HomeMy WebLinkAbout1999-01-19 City Council (10)City of Palo Alto
City Manager’s Report
REVISED
TO:HONORABLE CITY COUNCIL
FROM:CITY MANAGER DEPARTMENT: PLANNING AND
COMMUNITY ENVIRONMENT
DATE:JANUARY 19, 1999 CMR: 109:99
SUBJECT:4290 EL CAMINO REAL (CABANA HOTEL); APPLICATION BY
CARRASCO & ASSOCIATES FOR APPROVAL OF A FINAL
SUBDIVISION MAP TO SUBDIVIDE THE 10.06-ACRE CABANA
HOTEL PROPERTY INTO 14 SINGLE-FAMILY RESIDENTIAL
LOTS AND ONE PARCEL FOR THE CABANA HOTEL FACILITIES.
TRACT NO. 9071.
RECOMMENDATION
Staff recommends that the City Council approve the Final Subdivision Map for 4290 E1
Camino Real. ~.
BACKGROUND
On September 8, 1997, the City Council approved planning applications (including a
Tentative Map) for the subdivision of the 10.06-acre Cabana Hotel site, located at 4290 E1
Camino Real. City approvals permit a subdivision of 14 single-family residential lots for the
western ~ 3.24 acres (Glenbrook Drive extension) and one ~ 6.82-acre parcel for the
hotel facility and grounds. The Tentative Map was approved with numerous conditions,
which include the following significant requirements:
Subdivision Agreement.
The subdivision agreement requires provisions of security for off-site improvements
and addresses the. below market rate (BMR) housing requirements. The BMR
requirement is being met through an in-lieu payment, which is paid in two phases.
A first phase fee payment of $233,000 is made at time of Final Map approval. A
second phase payment (estimated at $292,900) is made at time that building permits
are issued for each lot. Bccau~c "~- ...... -’ " -""-- ~’~ ~"
CMR: 109:99 Page 1 of 4
o
:~tavkm~nt-B~. The subdivision agreement was originally drafted to include the
posting of a bond for security of the second phase BMR payment. This bond was to
be posted rip_rj~ to the recording of the Final Map. The second phase BMR
provisions of the subdivision agreement have been modified The modified provisions
of the agreement permit the subdivider to post a bond or make the full BMR payment
a t_qf_tgz the Final Map is recorded provided that."
a. The subdivider not be permitted to transfer/sell any of the residential lots until
¯a bond isposted or the full BMRpayment is made and
b.A conditional certificate of compliance be recorded for the residential lots ~ot
Nos. 1-14) declaring that prior to the issuance of a building permit for any of
the lots the full housing mitigation payment must be made for that lot.
The revisions to the second phase B_MR payment are reflected in the revised
subdivision agreement, which is provided as Attachment C of this report.
Final Conditions, Covenants and Restrictions (CC & Rs).
Subdivision CC & Rs have been prepared to address the 14 single-family residential
lots. The CC & RS include acknowledgment of restrictive setbacks on selected lots,
tree removal and replacement requirements, home design provisions and prohibition
of permanent pedestrian access to the Cabana Hotel parcel (see Attachment B,
Tentative Map condition no. 12).
Hotel "Parking Performance Plan" Agreement.
The Tentative Map approval requires that the hotel parcel owner (subdivider) enter
into a contract with the City to address the required ’Barking performance plan" (see
Attachment B; Tentative Map condition no. 16). The agreement confirms the
obligations of the property owner and!or its assignee to implement the parking plan.
The purpose of the plan is to ensure that adequate parking is available during peak
periods of hotel use (mitigation measure for granting a significant reduction in
minimum parking requirements).
The parking performance plan agreement also eonf’trms the Planned Community Zone
District requirement that a conditional use permit be secured by March 1, 1999~ for
continued operation of the hotel meeting and conference facilities (Ordinance No.
4448). During the project review process, it was determined that the meeting and
conference room facilities generate the most demand for on-site parking during peak
periods of hotel use. The conditional use permit was required to serve as the City’s
regulatory process for monitoring parking demand and ensuring that the parking
performance plan is implemented.
