheOwner
oftheCondominiumonwhichitholdstheMortgage;
(4)Lapse,cancellationormaterialmodifica-
tionofanyinsurancepolicyorfidelitybondmaintained
bytheCorporation;
(5)AbandonmentorterminationoftheProject;
and
(6)Proposedactionthatrequirestheconsent
ofaspecifiedpercentageofEligibleMortgageHolders.
(h)Anyagreementforprofessionalmanagementof
theProjectoranyagreementwherebytheDeclarantwill
provideservicestotheCorporationmaynotexceedone(1)
year,renewablebyagreementofthepartiesforsuccessiveone
(1)yearperiods,unlessapprovedbyeitheravoteorwritten
assentofamajorityoftheCorporation’svotingpower,in
whichcasethemaximumtermofthemanagementcontractis
three(3)years.Anysuchagreementmustprovidefortermina-
tionbyeitherpartywithorwithoutcauseandwithoutpayment
ofaterminationfeeonatleastthirty(30)days’written
notice,butnotmorethanninety(90)days’writtennotice.In
theeventDeclarantexecutesacontractwithaprofessional
managementcompanypriortotheOwners’electionofatleast
amajorityoftheBoard,thecontractmustallowtermination
bytheBoard,withoutpaymentofaterminationfee,atany
timesubsequenttotheOwnersbeingelectedtoamajorityof
positionsontheBoard;
(i)Intheeventofsubstantialdamagetoordes-
tructionofanyCondominiumUnitoranypartoftheCorpora-
tionProperty,eachEligibleMortgageHolderforsuchCondo-
miniumwillbeentitledtotimelywrittennoticeofanysuch
damageordestruction;
(j)EachEligibleMortgageHolderwill,upon
request,beentitledto:
(1)Examinecurrentcopiesofthebooks,
recordsandfinancialstatementsoftheCorporation
duringnormalbusinesshours;
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(2)ObtainfromtheCorporationanannual
auditedfinancialstatementoftheProjectforthe
previousfiscalyear(withoutexpensetotheholder,
insurer,orguarantorrequestingsaidstatement).Asset
forthintheArticlehereinentitled"PowersandDuties
oftheCorporation,"anannualreportshallbeavailable
withinonehundredtwenty(120)daysafterthecloseof
thefiscalyear.Ifforanyreason,thereportisnot
audited,itshallbeaccompaniedbyacertificatefroman
authorizedofficeroftheCorporationthatthereportwas
preparedwithoutauditfromthebooksandrecordsofthe
Corporation,andtheEligibleMortgageHoldermayhavean
auditedfinancialstatementpreparedatitsownexpense;
and
(3)Receivewrittennoticeofallmeetingsof
theCorporationandbepermittedtodesignatearep-
resentativetoattendallsuchmeetings.
(k)EachOwnershallnotifytheCorporation,in
writing,withinten(10)daysafterthecloseofescrowfor
thepurchaseofhisCondominiumofthenameandaddressofhis
firstMortgagee,andthereafter,eachOwnershallpromptly
notifytheCorporationofanychangesofnameoraddressfor
hisfirstMortgagee;
(l)EachOwnerherebyauthorizesafirstMortgagee
onaCondominiumtofurnishinformationtotheBoardconcern-
ingthestatusofanysuchfirstMortgage;
(m)IntheeventanyportionoftheCommonProperty
encroachesuponanyCondominiumUnitoranyCondominiumUnit
encroachesupontheCommonPropertyasaresultofthe
constructioninitiallyperformedbyDeclarant,reconstruction,
repair,shifting,settlementormovementofanyportionofthe
Project,avalideasementfortheencroachmentandforthe
maintenanceofthesameshallexistsolongastheencroach-
mentexists;and
(n)FirstMortgageesofCondominiumUnitsmay,
jointlyorsingularly,paytaxesorotherchargeswhicharein
defaultandwhichmayhavebecomealienontheCommon
Property,andmaypayoverduepremiumsonhazardinsurance
policiesorsecurednewhazardinsurancecoverageonthelapse
ofapolicyfortheCommonProperty,andfirstMortgagees
payingsuchpaymentsshallbeowedimmediatereimbursement
thereforfromtheCorporation.Upondemandbyanyfirst
Mortgagee,theBoardshallexecute,onbehalfoftheCorpora-
tion,anagreementestablishingtherightofallfirst
Mortgageestosuchreimbursement.
Section2.ViolationofMortgageeProtectionProvi-
sions.NobreachofanyoftheforegoingProtectiveCovenantsshall
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causeanyforfeitureoftitleorreversion,orbestowanyrightof
re-entrywhatsoever,butintheeventthatanyone(1)ormoreof
theseProtectiveCovenantsshallbeviolated,theDeclarant,its
successorsandassigns,ortheCorporation,oranyOwnerofa
CondominiumintheProject,maycommencealegalactioninany
courtofcompetentjurisdictiontoenjoinorabatesaidviolation
and/ortorecoverdamages;provided,however,thatanysuch
violationshallnotdefeatorrenderinvalidthelienofany
MortgagemadeingoodfaithandforvalueastosaidCondominium.
SaidProtectiveCovenantsshallbebindinguponandeffective
againstanyOwnerofsaidCondominium,oraportionthereof,whose
titletheretoisacquiredbyforeclosure,atrusteesaleor
otherwise.
Section3.EffectofAmendments.Exceptasotherwise
providedherein,noamendmentofthisDeclarationortheArticles
ortheBy-LawsoftheCorporationshallaffecttherightsofany
Mortgageewhoselienwascreatedpriortorecordationofsuch
amendment.
Section4.AmendmentstoConformWithMortgageeRe-
quirements.ItistheintentofDeclarantthatthisDeclarationand
theArticlesandBy-LawsoftheCorporation,andtheProjectin
general,meetallrequirementsnecessarytopurchase,guarantee,
insureandsubsidizeanyMortgageofaCondominiumintheProject
bytheFHLMC,FNMA,andtheVA/FHA.Infurtheranceofsaidintent,
DeclarantmayamendthisDeclarationwithouttheconsentofthe
Membersatanytimeafterthecloseofescrowforthefirstsaleof
aCondominiumintheProjectbyrecordingawritteninstrument
settingforththeamendment,providedthattheamendmentis
necessarytocausethisDeclarationtocomplywiththerequirements
oftheCalBRE,FHLMC,FNMA,GNMA,and/orVA/FHA;provided,however,
thatanysuchamendmentshallbeeffectiveonlyifDeclarantmails
(bycertifiedorregisteredmailwitha"returnreceipt"requested)
acopyoftheamendmenttoalloftheforegoingentitieswhichare,
orhaveagreedtobe,aholder,insurerorguarantorofafirst
Mortgage,anddoesnot,withinsixty(60)daysthereafter,receive
anoticeofdisapprovalfromanysuchentity.Saidamendmentsshall
notberecordedbyDeclarantuntilaftertheexpirationofsuch
sixty(60)dayperiod.
ARTICLEXVIII
ENFORCEMENTOFBONDEDOBLIGATIONS
Section1.EnforcementofBondedObligations.Inthe
eventthatanyImprovementstotheCorporationPropertyinaPhase
havenotbeencompletedpriortothefirstcloseofescrowfora
CondominiuminthePhasefollowingtheissuanceofaFinal
SubdivisionPublicReportbytheCalBRE,andtheCorporationisthe
obligeeunderabondorotherarrangement(hereinafterreferredto
asthe"Bond")tosecureaperformanceofthecommitmentof
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DeclaranttocompletesuchImprovements,thefollowingprovisions
shallapply:
(a)TheBoardshallconsiderandvoteonthe
questionofactionbytheCorporationtoenforcetheobliga-
tionsundertheBondwithrespecttoanyImprovementsfor
whichaNoticeofCompletionhasnotbeenfiledwithinsixty
(60)daysafterthecompletiondatespecifiedforsuchIm-
provementsinthePlannedConstructionStatementappendedto
theBond.IftheCorporationhasgivenanextensioninwriting
forthecompletionofanyCorporationPropertyImprovement,
theBoardshallconsiderandvoteontheaforesaidquestionif
aNoticeofCompletionhasnotbeenfiledwithinthirty(30)
daysaftertheexpirationofsuchextension.
(b)IntheeventthattheBoarddeterminesnotto
initiateactiontoenforcetheobligationsundertheBond,or
intheeventtheBoardfailstoconsiderandvoteonsuch
questionasprovidedabove,theBoardshallcallaspecial
meetingoftheMembersforthepurposeofvotingtooverride
suchdecisionorsuchfailuretoactbytheBoard.Such
meetingshallbecalledaccordingtotheprovisionsoftheBy-
LawsdealingwithmeetingsoftheMembers,butinanyevent,
suchmeetingshallbeheldnotlessthanthirty-five(35)days
normorethanforty-five(45)daysafterreceiptbytheBoard
ofapetitionforsuchmeetingsignedbyMembersrepresenting
fivepercent(5%)ofthetotalvotingpoweroftheCorpora-
tion.
(c)TheonlyMembersentitledtovoteatsuch
meetingofMembersshallbetheOwners,otherthanDeclarant.
Avoteatsuchmeetingofamajorityofthevotingpowerof
suchMembers,otherthantheDeclarant,totakeactionto
enforcetheobligationsundertheBondshallbedeemedtobe
thedecisionoftheCorporation,andtheBoardshallthereaf-
terimplementsuchdecisionbyinitiatingandpursuing
appropriateactioninthenameoftheCorporation.
ARTICLEXIX
ANNEXATIONOFADDITIONALPROPERTY
Additionalpropertymaybeannexedtoandbecomesubject
tothisDeclarationassetforthinthisArticle.
Section1.PhasedDevelopmentoftheProject.Asset
forthinArticleIIhereinentitled"IntroductiontoTheSouthCity
Station,"DeclarantintendstodeveloptheProjectinaseriesof
PhaseswhichmaybeannexedtotheProject.However,Declarantis
undernoobligationtocontinuedevelopmentoftheProjector
completeallPhasesoftheProject.