Res.olution of access over the existing terminus of Glenbrook Drive.
The proposed extension of Glenbrook Drive included access over a one-foot-wide
strip of land that is located between the existing street right-of-way and the subject
CMR: 109:99 Page 2 of 4
property. The ownership of the one-foot strip of land had been the subject of dispute
between the adjacent Green Acres residents and the project sponsor. As a condition
of approval, the project sponsor was required to secure access prior to the City’s
approval of the Final Map (see Attachment B, Tentative Map condition no. 15). On
March 13, 1998, a settlement agreement was reached establishing access rights.
DISCUSSION
The Final Map and subdivision improvement plans have been reviewed by the City Engineer.
The map and accompanying plans are in conformance with the approved Tentative Map, the
State of California Subdivision Map Act, and the Palo Alto Municipal Code. All conditions
of approval, including the execution of a subdivision agreement and a parking performance
plan agreement between the City and subdivider, have been met. Compliance with approved
Tentative Map conditions is noted in Attachment B (handwritten notes in left margin).
The Final Map had originally been scheduled to be reviewed by the City Council on
November 23, 1998. However, review and action was postponed pending the preparation
of a revised parking performance plan agreement by the City Attorney’s Office. The
agreement had originally been drafted to include the hotel operator as a "party" to the
agreement. However, since the Tentative Map conditions of approval require that the
agreement be between only the property owner (subdivider) and the City, it had to be revised.
By conditions of the Planned Community Zone District, the hotel operator is still obligated
to implement the parking performance plan. The parking performance plan agreement was
previously distributed to the City Council.
RESOURCE IMPACT
Resource impacts were addressed as part of the City’s review and approval of the project.
The project will result in the development of 14 new. single-family homes, which will be
required to pay City permit fees. In addition, th.eproject is subject to an in-lieu payment to
satisfy Below Market Rate housing requirements.
POLICY IMPLICATIONS
Action on this Final Map will have no impact on current City policy. The project was
reviewed for compliance with the policies and programs of the Palo Alto Comprehensive
Plan as part of the Planned Community Zone District rezoning and Tentative Map approval
process. Approval of the Final Map will allow the development to proceed, which will assist
in carrying out the City’s Comprehensive Plan housing goals.
TIME LINE
Approval of the Final Map is a Ministerial action and is, therefore, not subject to the process
time limits of the Permit Streamlining Act. However, Title 21 (Subdivisions) of the Palo
Alto Municipal Code establishes time lines for processing Final Maps. Once a Final Map
has been certified by the City Engineer and the Director of Planning, the map is filed with
CMR: 109:99 Page 3 of 4
Alto Municipal Code establishes time lines for processing Final Maps. Once a Final Map
has been certified by the City Engineer and the Director of Planning, the map is filed with
the City Clerk. The City Council must consider the Final Map and any offers of dedication
at the Council’s first meeting following receipt of the map and agreements. As T ....... 1 ~
-t999 this is the first meeting following receipt of the Final Map and the signing of the
agreements, the City must consider this application at this meeting.
ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration was prepared and approved prior to the approval of the
Tentative Map. Approval of the proposed Final Map is a "Ministerial" action under the
California Environmental Quality Act, which requires no environmental review.
¯ ATTACHMENTS
Location/Vicinity Map
Map fAppTentativeConditions o roval,
:’ ~ ~---~--- ~y) Documents s~ic~n previo~ly dis~ibuted to the. Ci~
Council
C.Subdivision Agreement (revised January 13, 1999)
PREPARED BY:Paul Jensen, Contract Planner
DEPARTMENT HEAD REVIEW:
G. EDWARD GA~
Director of Planning and Community Environment
CITY MANAGER APPROVAL:
EMILY HARRISON ~
Assistant City Manager
CC:Tony CarrascoiLinda Ludden-Poncini, Carrasc0 & Associates, 120 Hamilton Avenue,
Palo Alto, CA 94301
B.B. Patel, Cabana Hotel, 4290 E1 Camino Real, Palo Alto, CA 94306
Peter K. Sahora, General Manager, Crowne Plaza Cabana Hotel, 4290 E1 Camino
Real, Palo Alto, CA. 94306
Steve Player, Attorney at Law, 2600 E1 Camino Real, Suite 410,
CMR: 109:99 Page 4 of 4
Thomas Jacob, Thoits, Love, Hershberger & McLean, 245 Lytton Avenue, Suite 300,
Palo Alto, CA. 94301
Kent Mitchell, Attorney at Law, Mitchell and Herzog, 550 Hamilton Avenue, Suite
236, Palo Alto, CA 94301
Gloria Kreitman, Green Acres Improvement Association, 4216 Los Palos Avenue,
Palo Alto, CA 94306
Larry Tong, Planning Director, City of Los Altos, One North San Antonio Road,.
Los Altos, CA 94022-3088
Stephen Fox, Association Manager, Palo Alto Redwoods; c/o: PML Management,
655 Mariners Island Boulevard, Suite 101, San Mateo, CA 94404
Richard Bartlett, Rancho Laureles Preservation Association, 1138 Laureles Drive, Los
Altos, CA 94022
Marsha Penn, Rancho Laureles Preservation Association, 1176 Laureles Drive, Los
Altos, CA 94022
CMR: 109:99 Page 5 of 4
Project: 4290 El Camino Real
1. Zone change of 6,82 acr.,e~
from Planned Community (PC)
to Planned Community
for Hotel land use.
RM-30
Attachment A
PF
PCoOO3
Project: 4290 El Camino Real
2.Comprehensive Plan Amendment
from Service Commercial 1;o
Family Residential and Zone Chan~je
from Planned Community (PC) 1;o
Single-Family Residential (Rol)
of 5.24 acres.
Attachment B
CONDITIONS FOR TENTATIVE SUBDIVISION MAP 96-SUB-5
Please note that a separate set of conditions apply to applications
#96-ZC-13 and #96-ARB-168. These conditions address specific site
and building improvements for the 6.82 acre Cabama Hotel parcel.
Prior to Filing the Final, Subdivision Map for Approval and
Recordation
i.This map was processed concurrently with a Comprehensive Plan
amendment (96-CPA-4) and a zone change (96-ZC-13). Approval ¯
Cond~ of the Tentative Map shall ~ be effective until the~" effective date of the rezoning ordinances for the PC~(Planned
Community) and R-I (Single-Family Residential) rezoning.
The Final Map and Improvement Plans shall incorporate the
required mitigation measures presented in the Environmental
Assessment/Mitigated Negative Declaration (96-EIA-32), and the
approved Mitigation Monitoring and Reporting Program, both on
file with the Department of Planning and community
Environment.
3.All construction, improvements and grading activity proposed
within the E1 Camino Real (SR 82) right-of-way may. be subject
C~q~ to approvals and/or permits from the State Department of
~,~ Transportation (Caltra~s). If intersection improvements are
5~~d. incorporated into the Final Map improvement plans, the project
sponsor shall be required ¯to submit., with the Final
Subdivision Map, ~a written authorization or proof of an
approved permit for construction activities within the
Caltrans right-of-way encroachment permit.
4.All construction and grading activities proposed within Adobe
Creek may be’ subject to approvals and/or permits from the
~VW£; Santa Clara Valley Water District (SCVWD), California
C~=~ Department of Fish and Game (CDFG - streamed alteration), and~{~i~ the US Army Corps of Engineers. The following shall be
~/~-submitted with the Final Subdivision Map: "
A written determination from CDFG that the proposed
actions do not fall within their jurisdiction, or that a
standard streamed alteration agreement has been executed
for authorized work within the creek.
Do Proof of authorization and/or permits from the US Army
Corps of Engineers for outfall construction and
84 -227
/
associated grading within the Adobe Creek (Nationwide
Permit) .