-129-52027.048-22139.FCM110714
Section2.AnnexationPursuanttoGeneralPlan.Allor
anypartoftherealpropertydescribedasAnnexationProperty
herein,maybeannexedtotheProject,andaddedtotheschemeof
thisDeclaration,andsubjectedtothejurisdictionoftheCorpor-
ationwithouttheassentoftheCorporationoritsMembers,pro-
videdandonconditionthat:
(a)AnyannexationpursuanttothisSectionshall
beallowedwhentheproposedannexationisinsubstantial
conformancewiththeoverallgeneralplanofdevelopmentfor
theProjectoriginallysubmittedtoandreviewedbytheCalBRE
withthePhase1FinalSubdivisionPublicReportapplication,
orassubsequentlyreviewedbytheCalBRE;and
(b)ANoticeofAnnexation,asdescribedinSection
4ofthisArticle,shallberecordedcoveringtheAnnexation
Property.
Section3.AnnexationPursuanttoApproval.Exceptas
otherwiseallowedpursuanttoSection2above,uponobtainingthe
approvalinwritingof:(a)theDeclarantsolongasDeclarantowns
anyportionofthePropertyand/orAnnexationProperty;and(b)the
Corporationpursuanttothevoteorwrittenassentoftwo-thirds
(2/3)ofthetotalvotesresidingintheCorporationMembers,other
thantheDeclarant,theownerofanypropertywhodesirestoannex
saidpropertytotheschemeofthisDeclarationandtosubjectit
tothejurisdictionoftheCorporationmayfileofrecordaNotice
ofAnnexation,asdescribedinSection4ofthisArticle.
Section4.NoticeofAnnexation.Theannexationof
additionalpropertyauthorizedunderthisArticleshallbemadeby
recordingaNoticeofAnnexation,orsimilarinstrument,covering
saidadditionalproperty,andtheNoticeofAnnexationshall
expresslyprovidethattheschemeofthisDeclarationshallextend
tosuchadditionalproperty.TheNoticeofAnnexationmaycontain
suchcomplementaryadditionstoandmodificationsoftheProtective
CovenantssetforthinthisDeclarationwhicharenecessaryto
reflectthedifferentcharacter,ifany,oftheannexedproperty
andwhicharenotinconsistentwiththegeneralschemeofthis
Declaration.ExceptassetforthinthisSection,noNoticeof
Annexationshalladd,delete,revoke,modifyorotherwisealterthe
ProtectiveCovenantssetforthinthisDeclaration.
Section5.EffectiveDateofAnnexation.AnyNoticeof
AnnexationrecordedonaPhaseoftheProjectshallbecome
effectivewithrespecttotheobligationsforpaymentofAssess-
mentsimmediatelyupon:
(a)Thefirstcloseofanescrowforthesaleofa
CondominiuminaPhase,asevidencedbytherecordationofthe
firstinstrumentofconveyanceforsaidCondominium;or
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(b)TheconveyanceofanyCorporationPropertyin
saidPhasetotheCorporation,whicheverfirstoccurs.
Section6.RightofDe-Annexation.Declaranthereby
reservestherighttode-annexanypropertywhichmaybeannexedto
theProjectpursuanttothisDeclaration,andtodeletesaid
propertyfromtheschemeofthisDeclarationandfromthejuris-
dictionoftheCorporation,providedandonconditionthat(i)the
de-annexationshallbemadepriortothefirstcloseofanescrow
forthesaleofaCondominiuminthepropertytobede-annexed,(2)
thede-annexationisrecordedinthesamemannerastheapplicable
NoticeofAnnexation,(3)theDeclaranthasnotexercisedanyvote
withrespecttoanyCondominiuminsuchproperty,(4)noassess-
mentshavecommencedonanyportionofthepropertysubjecttothe
de-annexation,and(5)adraftoftherevocationofNoticeof
AnnexationhasbeensubmittedtoandapprovedbytheVA/FHA,if
applicable,andVA/FHAisaguarantorofatleastoneloaninthe
Project.
Section7.AmendmentstoNoticesofAnnexation.Not-
withstandinganyotherprovisionsinthisDeclarationtothecon-
trary,aNoticeofAnnexationmaybeamendedbytherequisite
affirmativevoteofMembers(andfirstMortgagees,ifapplicable),
assetforthintheArticlehereinentitled"GeneralProvisions,"
inonlytheannexedpropertydescribedinsaidNoticeofAnnex-
ation,ratherthanallMembers(andfirstMortgagees,ifapplica-
ble)intheProject,onthefollowingconditions:
(a)Suchamendmentappliesonlytotheannexed
propertydescribedinsaidNoticeofAnnexation;and
(b)Suchamendmentshallinnowaycontradict,
revokeorotherwisealteranyoftheProtectiveCovenantsset
forthinthisDeclaration.
ARTICLEXX
VETERANSAFFAIRSPROVISIONS
Section1.CondominiumOwnership.Asnotedabove,each
OwnerinPhase1shallreceivetitletohisorherrespectiveCon-
dominiumUnit,variouseasements(exclusiveandnonexclusive,as
setforthinthisDeclaration),anundividedone/twenty-first
(1/21st)interestintheCommonAreaandamembershipintheCorp-
oration.
Section2.CondominiumDocumentation.ThisDeclaration
andanyamendmentorrestatementheretoshallberecordedinthe
County.TheBy-Lawsneednotberecorded.TheCorporationshall
makeavailabletoallCondominiumOwners,lenders,andtheholders,
insurersandguarantorsofthefirstMortgageonanyCondominium,
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currentcopiesoftheDeclaration,By-Laws,Articles,Rulesand
Regulations,andotherbooksandrecordsandfinancialstatements
oftheCorporation.TheCorporationshallalsomakeavailableto
prospectivepurchasersoftheCondominiumscurrentcopiesofthe
Declaration,By-Laws,Articles,RulesandRegulations,andthemost
recentannualauditedfinancialstatementoftheCorporation,if
suchhasbeenprepared.ForpurposesofthisSection,theterm
"available"shallmeanavailableforinspection,uponrequest,
duringnormalbusinesshoursorunderotherreasonablecircumstanc-
es.
Section3.Amendments.WhiletheDeclarantisentitled
toappointamajorityofthemembersoftheBoard(asprovidedin
theArticleofthisDeclarationentitled"TheCorporation"),any
amendmentstothisDeclaration(excludingamendmentswhichannex
AnnexationPropertytotheProjectinaccordancewiththegeneral
planofdevelopmentreviewedbytheCalBRE),theBy-Laws,orother
enablingdocumentationmustbeapprovedbytheSecretaryof
VeteransAffairsoranyemployeeoftheDepartmentofVeterans
AffairsauthorizedtoactintheSecretary’sstead("Secretary")
ifrequiredinconnectionwithaloanmadebytheDepartmentof
VeteransAffairsforaCondominiumintheProject.Material
amendmentsandextraordinaryactions(asdefinedinVA’sregula-
tions)mustbeapprovedinthemannerspecifiedinSection1ofthe
ArticleofthisDeclarationentitledMortgageeProtection(e.g.,by
67%oftheMembersotherthanDeclarant).
Section4.DescriptionoftheCondominiumUnits,Common
Area,andCorporationProperty.TheCondominiumUnits,Common
Area,andCorporationProperty(includingtheoverallplanof
development)aredescribedthroughoutthisDeclaration,including,
withoutlimitation,intheArticlesofthisDeclarationentitled
"IntroductiontoTheSouthCityStation,""Descriptionofthe
Condominiums,"etc.MaintenancerequirementsfortheCondominium
UnitsandCommonPropertyaresetforthintheArticleofthis
Declarationentitled"RepairandMaintenance."Anyproposed
annexationofAnnexationPropertyshallbeinsubstantialconfor-
mancewiththeoverallgeneralplanofdevelopmentfortheProject
originallysubmittedtoandreviewedbytheCalBREwiththe
PropertyFinalSubdivisionPublicReportapplication,oras
subsequentlyacceptedbytheCalBRE.
Section5.Corporation’sRightofTerminationof
CertainContracts.IntheeventtheCorporationexecutesanyof
thefollowingcontractspriortotheOwners’electionofatleast
amajorityoftheBoard,thecontractmustallowterminationbythe
Board,withoutpaymentofaterminationfeeoranyotherpenalty,
uponnotmorethanninety(90)days’noticetotheotherpartyto
thecontract:
(a)Anymanagementcontract,employmentcontractor
leaseofrecreationalorparkingareasorfacilities;or
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(b)Anycontractorleaseofrecreationalor
parkingareasorfacilities.
Section6.Corporation’sRightofEntryandOther
Rights.IfapplicableandconsistentwiththeCorporation’s
maintenanceobligationsoftheCondominiumsassetforthherein,
theCorporationshallhavetheimmediateright(withoutnoticeto
theOwner)toenteruponorwithinanyOwner’sCondominiumUnit
and/ortheCorporationPropertytoeffectemergencyrepairs,and
shallhavetheright,afterreasonablenoticetotheOwnerandat
areasonablehouroftheday,toenteruponorwithinanyOwner’s
CondominiumUnitand/ortheCorporationPropertytoeffectother
repairs,improvements,replacementormaintenance(asnecessary)
forwhichtheCorporationhasresponsibilityunderthisDeclaration
orthelaw.Assetforthherein,includingintheArticleofthis
Declarationentitled"PowersandDutiesoftheCorporation,"the
Corporationshallhavesuchotherrightsandpowersasare
reasonablynecessarytotheongoingdevelopmentandoperationof
theProject,includingwithoutlimitation,therighttogrant
utilityeasementsunder,throughorovertheCorporationProperty.
Section7.Assessments.Provisionsaddressingeach
Owner’sresponsibilityfor,andtheCorporation’sauthoritytolevy
andenforcethecollectionof,Assessmentsaresetforthinthe
ArticleofthisDeclarationentitled"Assessments."Notwithstand-
inganyotherprovisionsinthisDeclaration,alienforAssess-
mentsshallnotbeaffectedbyanysaleortransferofaCondomini-
umUnit,exceptthatasaleortransferofanyCondominiumpursuant
tojudicialornonjudicialforeclosureofafirstMortgage
guaranteedbyVAshallextinguishasubordinatelienforAssess-
mentswhichbecamepayablepriortosuchsaleortransfer.Any
suchsaleortransferpursuanttoajudicialornonjudicial
foreclosureshallnotrelievethepurchaserortransfereeofthe
Condominiumfromliabilityfor,nottheCondominiumsosoldor
transferredfromthelienof,anyAssessmentsthereafterbecoming
due.
Section8.ReservesandWorkingCapital.Assetforth
above,eachinitialpurchaserofaCondominiumfromtheDeclarant
intheProjectshallcontributetotheworkingcapitalofthe
Corporationanamountequalto^.Saidamountshallbedeposited
byeachinitialpurchaserintohisrespectiveescrowforthe
purchaseofhisCondominiumfromDeclarantandshallbedisbursed
bytheescrowholdertotheCorporationatthecloseofescrowfor
thesaleoftheCondominium.Thiscapitalcontributionshallinno
waybedeemedtobeaprepaymentofanyportionoftheRegular
AssessmentobligationoftheOwners.
Section9.VotingRights.Provisionsaddressingeach
Owner’svotingrights,includingtheallocationofaportionofthe
votesintheCorporationtoeachOwner,aresetforthinthe
ArticleofthisDeclarationentitled"TheCorporation."
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Section10.Easements.NothinginthisDeclaration
restrictsanOwner’srightofingressoregresstohisorher
CondominiumUnit.AsprovidedintheArticleofthisDeclaration
entitled"ReservationofEasementsandOtherPropertyRightsinthe
CorporationProperty,"easementsforencroachmenthavebeen
reservedinfavorofeachOwner.AsprovidedintheArticleof
thisDeclarationentitledMortgageeProtection,intheeventany
portionoftheCommonPropertyencroachesuponanyCondominiumUnit
oranyCondominiumUnitencroachesupontheCommonPropertyasa
resultoftheconstructioninitiallyperformedbyDeclarant,
reconstruction,repair,shifting,settlementormovementofany
portionoftheProject,avalideasementfortheencroachmentand
forthemaintenanceofthesameshallexistsolongasthe
encroachmentexists.
Section11.RestrictionsonAlienation.Assetforthin
theArticleofthisDeclarationentitled"MortgageeProtection,"
therightofanOwnertosell,transferorotherwiseconveyhis
Condominiumshallnotbesubjecttoanyrightoffirstrefusalor
anysimilarrestrictioninfavoroftheCorporation.
Section12.RightsofAction.Asnotedbelow,the
CorporationandeachOwnershallhavetherighttoenforce,by
proceedingsatlaworinequity,alloftheProtectiveCovenants
noworhereafterimposedbythisDeclarationandtheBy-Laws,
respectively(andtheRulesandRegulationsdulyadoptedbythe
Corporation),including,withoutlimitation,therighttoprosecute
aproceedingatlaworinequityagainstthepersonorpersonswho
haveviolated,orareattemptingtoviolate,anyofsaidProtective
Covenants,toenjoinorpreventthemfromdoingso,torecorda
noticeofnon-compliance,tocausesaidviolationtoberemedied
and/ortorecoverdamagesforsaidviolation;provided,however,
thatwithrespecttoAssessmentliens,theCorporationshallhave
theexclusiverighttotheenforcementthereof.
Section13.MiscellaneousRequirements.
(a)DeclarantTransferofControlofCorporation.The
Declarant’sClassBmembershipshallceaseandbeconvertedto
ClassAmembership,andtheDeclarant’srighttosolely
appointamajorityofthemembersoftheBoardshalltermi-
nate,withinthetimeperiodsspecifiedinSections2and3of
theArticleofthisDeclarationentitled"TheCorporation."
(b)Taxes.AssetforthintheArticleofthisDeclara-
tionentitled"MortgageeProtection,"alltaxes,Assessments
andchargeswhichmaybecomelienspriortothefirstMortgage
underlocallawshallrelateonlytoindividualCondominiums,
andnottotheProjectasawhole.
(c)CorporationBy-Laws.TheCorporation’sBy-Laws
shallcontainsufficientprovisionsforthesuccessful
governanceoftheCorporation,including,amongthings,
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adequateprovisionsfortheelectionandremovalofdirectors
andofficersoftheCorporation.
(d)Insurance.TheCorporationandeachOwnershallbe
requiredtomaintaininsuranceassetforthherein,including
theArticleofthisDeclarationentitled"Insurance."
(e)AnnexationofAdditionalProperty.Additional
propertymaybeannexedintotheProjectassetforthinthe
ArticleofthisDeclarationentitled"AnnexationofAdditional
Property."Thequalityofconstructionofallimprovementsin
anypropertyannexedtotheProjectmustbesubstantially
consistentwiththequalityofconstructionofthe
improvementsinPhase1.Theannexationofadditional
propertytotheProjectmustnotaffectthestatutoryvalidity
oftheProjectasacondominiumprojectorthevalidityof
titletotheCondominiums.Anyproposedannexationof
AnnexationPropertyshallbeinsubstantialconformancewith
theoverallgeneralplanofdevelopmentfortheProject
originallysubmittedtoandreviewedbytheCalBREwiththe
PropertyFinalSubdivisionPublicReportapplication,oras
subsequentlyacceptedbytheCalBRE.Assetforthbelow,the
Declarant’srighttoannextheAnnexationPropertytothe
Projectpursuanttotheoverallgeneralplanofdevelopment
fortheProjectoriginallysubmittedtoandacceptedbythe
CalBREshallterminateonthelatterof:(i)thedatewhichis
seven(7)yearsafterthedateoftherecordationofthis
Declaration;or(ii)asubsequentdateaftersuchseven(7)
yearperiodasmaybeapprovedorallowedbytheCalBRE(e.g.,
issuanceofaFinalSubdivisionPublicReport).Exceptas
otherwisestatedherein,theProjectmaynotbemergedwitha
successorcondominiumregimewithoutpriorwrittenapprovalof
theSecretary.
(f)MinimumandMaximumPercentagesofUndivided
InterestsintheCommonArea.Asnotedabove,eachOwnerin
Phase1willreceiveanundividedone/twenty-first(1/21st)
fractionalfeeinterestintheCommonAreaofPhase1,and
eachOwnerofaCondominiuminasubsequentPhaseannexedto
theProjectwillreceiveanundividedfractionalfeeinterest
intheCommonAreaofsuchPhaseequaltotheratioofhis
CondominiumtothetotalnumberofCondominiumsinsuchPhase.
IfalloftheAnnexationPropertyisannexedintotheProject
assetforthinthegeneralplanofdevelopmentcurrently
acceptedbytheCalBRE,theProjectwillcontainatotalof
thirty-five(35)Condominiums.Thebasisforreallocationof
eachOwner’scommonexpenseliabilitiesandvotingrightsin
theeventofannexationoftheAnnexationPropertyisset
forthintheArticleentitled"TheCorporation"andthe
Articleentitled"Assessments"ofthisDeclaration.
(g)ProfessionalManagement.Asnotedabove,any
agreementforprofessionalmanagementoftheProjectorany
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agreementwherebytheDeclarantwillprovideservicestothe
Corporationmaynotexceedone(1)year,renewablebyagree-
mentofthepartiesforsuccessiveone(1)yearperiods,
unlessapprovedbyeitheravoteorwrittenassentofa
majorityoftheCorporation’svotingpowerorbyVAorFHA,in
whichcasethemaximumtermofthemanagementcontractis
three(3)years.Anysuchagreementmustprovidefortermina-
tionbyeitherpartywithorwithoutcauseandwithoutpayment
ofaterminationfeeonthirty(30)days’orninety(90)days’
orless,respectively,writtennotice.
(h)Corporation’sBy-Laws.TheCorporation’sBy-Laws
mustconformwiththefollowingrequirements:
(1)NoticesofMeetings.TheBy-Lawsmustprovide
thatmeetingsoftheMembersoftheCorporationregarding
materialamendmentsorextraordinaryactions(asdefined
inVA’sregulations)willbeheldonatleasttwenty-five
(25)daysadvancenoticetoallMembersandthatmeetings
forallotherpurposeswillbeheldonatleastseven(7)
daysnotice.Thenoticemuststatethepurposeofthe
meetingandcontainasummaryofanymaterialamendments
orextraordinaryactionsproposed.Ifproxiesare
permitted,thenoticemustcontainacopyoftheproxy
thatmaybecastinlieuofattendanceatthemeeting.
Thequorumforanysuchmeetingmustbeatleasttwenty
(20)percentofthetotalnumberofvotes.
(2)Election,Removal,andReplacementofBoardof
DirectorsofCorporation.TheBy-Lawsmaynotalterthe
provisionsforelection(orappointmentbyDeclarant)of
BoardmembersoftheCorporationsetforthinthis
Declaration.Inaddition,theBy-Lawsshallbe
substantiallyconsistentwiththefollowingprovisions:
i)RemovalofBoardMembersoftheCorpora-
tion.Atanyregularorspecialmeetingduly
called,anyone(1)ormoreoftheDirectorsofthe
Corporationmayberemoved,withorwithoutcause,
asprovidedherein,andasuccessormaythenand
therebeelectedtofillthevacancysocreated.
UnlesstheentireBoardisremovedfromofficeby
thevoteofCorporationMembers,anindividual
Directorshallnotberemovedpriortotheexpira-
tionofhistermofofficeifthenumberofvotes
castagainsthisremovalwouldbesufficientto
electtheDirectorifvotedcumulativelyatan
electionatwhichthesametotalnumberofvotes
werecastandtheentirenumberofDirectorsau-
thorizedatthetimeofthemostrecentelectionof
theDirectorwerethenbeingelected.ADirector
whohasbeenelectedtoofficesolelybythevotes
ofMembersoftheCorporation,otherthanthe
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Declarant,mayberemovedfromofficepriortothe
expirationofhistermofofficeonlybythevote
ofatleastasimplemajorityofthevotingpower
residinginMembers,otherthantheDeclarant.
ii)VacanciesonBoardofDirectorsofCorpo-
ration.VacanciesontheBoardcausedbyanyrea-
son,otherthantheremovalofaDirectorbyavote
oftheCorporation,shallbefilledbyvoteofa
majorityoftheremainingDirectors,eventhough
theymayconstitutelessthanaquorum,andeach
Directorsoelectedshallservefortheremainder
ofthetermoftheDirectorhe/shereplaces;pro-
vided,however,thatforaslongastheDeclarant
hastherighttoappointamajorityoftheBoard
membersundertheBy-Laws,theDeclarantmayap-
pointanewBoardmembertofillanyvacancyre-
sultingfromtheresignationofaBoardmember
previouslyappointedbytheDeclarantwithoutthe
approvaloftheremainingDirectors.Intheevent
thatamajorityoftheremainingDirectorsare
unabletoagreeuponasuccessorwithinfifteen
(15)daysfollowingtheoccurrenceofavacancy,a
specialelectiontofillthevacancyshallthenbe
heldinaccordancewiththetermsprovidedinthe
Articlehereinentitled"NominationandElectionof
Directors,"inaccordancewiththesecretballot
proceduressetforthintheBy-LawsandCalifornia
CivilCodeSections5100-5130.