A written authorization and/or proof of an approved
permit from the SCVWD, for all construction and grading
work within the Adobe Creek and/or properties owned by
SCVWD. In addition to approvals/permits for construction
of outfalls, the SCVWD may require an easement for future
construction_.oi~an ~ccess~r~mp, th~Qugh the~otel parcel
to_the_creek. Ifthis easement is required by SCVWD, it
shall appear on the Final Map.
5. The name of theresidential cul-de-sac (Glenbrook Court) shall
C~i~.be changed to Glenbrook Drive. This name change shall appear
~#- on the Final Subdivision Map.
6.A detailed grading and drainage plan shall be prepared. The
plan shall include the following:
The ~detail plan shall include the -~submittal and
implementation of adrainage and erosion control’plan to
ensure that the potential for erosion is minimized.
The plan shall include a detailedprogram addressing the
removal, .transport and crushing of the existing asphalt
in the rear (western) parking lot. If the .crushed
asphalt is used as base material for the.front (eastern)
hotel parking lot, it shall be placed only in areas that
are proposed to be paved for parking. No crushed asphalt
shall be used in areas proposed for landscaping or
planting. F611owing installation of the base material,
the_ project sponsor shall contact the City Planning
Division for a site inspection. The City Staff shall
inspect ’the area to ensure cbmpliance with this
mitigation measure.
Drainage for the residential subdivision improvements
shall be designed with a closed, stormwater drainage
system. This system shall be designed so that all run-
off is collected and deposited into Adobe Creek at one
outfall location. Residential subdivision grading shall
be designed so that all lot run-off is directed into the
closed drainage system.
Drainage for the eastern 6.82 acre hotel parcel shall
include the installation of a new culvert into Adobe
Creek.
e. The final design of all new stormwater drainage outfalls
shall include the installation of an acceptable,
biotechnical erosion control measure (e.g., techniques
C~~ such as mixture of local rock, woody material and native
~.- .....~lanting)~-~-Use-of.~sacked .concrete-.or~rock~rip-rap for
~IVW~.erosion control shall not be permitted. Ultimate design
and materials for outfall erosion control shall be
~~.~determined based on consultation with the Santa Clara
~Valley Water District. In addition, the construction of
~m~.the outfall shall avoid impacts to or removal of
native/riparian trees. If tree removal is necessary to
construct the outfall, removal shall be limited to non-
native trees and shall be noted on the final grading and
drainage plan and shall include details for replanting.
All catch basins shall be stenciled with.the ’approved
City logo and the word "No Dumping! Flows to Adobe
Creek." This shall be noted on the plans.
.Anoverland flow path flow must_be provided.between Lots
I0 and ll~to provide a release point from the cul-de-sac
in the event of flooding~beyond the capacity of the storm
drainage system.
7.The proposed development will result in a change in the
impervious area of the property. The project sponsor shall
~’~ provide calculations showing the adjusted impervious area,
~h submitted with the Final Map. A storm drainage fee adjustment
will take place in the month following the approval of
construction by the Building Inspection Division.
8. All utility meters, lines, transformers, backflow preventers,
6~i~ and any other required utilities, shall be shown on the final
~. landscaping and irrigation plans and shall show that no
~ conflict will occur between the utilities and the landscape
~¢~ materials and shall be screened in a manner which respects the
O~v~’buildfng design and setback requirements, subject to ARB
review and approval.
The following permits shall be secured from the Department of
Public Works:
An Encroachment Permit for use of and improvements to the
sidewalk, street and alley.
A Permit for Construction in the Public Street.
A Grading and Excavation Permit.
Any construction within the CPA right-of-way, easements or
othe~-property, controlled~.~by~ the~.City_.of .Palo~. Alto must
conform to the standards established in the CPA Standard
Specifications for Utilities.Department and the Public Works
Department.
I0.The Final Subdivision Map and improvement plans as well as
construction drawings for issuance of a building permit for
C~~ the hotel parcel shall comply with or include all conditions
h~ urecommended by the Utilities Engineering Division summarized
~wi~{in the memorandum from Jose Jovel, dated October 25, IS96, on
~file with ~the Department of Planning and ~Community
~. Environment. Utility Engineering Division. (See Attachment
~~9 of staff report).
A construction logistics plan shall be submitted for review
and approval by the Transportation Division and Public Works
Engineering Department, addressing at minimum parking, truck
~routes and staging, materials storage, and the provision of
pedestrian and vehicular traffic adjacent to the construction
~Asite.truck routes shal! conform to the City of PaloAll
Ito’s Truck and Truck Route Ordinance, Chapter 10.48, and the
route map which outlines truck routes available throughout the
City of Palo Alto. The logistics plans shall be prepared to
ensure ~that, for the first 12 months of grading and
~~~nstruction.for the subdivision and hotel site improvements,
~ construction vehicle access shall be routed eastward,
through the hotel site, to E1 Camino Real. The logistics plan
shall identify an access point and staging area to the
residential subdivision, designed to ensure minimal impacts to
the hotel improvements and operation on the 6.82 acre hotel
parcel. In addition, the routing of construction traffic
shall include use of the southern, one-way access road (south
side of hotei facility) for lighter-weight, 2-axle
construction vehicles only. Any reinforcements to this road
that are required to protect the road and/or adjacent creek
slope banks shall be made based on the recommendations of the
project geotechnical engineer, as approved by Public Works
Engineering.
8 -2 o
12.Final Conditions, Covenants and Restrictions (CC&Rs) shall be
~submitted for review and approval by City departments to
~&determine compliance with the Tentative Map conditions. The
0~~final CC&Rs shall include the tree preservation and protection
~i;:~~_rovisions presented in Section 3.03 of the draft subdivision~CC&Rs, on file with the City.
13. The Final Subdivision Map shall include a "non-development"
setbackoalong.-the so~.hern ~or~ions-~of-~residential lots #1-4.
.The setback.shall be 20 feet wide, as measured from the
~~southernproperty boundary of the subdivision (rear property
~’.line of subject lots). The Final Map. shall include a note
restricting the use in this setback, prohibiting dwelling
units, accessory Structures and swimming pools. The
restrictions of this setback shall be included in the
provisions of the subdivision CC&Rs.
14. The improvement plans for the Final Subdivision Map shall
~~"include the placement of fire~hydrants~every ~300.feet (Model
76 type). A specific plan_showing new and relocated-hydrants~’shall be submitted to the Fire" Department, prior to the
completion of the improvement plans.
¯o15. The property owner shall provide proof that subdivision ~access
and extension of utilities can be provided over the one foot
wide strip of land extending over the existing terminus of
Glenbrook Drive, thus authorizing the extension of Glenbrook~’~ Drive (the proposed residential cul-de-sac) If at the time
~~~f. the filing of the Final Map, the subdivider has neither a)
~~~cquired sufficient title on interest in the required public
~h~ right-of-way in order to allow construction of the
improvements and conveyance of same to the City for use by the
~%~~ ~, public, nor b) secured adequate documentation of the existence
|~" of the accessory public right-of-way, then the subdivider
shall agree to the following:
The subdivider shall complete the improvements at such
time as the City acquires, or confirms the existence of
an interest in the land which will permit the
improvements to be made, and
The subdivider shall pay all costs and expenses of the
City related to acquisition of, or judicial confirmation
of the existence of, a public right-of-way across the
one-foot strip of land. Such costs and expenses shall
include, but not be limited to, court costs, appraisal
09/08/97 84-231
expenses, payment, if any, to parties having interests
which must be acquired, and legal fees (whether rendered
by City employees or outside counsel).
The City may require as part of the agreement, a deposit
and/or posting of other security to guarantee payment by
subdivider of all costs and expenses.
16. The. subdivider~hall..~enter..into an agreement~with the City of
~~ o palo Alto,_which addresses them performance standards and
~w+. -;.contingency measures-required.for.implementation of a hotel
~w~-~."parking’performance plan.." The implementation~of this plan
~zd and ~requirement for the agreement is outlined in the PC~~. District ordinance for the 6.82 acre hotel parcel (96-ZC-13).