ARTICLEXXI
GENERALPROVISIONS
Section1.Enforcement.
(a)TheCorporation,theCity(initssolediscre-
tion)ortheOwnerofanyCondominiumintheProject,includ-
ingtheDeclarant,shallhavetheright(butnottheobliga-
tion)toenforce,byproceedingsatlaworinequity,allof
theProtectiveCovenantsnoworhereafterimposedbythis
DeclarationandtheBy-Laws,respectively(andtheRulesand
RegulationsdulyadoptedbytheCorporation),including,with-
outlimitation,therighttoprosecuteaproceedingatlawor
inequityagainstthepersonorpersonswhohaveviolated,or
areattemptingtoviolate,anyofsaidProtectiveCovenants,
toenjoinorpreventthemfromdoingso,torecordanoticeof
non-compliance,tocausesaidviolationtoberemediedand/or
torecoverdamagesforsaidviolation;provided,however,that
withrespecttoAssessmentliens,theCorporationshallhave
theexclusiverighttotheenforcementthereof.
-137-52027.048-22139.FCM110714
(b)Theresultofeveryactoromissionwherebyany
oftheProtectiveCovenantscontainedinthisDeclarationor
theprovisionsoftheBy-Lawsareviolated,inwholeorin
part,isherebydeclaredtobeandconstitutesanuisance,and
everyremedyallowedbylaworequityagainstanuisanceshall
beapplicableagainsteverysuchresultandmaybeexercised
byanyOwner,bytheCorporation,orbyitssuccessorsin
interest.
(c)Theremedieshereinprovidedforbreachofthe
ProtectiveCovenantscontainedinthisDeclarationorthe
provisionsoftheBy-Lawsshallbedeemedcumulative,andnone
ofsuchremediesshallbedeemedexclusive.
(d)ThefailureoftheCorporationoranyOwnerto
enforceanyoftheProtectiveCovenantscontainedinthis
Declaration,theprovisionsoftheBy-LawsoranyRulesor
Regulationsshallnotconstituteawaiveroftherightto
enforcethesamethereafter.
(e)Priortofilingacivilactionbyeitherthe
CorporationorbyanOwner(butnottheCity)solelyfor
declaratoryrelieforinjunctiverelief,orfordeclaratory
relieforinjunctivereliefinconjunctionwithaclaimfor
monetarydamagesotherthanCorporationAssessments,related
totheenforcementoftheCorporationgoverningdocuments,the
partiesmayberequiredtocomplywithCivilCodeSection5925
et seq.,ifapplicable.Failuretocomplywiththeprefiling
requirementsofSection5925et seq.oftheCivilCodemay
resultinthelossoftherighttosueregardingenforcement
oftheCorporationgoverningdocuments.Uponmotionbyany
partyforattorneys’feesandcostsastheprevailingparty,
thecourt,indeterminingtheamountoftheaward,may
consideraparty’srefusaltoparticipateinalternative
disputeresolutionpriortothefilingoftheaction.
(f)AbreachoftheProtectiveCovenantscontained
inthisDeclarationoroftheprovisionsoftheBy-Lawsshall
notaffectorimpairthelienorchargeofanybonafideMort-
gageordeedoftrustmadeingoodfaithandforvalueonany
Condominium;provided,however,thatanysubsequentOwnerof
suchpropertyshallbeboundbysaidProtectiveCovenantsand
theprovisionsoftheBy-Laws,whetherornotsuchOwner’s
titlewasacquiredbyforeclosure,atrustee’ssaleor
otherwise.
(g)TheBoard,forandonbehalfoftheCorpora-
tion,mayassessmonetarypenaltiesagainstanOwnerasa
ComplianceAssessmentand/ortemporarilysuspendsaidOwner’s
votingrightsandrighttousetherecreationalfacilities,if
any,fortheperiodduringwhichanyAssessmentagainstsaid
Owner’sCondominiumremainsunpaid;provided,however,the
requirementsforNoticeandHearingsetforthintheBy-Laws
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shallbefollowedwithrespecttotheaccusedOwnerbeforea
decisiontoimposedisciplineisreached.
(h)TheBoard,forandonbehalfoftheCorpora-
tion,maytemporarilysuspendanOwner’svotingrightsand
righttousetherecreationalfacilities,ifany,foraperiod
nottoexceedthirty(30)daysforanyinfractionofthe
Corporation’sRulesandRegulations;provided,however,the
requirementsforNoticeandHearingsetforthintheBy-Laws
shallbefollowedwithrespecttotheaccusedOwnerbeforea
decisiontoimposedisciplineisreached.
(i)Inadditiontotheabovegeneralrightsof
enforcement,theCityshallhavetheright,throughitsagents
andemployees,toenteruponanypartoftheProjectforthe
purposeofenforcingtheCaliforniaVehicleCodeanditslocal
ordinances,andisherebygrantedaneasementovertheProject
forthatpurposeandtomaintaintheexteriorportionsofthe
CorporationPropertyattheexpenseoftheCorporationin
accordancewiththeCity’sMunicipalCode,asapplicable.
NothinginthisSectionisintendedto,norshallitobligate,
theCitytotakeenforcementaction;anysuchenforcement
actionshallbeatheCity’ssolediscretionandelection.
Section2.Severability.Invalidationofanyoneof
theseProtectiveCovenantsbyjudgmentorcourtordershallinno
wayaffectanyotherprovisionshereof,whichshallremaininfull
forceandeffect.
Section3.Term.TheProtectiveCovenantssetforthin
thisDeclarationshallrunwithandbindtheProject,andshall
inuretothebenefitoftheCorporationandbeenforceablebythe
BoardortheOwnerofanylandsubjecttothisDeclaration,their
respectivelegalrepresentatives,heirs,successorsandassigns,
foratermoffifty(50)yearsfromthedatethisDeclarationis
recorded,afterwhichtimesaidProtectiveCovenantsshallbe
automaticallyextendedforsuccessiveperiodsoften(10)years,
unlessaninstrument,signedbyamajorityofthethenOwners
agreeingtoterminatesaidProtectiveCovenants,inwholeorin
part,hasbeenrecordedwithinone(1)yearpriortothetermina-
tionoftheinitialfifty(50)yearterm,orwithinone(1)year
priortotheterminationofanysuccessiveten(10)yearperiod.
Section4.Construction.TheprovisionsofthisDeclar-
ationshallbeliberallyconstruedtoeffectuateitspurposeof
creatingauniformplanforthedevelopment,maintenance,
improvement,protection,use,occupancy,andenjoymentofthe
Project.TheArticleandSectionheadingshavebeeninsertedfor
convenienceonlyandshallnotbeconsideredorreferredtoin
resolvingquestionsofinterpretationorconstruction.
Section5.SingularIncludesPlural.Wheneverthecon-
textofthisDeclarationmaysorequire,thesingularshallinclude
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theplural,andthemasculineshallincludethefeminineand
neuter.
Section6.Amendments.
(a)AmendmentsbyDeclarant.Priortothecloseof
escrowforthesaleofaCondominiumtoamemberofthe
public,inaccordancewithaFinalSubdivisionPublicReport
issuedbytheCalBRE,thisDeclarationmaybeamended,
restatedorterminatedbyaninstrumentexecutedbyDeclarant.
NotwithstandinganyotherprovisionsofthisDeclaration,for
solongasDeclarantownsanyportionofTractNo.^orthe
AnnexationProperty,Declarantmayunilaterallyamendthis
Declarationto(i)conformthisDeclarationtotherules,
regulationsorrequirementsofVA/FHA,FHA,CalBRE,FNMA,
GNMA,FHLMC,theCounty,City,State,orFederalgovernmentor
anyotherLocalGovernmentalAgencyorentityapplicableto
theProject,(ii)amendorsupplementanyoftheExhibitsto
thisDeclaration,(iii)complywithanyCity,County,Stateor
Federallawsorregulations,(iv)correctanytypographical
errorsorinadvertenterrorsintheDeclarationand/or
Exhibitsattachedthereto,(v)recordanymaintenance
standardsand/orobligationsoftheCorporationandOwners,
and(vi)supplementthisDeclarationwithprovisionswhich
pertaintorightsandobligationsofDeclarant,theCorpora-
tionortheOwnersarisingunderDivision2,Part2,Title7
(commencingwithSection895)oftheCaliforniaCivilCode.
(b)AmendmentsbyCorporation.SubjecttoSection
6(a)above,andallapplicableprovisionsoflaw(e.g.,the
provisionsofCaliforniaCivilCodeSections5100-5130
regardingsecretballots),thisDeclarationmaybeamended
onlybyanaffirmativevoteofOwnersrepresentingnotless
thansixty-sevenpercent(67%)oftheClassAvotingpowerand
theClassBvotingpoweroftheCorporation.Atsuchtimewhen
theClassBmembershipshallceaseandbeconvertedtoClass
Amembership,anyandallamendmentstothisDeclarationshall
beenactedbyrequiringthevoteorwrittenassentofOwners
representingboth:(a)sixty-sevenpercent(67%)ofthetotal
votingpoweroftheCorporation,and(b)sixty-sevenpercent
(67%)ofthevotesofMembers,otherthantheDeclarant;
provided,however,thatthepercentageofthevotingpower
necessarytoamendaspecificprovisionshallnotbelessthan
thepercentageofaffirmativevotesprescribedforactionto
betakenundersaidprovision,andnoamendmentofaprovision
ofthisDeclarationwhichrequirestheapprovalorconsentof
DeclarantmaybemadewithoutthewrittenapprovalofDeclar-
ant(e.g.,provisionspertainingtotheresolutionofDis-
putes,MaintenanceGuidelines,MaintenanceManual,Maintenance
Recommendations,etc.).AnyOwnerortheCorporationmay
petitiontheSuperiorCourtofSanMateoCountyforanorder
reducingthenecessarypercentagerequiredunderthisSection
toamendthisDeclaration;provided,however,thatunderno
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circumstancesshallanyprovisionrequiringtheconsentofthe
Declarantbeamendedwithoutsuchconsent.Theprocedurefor
effectingthispetitionissetforthinSection4275ofthe
CaliforniaCivilCode,asthesamemaybeamended,fromtime
totime.
(c)ApprovalofMortgagees.Inadditiontothe
rightsoffirstMortgagees,assetforthintheArticleherein
entitled"MortgageeProtection,"intheeventthatFNMAor
VA/FHAparticipatesinthefinancingofCondominiumsinthe
Project,thewrittenconsentofnotlessthanfifty-one
percent(51%)ofthe"EligibleMortgageHolders"(asdefined
intheArticlehereinentitled"MortgageeProtection")shall
berequiredforanyamendmentofa"material"nature.An
amendmentwhichaffectsorpurportstoaffectanyofthe
followingisconsideredmaterial:
(1)ThelegalstatusoftheProjectasa
commoninterestdevelopment;
(2)Votingrights;
(3)IncreasesinAssessmentsthatraisethe
previouslyassessedamountbymorethantwenty-five
percent(25%),assessmentliensorthepriorityof
assessmentliens,includingthelevyandcollection
thereof,enforcementprovisionsfornonpaymentand
subordinationofliensfornonpayment;
(4)Reductionsinreservesformaintenance,
repairandreplacementoftheCorporationProperty;
(5)ResponsibilityforCorporationProperty
maintenanceandrepair;
(6)ReallocationofinterestsintheCorpora-
tionPropertyorrightstousetheCorporationProperty;
(7)BoundariesofanyCondominiumUnit;
(8)ConvertibilityofCorporationProperty
intoCondominiumUnitsorCondominiumUnitsintoCorpora-
tionProperty;
(9)EncroachmentbyImprovementsintoCorpora-
tionProperty;
(10)ExpansionorcontractionoftheProject,
oraddition,annexationorde-annexationofadditional
propertytoorfromtheProject;
(11)Reducedinsuranceorfidelitybonds
requirements;
-141-52027.048-22139.FCM110714
(12)Increasedrestrictionsontheleasingof
Condominiums;
(13)Impositionofrestrictionsonalienation,
including,butnotlimitedto,rightsoffirstrefusal;
(14)AnydecisionbytheCorporationtoes-
tablishself-management,ifprofessionalmanagementwas
previouslyrequiredbyanEligibleMortgageHolderor
legaldocumentsgoverningtheProject;
(15)RestorationorrepairoftheProjectina
mannerotherthanasspecifiedinthisDeclaration;
(16)Anyactiontoterminatethelegalstatus
oftheProjectaftersubstantialdestructionorcondem-
nationoccurs;and
(17)Mortgageeprotectionprovisionsasset
forthinthatArticlehereinaboveentitled"Mortgagee
Protection,"andsuchotherprovisionsinthisDeclara-
tionforwhichtheconsentofMortgageesshallbere-
quiredorwhichareexpresslyforthebenefitofMort-
gagees,insurersorguarantorsofMortgages.
AnadditionoramendmenttothisDeclarationshallnotbe
consideredmaterialifitisforthepurposeofcorrecting
technicalerrorsorforclarificationonlyorimpactingrights
whichdonotimpairthesecurityinterestofanEligible
MortgageHolder.IntheeventtheCorporationisconsidering
terminationofthelegalstatusoftheProjectforreasons
otherthanthesubstantialdestructionorcondemnationofthe
Project,thensixty-sevenpercent(67%)oftheEligible
MortgageHoldersmustagreetosaidtermination.
Notwithstandingtheforegoing,intheeventanyEligible
MortgageHoldersreceivesawrittenrequest,deliveredby
certifiedorregisteredmailwithreturnreceiptrequested,
fromtheBoardtoapproveanyamendmenttothisDeclaration,
andsuchEligibleMortgageHolderdoesnotdeliveranegative
responseinwritingtotheBoardwithinsixty(60)daysofthe
mailingofsuchrequestbytheBoard,suchEligibleMortgage
Holdershallbedeemedtohaveapprovedsuchproposedamend-
ment.
(d)ApprovalbyCity.TheDeclarantortheCorpora-
tionshallforward,orcausetobeforwarded,totheCity’s
DirectorofPlanning,315MapleAve.,SouthSanFrancisco,
California94080,awrittennoticeofanysuchamendmentor
terminationandrequestforthewrittenconsentoftheCity
Manager(orhisauthorizedrepresentative)ofsuchamendment
ortermination.TheCityManager’swrittenconsenttothe
amendmentorterminationshallberecordedconcurrentlywith
anysuchamendmentortermination;anywrittenconsentwhich
-142-52027.048-22139.FCM110714
isnotrecordedconcurrentlywiththeamendmentortermination
shallbedeemednullandvoid.Notwithstandingtheforegoing,
ifnonoticeofdisapprovalorwrittenconsentisreceivedby
theCorporationwithinsixty(60)daysfollowingthemailing
ofsuchnotice,suchamendmentorterminationshallbedeemed
tobeapprovedbytheCity,andtheamendmentortermination
instrumentmayberecordedwithouttheCity’swrittenconsent.
(e)RecordationofAmendments.Anamendmentmadein
accordancewiththeprovisionssetforthhereinaboveshallbe
effectivewhenexecutedbythePresidentandSecretaryofthe
Corporation,whoshallcertifythattheamendmenthasbeen
approvedbythemembershipand,whereappropriate,bythe
firstMortgagees,inthepercentagessetforthhereinabove,
andrecordedintheOfficeoftheCountyRecorder.Uponsuch
recordation,theamendmentshallbeeffectiveandbindingupon
allOwnersandallMortgagees,regardlessofwhethersuch
OwnerorsuchMortgageeconsentedtosuchamendment.
Section7.Encroachments.Noneoftherightsandobli-
gationsoftheOwnerscreatedhereinorbythedeedshallbealter-
edinanywaybyencroachmentsduetosettlementorshiftingof
structuresoranyothercause(exceptintentionalornegligentacts
oftheOwners,otherthantheDeclarant).Thereshallbevalid
easementsforthemaintenanceofsaidencroachmentssolongasthey
shallexist;provided,however,thatinnoeventshallavalid
easementforencroachmentbecreatedinfavorofanOwnerifsaid
encroachmentoccurredduetothewillfulconductofsaidOwner.
Section8.Notices.Anynoticepermittedorrequiredto
bedeliveredasprovidedhereinshallbeinwritingandmaybe
deliveredeitherpersonallyorbymail.Ifdeliveryismadeby
firstclass,registeredorcertifiedmail,itshallbedeemedto
havebeendeliveredandreceivedforty-eight(48)hoursaftera
copyofthesamehasbeendepositedintheUnitedStatesmail,
postageprepaid,addressedtoanypersonattheaddressgivenby
suchpersontotheCorporationforthepurposeofserviceofsuch
notice,ortotheCondominiumUnitofsuchpersonifnoaddresshas
beengiventotheCorporation.Ifsuchnoticeisnotsentbyfirst
class,regularorcertifiedmail,itshallbedeemedtohavebeen
deliveredwhenreceived.Suchaddressmaybechanged,fromtimeto
time,bynoticeinwritingtotheCorporation.
Section9.Attorneys’Fees.Exceptasotherwise
providedherein(e.g.,resolutionofDisputeswherebyeachpartyis
responsibleforpaymentofhisattorneyfees,withouttherightto
reimbursementfromtheotherpartyandnotwithstandingwhichparty
maybethe"prevailingparty"),orintheLimitedWarranty,inthe
eventtheBoard,Corporation,oranyOwnerofaCondominiumshall
commencelegalproceedingsagainsttheOwnerofanyotherCondomin-
iumtoenforcethecovenantsofthisDeclaration,ortodeclare
rightshereunderastheresultofanybreach,orclaimofbreach,
ofsaidcovenants,theprevailingpartyshallrecoverthecostof
-143-52027.048-22139.FCM110714
thesuit,arbitration,oralternativedisputeresolution,in
additiontoitscostsofsuit,includingreasonableattorneys’
fees,asmaybefixedbythecourt.Inaddition,ifanyOwner
defaultsinmakingapaymentofAssessmentsandtheCorporationhas
obtainedtheservicesofanattorneyinconnectiontherewith,the
OwnercovenantsandagreestopaytotheCorporationanycostsor
feesincurred,includingreasonableattorneys’fees,regardlessof
whetherdisputeproceedingsareinstituted.
Section10.MergersorConsolidations.Uponamergeror
consolidationoftheCorporationwithanotherassociation,the
Corporation’sproperties,rightsandobligationsmay,byoperation
oflaw,betransferredtoanothersurvivingorconsolidated
associationor,alternatively,theproperties,rightsandobliga-
tionsofanotherassociationmay,byoperationoflaw,beaddedto
theproperties,rightsandobligationsoftheCorporationasa
survivingcorporationpursuanttoamerger.Thesurvivingor
consolidatedassociationmayadministerandenforcetheProtective
CovenantsestablishedbythisDeclarationgoverningtheProject,
togetherwiththecovenantsandrestrictionsestablisheduponany
otherpropertyasoneplan.
Section11.NoticeofProcedures.OnSeptember20,
2002,theGovernoroftheStateofCaliforniasignedintolawthe
constructiondisputereformbillknownasSenateBillNo.800,
whichaddedsection43.99andTitle7(commencingwithsection895)
toPart2ofDivision2oftheCaliforniaCivilCode("Rightto
RepairLaw").TheRighttoRepairLawcontainsvariousprocedures
whichmayimpactanOwner’slegalrightsasahomeownerandthe
CorporationwithrespecttoclaimsimpactingtheCorporation
Property.EachOwnerandtheCorporationmaywishtoconsultwith
anattorneyorotherlegaladvisortoascertaintherequirementsof
theRighttoRepairLawanditsimpactuponhislegalrights.