The agreement shall be recorded with the approved Final Map at
the office of the Santa Clara County Recorder.
17. The final layout and design for the extension of Glenbrook
6~r~. Drive~.shall ’conform~ to .Article 9, ..~Section .902, ~meeting
~" specifications for emergencY vehicle access.
18. .Prior to ~recordation of the Final Subdivision Map, final
~ ~ landscaping and~irrigation plans, as well as other pertinent
improvement details including but not limited to above ground
.... utility boxes and.apparatus, shall be submitted for review and
~~ approval~ by the Architectural Review Board, the City’s
~" Planning Arborist, Utility Energy Service Division and
~~Planning Division.The. final plan shall include the
following:
~l~z~’a.. Specifications for the removal of fire damaged trees
along the north banks of Adobe Creek (south of hotel
parcel).. Trees shall be pruned to ensure adequate
clearance for the vehicular fire lane.
C ¯
A total of seven street trees shall be planted along the
.El camino Real frontage, spaced at intervals of .25 feet.
Tree species shall be Yarwood London Plane (Plantanus a.)
and planted at a 24 inch box size. Planting area shall
be a minimum of 3’ x 5’, including area for irrigation.
A total of 18 street trees shall be planted along the
Glenbrook Drive extension, spaced at intervals of 40
feet. Flowering Pear - "Redspire" (Pyrus calleryana) is
an acceptable species, planted at a 36" box size.
09/08/9v s -232
Planting area shall be a minimum of 3’ x 5’, including
area for irrigation.
All trees with trunk diameters of 6" or greater that are
to be removed (as per Sheet L-l, Preliminary Landscape
Plan dated December 19, i996 and Sheet TRP, Tree Removal
Plan dated December 19, .1996) shall be shown on the final
landscape plan. Tree replacement shall be two new trees
¯ ~for~each~0tree~.lost/permanently~ removed, ~,planted at a
50/50 size mix of 24..inch and.36_inch, box size. A mix of
...~deciduous and-evergreen..species, shallbe provided for all
-replacement .trees, as approved by the City’s Planning
Arborist.
Landscaping for the "gateway" feature bordering E1 Camino
Real and Adobe Creek shall include 6-7 Coast Redwood
(Sequoia sempervirens) or Deodara Cedar (Cedrus deodar)’
planted at a 48" box size, arranged with shorter trees in
~the’.foreground~ The -Fremont~--.Cottonwood (Populus
.fremontii) species is not acceptable andshall~be deleted
~from the plan. The landscaping details for the "gateway"
feature shall .include plans, for construction .and
.~installation.of.a_.monument-type entry sign to Palo Alto.
Thesign shall-be-designed based.on-~consultationwith the
~Public Works Operations Division. and in ~accordance with
the.sign_specifications provided by the City.
The final landscaping andoirrigation~plans shall show an
area for two pad mounted transformers for the residential
portion of the subdivision, one between Lots 13~ and 14,
and one between Lots 6 and 7. An area for one above
ground switch/LB cabinet is required at Lot 4. An area
shall be identified for a new pad mounted transformer
along the E1 Camino Real frontage, to serve the hotel
facility/parcel. All utility equipment shall be screened
with landscaping, as approved by the Utilities Department
and the ARB.
Final specifications for street lighting along the
extension of Glenbrook Drive.
Specifications and/or plans for perimeter fencing along
the northern, western and southern property boundaries of
the 6.82 acre hotel parcel. For details of this
requirement, see condition ll.f. of the Standard
Conditions of Approval for 96-ZC-13 and 96-ARB-168.
09/08/97 84-233
Specifications and/or plans addressing landscape
trea£ment, tree protection, parking lot lighting, hotel
signage, pavement materials, on-site bicycle parking and
pedestrian path details for the 6.82 acre hotel Parcel.
For details of this requirement, see conditions ll.g.
through ii.i. of the Standard Conditions of Approval for
96-ZC-13 and 96-ARB-168.