Section12.NoEnhancedProtectionAgreement.Asnoted
earlier,noprovisionsherein,andnorepresentationsorwarran-
ties,expressedorimplied,byDeclarant,constitute,orshallbe
interpretedtoconstitute,an"enhancedprotectionagreement,"as
definedinSection901oftheCaliforniaCivilCode.
Section13.DECLARANT’SELECTIONTOOPTINTOPRE-
LITIGATIONPROCEDURESSETFORTHINRIGHTTOREPAIRLAW.BY
ACCEPTANCEOFADEEDTOACONDOMINIUMORTHECORPORATIONPROPERTY,
EACHOWNERANDTHECORPORATIONACKNOWLEDGETHATDECLARANTHAS
ELECTEDTOUSECERTAINPROCEDURESREFERREDTOASTHE"STATUTORY
PRE-LITIGATIONPROCEDURES"FORTHERESOLUTIONOFCONSTRUCTION
DEFECTCLAIMSREGARDINGTHEPROJECT(INCLUDINGBUTNOTLIMITEDTO
THECORPORATIONPROPERTY),ASSETFORTHINSECTIONS910THROUGH938
OFTHECALIFORNIACIVILCODE.NOTWITHSTANDINGTHEFOREGOING,
NOTHINGINTHISSECTIONSHALLBEDEEMEDTOCONSTITUTEAWAIVEROF
DECLARANT’SRIGHTS,IFANY,TOREQUIREANOWNERANDTHECORPORATION
TOCOMPLYWITHTHEPROCEDURESOFTHELIMITEDWARRANTY,ORTHE
PROCEDURESSETFORTHATCIVILCODESECTION6000ETSEQ.,ORTO
-144-52027.048-22139.FCM110714
ENFORCEANYPROVISIONOFLAWRELATINGTOTHERESOLUTIONOFDISPUTES
OTHERTHANSECTIONS910THROUGH938OFTHECALIFORNIACIVILCODE.
EACHOWNER,ONBEHALFOFITSELFANDITSSUCCESSORSININTEREST,
SHALLPROVIDECOPIESOFALLDOCUMENTSPROVIDEDBYDECLARANTTOSUCH
OWNERTOANYSUBSEQUENTPURCHASEROFSAIDOWNER’SCONDOMINIUM.
Section14.AgentforNotice.Noticeofdisputesshall
begiventotheagentforserviceofprocessforDeclarantset
forthinthemostcurrentrecordsoftheSecretaryofStateof
California.
Section15.AlternativeDisputeResolutionofDisputes.
Ifadisputeremainsunresolvedaftercompletionorterminationof
theStatutoryPre-LitigationProceduressetforthinCivilCode
Sections910through938,thedisputeresolutionproceduresset
forththisDeclarationortheLimitedWarranty,asapplicable,
shallapply.
Section16.CorporationPropertyClaims.Notwithstanding
anyprovisiontothecontraryregardingresolutionofdisputes
regardingtheCorporationProperty,atsuchtimeasanOwneris
electedorappointedtotheBoard,theDeclarantshallbedeemedto
haverelinquishedcontrolovertheCorporation’sabilityto
initiateclaimsregardingtheCorporationProperty.
Section17.MaintenanceStandards.EachOwnerandthe
Corporationshallmaintaineverythinghe/she/it/theyareobligated
tomaintaininamannerconsistentwiththeprovisionshereinand
inconformancewithanymaintenanceobligationsandschedules
(i.e.,procedures,standards,and/orschedulesforthemaintenance
andoperationoftheCondominiumand/orCorporationPropertywhich
maybeprovidedtosaidOwnerand/orCorporationbyDeclarant,as
suchprocedures,standards,and/orschedulesmaybeupdatedand
revisedasappropriate),productmanufacturer’smaintenance
guidelines/recommendations,andcommonlyacceptedmaintenance
standards.Unlessotherwiseprovidedinsuchmaintenanceobliga-
tionsandschedules,eachOwnerandtheCorporationshalldetermine
thelevelandfrequencyofmaintenanceofhisorherCondominium
andCorporationProperty,asappropriate.
Section18.NoRepresentationsorWarranties.No
representationsorwarrantiesofanykind,expressorimplied,have
beengivenormadebyDeclarant,oritsagentsoremployees,in
connectionwiththeProject,oranyportionthereof,itsphysical
condition,zoning,compliancewithapplicablelaws,fitnessfor
intendeduse,orinconnectionwiththesubdivision,sale,
operation,maintenance,costofmaintenance,taxesorregulation
thereofasacondominiumproject,exceptasspecificallyand
expresslysetforthinthisDeclarationortheLimitedWarranty,
andexceptasmaybefiledbyDeclarant,fromtimetotime,with
theCalBRE.
-145-52027.048-22139.FCM110714
Section19.Exhibits.ExceptforExhibit"E"(whichis
attachedforinformationalpurposesonly),theExhibitsattached
heretoareincorporatedbythisreference.Notwithstandingany
depictionthereon,theas-builtconditionbyDeclarantshall
control.Inaddition,theCorporation’smaintenanceobligationwith
respecttotheCorporationPropertydepictedthereonshallcommence
whentheCorporationleviesAssessmentsapplicabletosaid
Improvements(e.g.,althoughthedepictionsmayshowallofTract
No.^,themaintenanceobligationsforthisCorporationonly
includetheImprovementsintheCorporationPropertyofthe
applicablephaseofdevelopmentwhicharesubjecttoassessments).
Section20.ProjectDisclosures.Thefollowing
disclosuresaremadetofacilitateeachOwner’sinvestigationof
theProjectpriortopurchasingaCondominiumintheProject.The
disclosuresarenotexhaustive,andnowarrantyorrepresentation
ofanykindornatureismadeinconnectionwiththedisclosures.
Theinformationsetforthinthedisclosuresmaychangeovertime.
ByacceptanceofadeedtoaCondominiumintheProject,eachOwner
acknowledgesandagreesthatsuchOwnerissolelyresponsiblefor
investigatingthefollowingmatters,aswellasallothermatters
ofinteresttosuchOwner,priortocompletingthepurchaseofa
CondominiumintheProject.
(a)ConditionsofApproval/NoticeofRestriction.
TheProjectissubjectto,andrequiredtocomplywith,allterms
andconditionsfortheapprovalofthetentativetractmapfor
TractNo.^andthedevelopmentoftheProject(including,without
limitation,theconditionsofapprovalfor^.Neitherthis
Declarationnoranycontractofsale,lease,orotherwritten
documentoranymeansormethodshallbeestablished,orshall
attempttoestablish,anyrequirement,restriction,orlimitation
ontheDeclarant,oranyperson,individualorentity,whichwould
operate,directlyorindirectly,topreventorprecludeanyother
developersofthePropertyorProject,oranyperson,individual,
orentity,incomplyingwithallapplicableconditionsforthe
approvalofthetentativemapanddevelopmentoftheProjectand
otherCityordinances,rules,policies,orregulations.
(b)NoiseandSoundsfromOtherCondominium
Units/HardSurfaceFlooring.LivinginanattachedCondominium
buildingwithinadenselypopulatedcommunityentailslivingin
closeproximitytootherpersonsandbusinesses,withattendant
limitationsonsolitude.TheCondominiumbuildingsandindividual
CondominiumUnitsarenotsoundand/orodorproof,andnoises
and/orodorsfromadjacentCondominiumsandtheCorporation
Propertymaybeheardandsmelled.Ownerswillhearnoisefrom
adjacentresidenceswithintheProject,including,butnotlimited
to,noisefromshowers,bathtubs,sinks,toilets,dishwashers,
washingmachines,orothersourcesofrunningwater.Also,Owners
mayhearnoisefromitemssuchasvacuumcleaners,stereos,or
televisions,orfrompeoplerunning,walkingorexercisingonhard
surfaces.Finally,Ownerscanexpecttohearnoisefromadjacent
-146-52027.048-22139.FCM110714
residentialandcommercialareas.Ownersmayalsoexperiencelight
enteringtheresidencesfromstreetlightslocatedinproximityto
thewindowsanddoorsoftheresidences.Declaranthasnocontrol
overthetransmissionofnoiseorlightandtheirpotentialeffects
onresidenceswithintheProject.
(c)LimitedParking.Declarantmakesnowarranties
orrepresentationsofanykind,expressorimplied,regardingthe
availabilityofguestparkingintheProject.
(d)MaintenanceofPrivateSewerLaterals.Asset
forthherein(e.g.,intheArticleentitled"RepairandMainte-
nance"),eachOwnerisresponsibleforthemaintenanceofthe
privatesewerlateralsthatexclusivelyservetheOwner’sCondomin-
ium).IfanOwnerisrequiredtodisturbtheCorporationProperty
inordertomaintainhissewerlateral,theOwnerwillberesponsi-
ble(athissolecostandexpense)forrestoringtheCorporation
Propertytoitsexistingconditionpriortosuchdisturbanceand
forfollowinganyproceduresrequiredbytheCorporation.
(e)NOTICEOFAIRPORTINVICINITY.TheProjectis
currentlylocatedwithinwhatisknownasanairportinfluencearea
(i.e.,anareainwhichcurrentorfutureairport-relatednoise,
overflight,safety,orairspaceprotectionfactorsmaysignifi-
cantlyaffectlandusesornecessitaterestrictionsonthoseuses
asdeterminedbyanairportlandusecommission),andmaybe
subjecttosomeoftheannoyancesorinconveniencesassociatedwith
proximitytoairportoperations(forexample:noise,vibration,or
odors).Individualsensitivitiestothoseannoyancescanvaryfrom
persontoperson.EachOwnermaywishto,andshouldconsiderwhat
airportannoyances,ifany,areassociatedwiththeProjectbefore
completingthepurchaseofaCondominiumintheProjectand
determinewhethersuchlocationandairportannoyancesareaccept-
able.Declarantmakesnowarrantiesorrepresentationsofanykind
ornature,expressorimplied,regardinganyairport,including,
withoutlimitation,anywarrantiesorrepresentationsregardingthe
potentialforanyexpansionorchangeinuseoftheairport,types
ofaircraftpermittedattheairport,flightpathsofaircraft,or
hoursofoperationoftheairport.EachOwnerisresponsiblefor
investigatingsuchmatterstotheOwner’sfullandcomplete
satisfactionpriortocompletingthepurchaseofaCondominiumin
theProject.