19. Submittal of~a,~-treeprotection plan,.prepared~by.a.certified
.... -arborist,-for review_and approval bythe..Planning.Division and
-_the _City’s _Planning_.-Arborist, and implemented prior to
C~w~A~._-demolition,...grading.and throughout construction. The plan
~%~. shall include implementation of the recommendations contained
~~i n Sheet L-l,-Preliminary Landscape Plan (Royston, Hanamoto,
Alley & Abey), dated December 19, 1996, and Sheet TRP, Tree~~ Removal Plan, dated December 19, 1996. The plan shall
~~ preserve and protect trees that are not proposed for removal
~’~ . on Sheet TRP (T[ee Removal Plan). If additional tree removal
’~~~o~necessary, it ~shallbe-.accompanied~ by ~a~eport~from a
certified arborist and a re-planting ratio.of 2:1. The plan
shall survey and accurately map all trees to be protected and
shall include measures for their protection during
...... construction~including_a.temporary~construction.fence to be
~erected-around each.tree, or~tree cluster that is to be saved.
.The fence.shall consist of~portable cyclone fencing or wire
..... ~mesh,.security~attached to metal posts driven into the ground,
or alternative fencing approved in writing by the Planning
Division. The purpose of "the fencing is to keep all
construction activity and storage outside the dripline of the
trees. It shall be erected before any construction machinery
enters the site, and shall not be removed until the final
landscaping grading is completed. The site and landscaping
plan shall be designed to provide tree roots with air and
water through use of perforated paving or other, permeable
surfaces. In order to ensure the protection of the creek
during construction, the existingchain-link fence that is
located immediately south of the southern, one way access road
(hotel site)shall be maintained, in-place, during
construction.This chain-link fence shall be extended
westward, along the southern property boundaries of
residential lots #1-4, terminating at the southwest border of
the subject property.
20. All new development on the proposed single-family residential
6~~lots shall be subject to Palo Alto Unified School District
(PAUSD) school fees to be determined by the school districtm~+’¯
-09/08/97 84-234
Proof of fee payment to PAUSD shall be submitted to the" City
prior to issuance of a building permit for the single-family
residential lots.
The project sponsor shall be aware that services requiring 400
amps or greater will require a three-phase service.
22. The improvement plans shall show that all sidewalks
. bordering~crosslng .... t-he-,~roject ~site~shall.~be..repaired. in
accordance ~with Public Works standards. .Approximately 50
~/~._linealofeet of~.sidewalk on~+the E1 Camino Real°frontage shall.
¯ ~De~removed and replaced. The width of the sidewalk.must be
~,~9~ ~ eight (8) ~feet to.comply with ADA requirements. In addition,
~~ the E1 Camino Real driveway curb ramp shall be repaired or
+~a~4~ replaced. The sidewalk improvements may need to include the
~ ~ widening of the existing Santa Clara Valley Transportation
~. ~Authority (VTA) bus line stop #22, which fronts the subject
%~ ~o errp p y.This improvement shall be determined in
consultation with the ~A.
23. The Final Map_.shall show the.location .of all lot lines along
C~’~with~easements:~for~deed restricted areas and~reciprocal use of
-land for ~private yard areas, common ~driveways and parking
spaces.
24.. Easements~must ~be ~created over parcels ~crossed by storm
~A{~ drainage or other utility infrastructure. The storm drainage
~+. easement must extend to the creek outfall from the inlets on
the Glenbrook Drive extension. These easements shall be shown
on the Final Subdivision Map.
25. The applicant must apply to the Santa Clara County Assessor’s
~¢~ office for a tract number for this subdivision
26.The subdivider shall submit improvement plans for the design
of the improvements proposed for the public right-of-way and
all public utilities. These improvements shall be installed
by the subdivider, at the subdivider’s expense and shall be
~~guaranteed by bond or other form-of guarantee acceptable to
the City Attorney. All public improvements shall be
constructed by a licensed contractor and shall conform to the
City’s standard specifications, except as modified by this
approval (see City Standard Drawing 201). These plans shall
include the proposed modifications and improvements to the
main hotel driveway intersection with E1 Camino Real. The
final driveway alignment with E1 Camino Real shall be designed
in consultation with Caltrans, the City Transportation
Division and Public Works Engineering. The intersection
design shall include the installation of a second pedestrian
crosswalk over E1 Camino Real.