(f)SuitabilityoftheCondominiumUnit.Each
Ownerissolelyresponsibleforinvestigating,consultingwiththe
Owner’sownlegal,tax,business,andotheradvisors,and
determining,priortocompletingthepurchaseoftheCondominium
Unit,whethertheCondominiumUnitandtheProject(including,
withoutlimitation,thesquarefootage,structure,design,space,
restrooms,accessibility,naturallighting,soundmitigation
measures,ifany,parking,insurance,RulesandRegulations,and
electrical,telecommunications,naturalgas,heating,ventilation,
-147-52027.048-22139.FCM110714
airconditioning,watersupply,firesprinkler,anddrainage
systems)aresuitablefortheOwner’sintendeduses.
(g)Waiver.EachOwner,forandonbehalfof
himselfandthemembersofhisfamily,histenants,lessees,guests
andinvitees,expresslyapprovealloftheforegoingconditionsand
risks,andwaivesallcausesofactionandcovenantsnottosuethe
City,theDeclarant,andtheirrespectivedirectors,officers,
members,employees,agentsandconsultantsforanydamagesor
injurieswhichmayarisefromorrelatetoanyofsuchconditions
and/orrisks.
Section21.PrioritiesandInconsistencies.Ifthere
areconflictsorinconsistenciesbetweenthisDeclarationand
eithertheArticlesorBy-LawsoftheCorporation,thetermsand
provisionsofthisDeclarationshallprevail,saveandexceptfor
theprovisionsoftheArticlesofIncorporation.
Section22.Declarant’sRepresentative.Commencingon
thedateonwhichDeclarantnolongerhasanelectedrepresentative
ontheBoard,andcontinuinguntilthedatethatisten(10)years
afterthedateofthelastcloseofescrowintheProject,the
Declarantshallbeentitledtoaccess(inrealtime)anywebsite
maintainedbytheCorporationoritspropertymanagerforthe
Projectandtoviewalldocumentspostedonthewebsite,shallbe
entitledtoinspectandcopytheCorporation’sbooksandrecords,
including,withoutlimitation,maintenancerecords,onthesame
termsandconditionsasaMember(i.e.,assetforthinArticle
XII,Section1,oftheBy-Laws),andshallbeentitledtohavea
representative("Declarant’sRepresentative")presentatall
meetingsoftheMembersandtheBoard,exceptwhentheBoard
adjournstoexecutivesessiontoconsiderlitigation,mattersthat
relatetotheformationofcontractswiththirdparties,Member
discipline,orpersonnelmatters,ortomeetwithaMember,upon
theMember’srequest,regardingtheMember’spaymentofassess-
ments.ForsolongasDeclarant’sRepresentativeisentitledto
attendsuchmeetings,theCorporationand/orMembers,asappropri-
ate,shallprovideDeclarantwithwrittennoticeofallmeetingsof
theBoardasifDeclarantwereanOwner/Member,andtheCorporation
shallprovideDeclarant’sRepresentativewiththeproposedminutes
andapprovedminutesofthemeetingsofOwners,theBoardand
committees.TheDeclarant’sRepresentativeshallbepresentinan
advisorycapacityonlyandshallnotbeaBoardmemberorhaveany
righttovoteonmatterscomingbeforetheBoardoranyliability
asaBoardmember.However,theDeclarant’sRepresentativeshall
havetherighttospeakatallmeetings,andtheSecretaryshall
accuratelynoteanystatementsmadebytheDeclarantintheminutes
ofthemeetings.ThisSectionmaynotbeamendedwithouttheprior
writtenapprovaloftheDeclarant,whichapprovalmaybewithheld
inDeclarant’ssoleandabsolutediscretion.
Section23.CompliancewithRequirementsofFHLMC,FNMA,
andVA/FHA.NotwithstandinganyprovisionofthisDeclaration,
-148-52027.048-22139.FCM110714
theDeclarantandCorporationshallcomplywithallrequirementsof
FHLMC,FNMA,and/orVA/FHAestablishedbythoseentitiesfor
condominiumprojectsforsolongasanyofsuchagenciescontinue
tobeaMortgagee,Owner,insurerorguarantorofaMortgageinthe
Project,including,withoutlimitation,thefollowingrequirements:
a.AllImprovementsontheCorporation
Propertyshallbesubstantiallycompletedbefore
suchCorporationPropertyisconveyedtothe
Corporation,notwithstandinganyregulationofthe
CalBREallowingsuchconveyancetooccuruponthe
postingofappropriatebonds.
b.TheDeclarant’srighttoannexthe
AnnexationPropertytotheProjectpursuanttothe
overallgeneralplanofdevelopmentfortheProject
originallysubmittedtoandacceptedbytheCalBRE
shallterminateonthelatterof:(i)thedate
whichisseven(7)yearsafterthedateofthe
recordationofthisDeclaration;or(ii)asubse-
quentdateaftersuchseven(7)yearperiodasmay
beacceptedbytheCalBRE.
ARTICLEXXII
ADDITIONALREQUIREMENTSOFCITY
Section1.LandscapePlansandConstructionof
Improvements.AsrequiredbytheCity,Declarantshallimproveor
causetobeimprovedthelandscapedportionsoftheCorporation
Propertyasshownonthefollowingplans:
(i)LandscapePlans.Plansconsistingof___sheets(s)
designated________________,dated_______________preparedby
_______________________,JobNo._______________,entitled
_______________________.Declarantshallfileacopyofthe
as-builtplanswiththeCorporation.TheCorporationshall
maintainthesameonfileaspermanentrecordsavailablefor
inspectionandreviewbyprospectiveOwnersandother
interestedpersonsandfortheperformanceofitsdutieswith
respectthereto.
(ii)MaintenanceofLandscaping.TheCorporationshall
maintainallofthelandscapingintheProject(exceptinthe
ExclusiveUseCorporationPropertypatioareas)ingeneral
accordancewiththelandscapingplansreferredtoin
subparagraph(i),above,unlessclimaticconditionsmakesuch
maintenanceimpracticableorunlesstheCityconsentstoa
changeintheplanforlandscaping.
(iii)ImprovementPlansofOtherCommonAreasor
Properties.Aplanconsistingof_________sheets,dated
-149-52027.048-22139.FCM110714
_______________,Revised_____________,preparedby
_____________________________,JobNo.
_______________________,entitled___________________.
Declarantshallfileacopyoftheas-builtplanswiththe
Corporation.TheCorporationshallmaintainthesameonfile
aspermanentrecordsavailableforinspectionandreviewby
prospectiveOwnersandotherinterestedpartiesandfor
performanceofitsdutieswithrespectthereto.
(iv)MaintenanceandRepair.TheCorporationshall
maintainandrepairtheImprovementswithintheCorporation
PropertyasconstructedbytheDeclarantinaccordancewith
theplansoriginallyapprovedbytheCity,including,butnot
limitedto,thedriveways,curbsandgutters,fences,
landscapeplanting,watersupplysystem,sanitarysewer,storm
drainsystem,arealightingsystem,firepreventionsystem,
irrigationsystem,retainingwallsandsubdrainsystem,
trafficcontrolsigns,devicesandstriping,gradesand
slopes,andmaintainandrepairtheImprovementsasoriginally
constructedbyDeclarantinotherportionsoftheCorporation
Property.AnymodificationsoftheImprovementsinstalledin
accordancewiththeplansapprovedbytheCityshallbemade
onlyafterthewrittenapprovaloftheArchitecturalReview
CommitteeisobtainedinaccordancewiththisDeclarationand
allpermitsandotherLocalGovernmentAgencyapprovalsare
obtained.TheCorporationshallprovidefundsforsaid
maintenanceandrepairinaccordancewiththeprovisionsfor
AssessmentssetforthinArticleVIIofthisDeclaration.
Section2.ApprovalofCity.Theforegoingprovisions
ofthisArticleshallnotberescinded,amendedormodifiedwithout
thepriorapprovaloftheCity.
[signaturestofollow]
-150-52027.048-22139.FCM110714
INWITNESSWHEREOF,Declaranthasexecutedthisinstru-
mentonthedayandyearfirstabovewritten.
"DECLARANT"
CITYVENTURESHOMEBUILDING,LLC,
aDelawarelimitedliability
company
By:_________________________
Name:________________________
Title:_______________________
By:_________________________
Name:________________________
Title:_______________________
STATEOFCALIFORNIA)
)ss.
COUNTYOFORANGE)
On______________,201__,beforeme,________________________,
NameandTitleofOfficer
personallyappeared______________________________________________,
whoprovedtomeonthebasisofsatisfactoryevidencetobethe
person(s)whosename(s)is/aresubscribedtothewithininstrument
andacknowledgedtomethathe/she/theyexecutedthesamein
his/her/theirauthorizedcapacity(ies),andthatbyhis/her/their
signature(s)ontheinstrument,theperson(s),ortheentityupon
behalfofwhichtheperson(s)acted,executedtheinstrument.
IcertifyunderPENALTYOFPERJURYunderthelawsofthe
StateofCaliforniathattheforegoingparagraphistrueand
correct.
WITNESSmyhandandofficialseal.
__________________________
SignatureofNotaryPublic
[SEAL]
-151-52027.048-22139.FCM110714
EXHIBIT"A"
LEGALDESCRIPTIONOFPHASE1
Phase1shallmeanandrefertothatcertainrealpropertylocated
intheCityofSouthSanFrancisco,CountyofSanMateo,Stateof
California,moreparticularlydescribedas:
Modules"A,""B"and"D"depictedanddescribedonthePhase
1CondominiumPlan(recordedconcurrentlyherewith)asLot1
ofTractNo.^,asshownonaMaprecordedinBook_____,
Pages___through____,inclusive,ofMapsintheOfficeof
theCountyRecorderofsaidCounty;and
Non-exclusiveeasementsin,on,over,under,acrossand
throughLots2and3ofTractNo.^,asshownonaMap
recordedinBook_____,Pages___through____,inclusive,of
MapsintheOfficeoftheCountyRecorderofsaidCounty,for
purposesofingress,egress,access,utilities,anddrainage
accordingtotheapprovedgradingandbuildingplansforthe
Project,aswellasaccordingtotheas-builtconditionofthe
ProjectasoriginallyconstructedbyDeclarant,andtheestab-
lishedpatternsfordrainagecreatedbyDeclarant,aswellas
theactual,natural,existingdrainagepatterns.
TheCondominiumUnitswithinPhase1areCondominiumUnits^
through^,inclusive,sdescribedand/ordepictedontheCondominium
Planreferencedabove.
Page1of1Page52027.048-22139.FCM110714
EXHIBIT"B"
ANNEXATIONPROPERTY
TheAnnexationPropertyshallmeanandrefertothatcertainreal
propertylocatedintheCityofSouthSanFrancisco,CountyofSan
Mateo,StateofCalifornia,moreparticularlydescribedas:
AllofTractNo.^,asshownonaMaprecordedinBook_____,
Pages____through____,inclusive,ofMaps,OfficialRecords
ofSanMateoCounty,California,EXCEPTINGTHEREFROMPHASE1.
Page1of1Page52027.048-22139.FCM110714
EXHIBIT"C"
CORPORATIONMAINTAINEDFENCESANDWALLS
(tobeattached)
Page1of1Page52027.048-22139.FCM110714
EXHIBITD"
CORPORATIONMAINTAINEDSTORMDRAINFACILITIES
(tobeattached)
Page1of1Page52027.048-22139.FCM110714
EXHIBIT"E"
SAMPLEFORMOFLIMITEDWARRANTY
(tobeattached)
Page1of1Page52027.048-22139.FCM110714
EXHIBIT"F"
NOPARKINGAREAS
(tobeattached)
Page1of1Page52027.048-22139.FCM110714
EXHIBIT"G"
MAINTENANCEMATRIXFORATTACHEDCONDOMINIUMUNITS
ITEMS CORPORATION
RESPONSIBILITY
OWNER’S
RESPONSIBILITY
Livingelement
ofCondominium
Unit.
None.Ownermaintainstheentirety
oftheresidentiallivingele-
mentoftheCondominium,in-
cluding,withoutlimitation,
allinteriordoorsandtheir
hardware,interiorwallsur-
faces,drywall,cabinets,
floorcoverings,ceilings,
permanentfixtures,applianc-
es,electricaloutletsand
switches,toilets,smokede-
tectors(includingperiodic
testingandreplacementof
batteries)andwashingmachine
waterhoses.
Residential
LivingElement
entrydoor
TheCorporation
periodically
paintstheex-
teriorsurface
oftheentry
door.
Ownermaintainstheinterior
surfaces,thehandle,locking
mechanism,kickplatesandthe
screendoorandperformsany
touchuppaintingontheexte-
riorsurfaceifnecessarybe-
foretheCorporation'speriod-
icpainting.
Slidingglass
doorsand
screendoors
servingthe
Condominium
Unit
None.TheOwnermaintainsallpor-
tionsoftheseitems,includ-
ingthelockingmechanism,
weatherproofing,sheathing,
frameandanyglass.TheOwn-
eralsopaints,stains,seals
orotherwiseweatherproofsthe
exteriorsurfaces.
Windowsinthe
Condominium
Unit
None.EachCondominiumOwnerisre-
sponsibleforcleaningall
windowsinhisCondominiumand
maintainingallportionsof
thewindowsincludingthe
frame,screens,lockingmech-
anismforthescreen,weather
stripping,caulking,panesand
sheathing.
52027.048-22139.FCM110714 Page1of7
LightFixtures
andFans
TheCorporation
maintainsall
lightfixtures
andfansnot
actuatedfrom
switchescon-
trolledfrom,
orseparately
meteredto,an
Owner’sCondo-
miniumUnit.
TheOwnermaintainsthelight
fixturesandfansactuated
fromswitchescontrolledfrom,
orseparatelymeteredto,the
Owner'sCondominiumUnit.
ExclusiveUse
Corporation
PropertySolar
Collectors
None.TheOwnermaintains.
ExclusiveUse
Corporation
PropertyAir
Conditioner
None.TheOwnermaintains.
ExclusiveUse
Corporation
PropertyPorch
(ifapplicable)
TheCorporation
maintainsthe
exteriorpaint-
edsurfacesof
solidporch
railingsand
theexterior
andinterior
surfacesof
openrailings
(e.g.,ironor
tubularsteel
railings).
TheOwnermaintainsthe
structureoftheporchandany
surfaceontheporchfloor
thathehasinstalled.The
Ownersweepstheporchregu-
larlyandkeepsitfreefrom
debrisandreasonably
protectedagainstdamage.The
Ownermaintainsanyhosebibs,
faucets,spigots,watershut-
offvalves,andelectrical
outletsandswitchesinthe
porcharea.TheOwner
maintainstheinteriorpainted
surfaceofanysolidporch
railings.TheOwnermaintains
anylandscapingandanydrain
openingswithintheenclosed
porcharea.
52027.048-22139.FCM110714 Page2of7
ExclusiveUse
Corporation
Property
Balcony(if
applicable)
TheCorporation
maintainsthe
exteriorpaint-
edsurfacesof
thebalcony
railings,the
exteriorand
interiorsur-
facesofopen
railings(e.g.,
ironortubular
steelrail-
ings),anywa-
terproofingor
coatingorigi-
nallyinstalled
byDeclaranton
thebalcony
floor,the
balconysupport
structure,and
allother
structuralele-
mentsofthe
balcony.
TheOwnermaintainsanysur-
faceonthebalconyfloorthat
hehasinstalled.TheOwner
sweepsthebalconyregularly
andkeepsitfreefromdebris
andreasonablyprotected
againstdamage.TheOwner
maintainsanyhosebibs,fau-
cets,spigots,watershut-off
valves,andelectricaloutlets
andswitchesinthebalcony
area.TheOwnermaintainsany
landscapingandanydrain
openingswithintheenclosed
balconyarea.
Garage TheCorporation
maintainsthe
exteriorpaint-
edsurfaceof
thegaragedoor
(however,all
repairstoex-
teriordoors
andgarage
doors,includ-
ingthestruc-
turalmainte-
nancethereof,
shallbeatthe
soleexpenseof
therespective
Ownerunless
otherwise
agreedtoby
theBoard).
Ownermaintainstheinterior
ofthegarage,including,wit-
houtlimitation,theinterior
paintedsurfaceofthegarage
door,thestructuralintegrity
ofthegaragedoor(unless
otherwisedeterminedbythe
Board)allotherdoorswithin
thegarage,allinteriorwall
surfaces,drywall,ceilings,
permanentfixtures,applianc-
es,andelectricaloutletsand
switches.
Telephonewir-
ingexclusively
servingaCon-
dominium.
None.TheOwnermaintains.
52027.048-22139.FCM110714 Page3of7
Utilities.TheCorporation
maintainsthe
utilitiesserv-
ingtheCommon
Propertyand
allutilities
whichserve
individualCon-
dominiumsbut
whicharesub-
jecttoacom-
monmeter
(e.g.,common
domesticwater,
etc.).
TheOwnermaintainstheutili-
tiesservinghisCondominium
thatareseparatelymetered.
Thisincludesallelectric
linesservingtheCondominium
thatarenotservicedbythe
electriccompany,allwater
linesexclusivelyservingthe
Condominium,allindividual
Condominiumsewerlateralsand
wastewaterdrainlinesthat
exclusivelyservethe
Condominium,thewater
pressureregulator(ifany),
allplumbingoutletsandfix-
tures,furnace,ducts,vents
(HVAC,dryer,stove,oven),
andcircuitbreakersex-
clusivelyservingtheCondo-
minium.
52027.048-22139.FCM110714 Page4of7
Roof,Exterior
Walls,andStr-
uctureofBuil-
dings.
TheCorporation
maintainsthe
structuralcom-
ponentsofthe
buildings,in-
cluding,with-
outlimitation,
exteriorperim-
eterwalls,
bearingwalls,
columns,fire-
ratedwalls,
roofs,roof
tiles,slabs,
foundations,
exteriorstairs
(ifany),rail-
ings,thestru-
cturalfloors
(butnotthe
floorcover-
ings),includ-
ingthestruc-
turalfloors
separatingthe
differentsto-
riesofthe
buildings,an
inspectionand
preventivepro-
gramforthe
preventionand
eradicationof
infestationby
wooddestroying
pestsandor-
ganisms,exte-
riorfinished
surfaces,
shutters,gut-
ters,anddown-
spouts).
None.
52027.048-22139.FCM110714 Page5of7
FireSprinkler
Heads,Fire
SprinklerSys-
tem,FireAlarm
System,Fire
Extinguishers
IntheCorpora-
tionProperty,
andOtherCom-
monFirePre-
ventionEquip-
mentInstalled
inCorporation
Property.
TheCorporation
maintainsall
elements.
None.
PrivateDrives,
ParkingAreas,
andCommon
Walkways.
TheCorporation
maintains.
None.
Landscapingand
Irrigation
TheCorporation
maintainsall
landscapingand
irrigationlo-
catedinthe
Corporation
Propertyand
anypotted
plantsplaced
ontheCorpora-
tionProperty
bytheCorpora-
tion.
TheOwnermaintainsanyland-
scaping(includingpotted
plants)withinhisbalconyand
porch.
Signs TheCorporation
maintainsall
Projectmonu-
mentationand
signs.
MainlineStorm
DrainageSystem
andStormwater
QualityDevices
TheCorporation
maintainsthose
portionsofthe
Projectstorm
drainsystem
depictedinan
Exhibittothis
Declarationor
arecorded
Noticeof
Annexation.
None.
52027.048-22139.FCM110714 Page6of7
PerimeterWalls TheCorporation
maintainsthe
Projectperime-
terwalls.
None.
Note:Theforegoingmatrixdoesnotaddressthedetached
CondominiumUnits.EachOwnerofadetachedCondominiumUnitis
responsibleformaintainingtheentiretyofhisdetached
CondominiumUnit.
52027.048-22139.FCM110714 Page7of7
EXHIBIT"J"
FENCESANDWALLS
(tobeattached)
52027.048-22139.FCM110714 Page1of1