27.The subdivider shall enter into a subdivision agreement with
the City of Palo’Alto. The agreement shall be recorded with
~~ the approved Final Map at the office of the Santa Clara County
A9 ,~v~ RecordeD, and.~hall...guarantee the complet±on .of the public
~~. improvements (inclusive of funds to be submitted for City
~construction of;an-entrysign to Palo Alto, to be constructed
in the~approved ~gateway"area). This agreement shall include
the subdivider’sagreement to fulfill Program 13 of the Palo
Alto Comprehensive.Plan.-~.Housing Element, below.market rate
(BMR) housing program, through payment of in-lieu fees. The
executed agreement shall include the in-lieu fee program and
fee payment structure outlined in the letter to Carrasco &
Associates, Inc., from Ken~ Schreiber, City of Palo Alto
~Director of~ Planning and Commun’ity Development, ~dated May_f5,
1997. -This agreement requires that the housing_mitigationofee
-for the 14 vacant residential lots be paid to the City prior
to~-City Council~pproval~of~_the ~Final Subdivision Map. The
-agreement~.requ±res. that.~a -further mitigation ~fee be paid at
.the time _the _first -.~building.~permit -is~-_issued for each
residential lot.
28. A detailed site specific soils report must be submitted to and
~.~ approved by Public Works Engineering. This report must
include specific recommendations for street design and discuss
the suitability of the soil conditions for the proposed
development.
The tentative’map shall be valid for a period Of 24 months (2
years) from the date of final approval
During Construction
30.~onsistent with t~ approved constrw~tion logistics ~n, for
~first 12 month~following comm~ement of gradi~and
~o~~~on for t~ subdivis~on~mprovements, ~cons?ruin vehicle, acc~ to the wes~ single-family
~ residential~bdivision shal~e routed thr~h the hotel
~arcel to El C~ ~ ~~ rcel to El Camino Real.
ATTACHMENT C
This document is recorded for the
benefit of the City of Palo Alto
and is entitled to be recorded
free of charge in accordance with
Section 6103 of the Government Cod~
After Recordation, mail to:
OFFICE OF THE CITY ATTORNEY
250 Hamilton Avenue
Palo Alto, CA 94301
AGREEMENT BETWEEN SUBDIVIDER AND
CITY OF PALO ALTO
UNDER PROVISIONS OF TITLE 21 OF THE
PALOALTOMUNICIP~LL CODE
4290 E1 Camino Real Glenbrook Drive, Palo Alto, California
A.P.N. No. 167-09-004
Tract 9071
THIS AGREEMENT, made and executed this day of
, ~9~, by and between the CITY OF~P~_LO
ALTO, a municipal corporation of the State of California,
hereinafter referred to as "City", and, 4290 EL CAMINO PROPERTIES,
L.P., a California limited partnership, hereinafter referred to as
"Subdivider";
W I T N F~:
WHEREAS, Subdivider is the owner of that certain tract of
land situated in the City of Palo Alto, County of Santa Clara, State
of California, generally known and described as 4290 Camino Real,
Palo Alto, California (the "Property"); and.
WHEREAS, Subdivider has presented to City for approval a
.final subdivision map prepared -by Sandis Humber Jones, Civil
Engineers Surveyors, Planners, hereinafter referred to as the "Map"
and incorporated herein by this reference; and
WHEREAS, on September 22, 1997, City approved Subdivider’s
application for a tentative subdivision map, to subdivide one (I)
existing parcel into fifteen parcels (the "Project"), subject to
certain conditions including those hereinafter described; and
demolition and construction of certain private and public
improvements, and
WHEREAS, such condltlons xnclude
payment uu ~x ~ "~
1
981026 lac 0090015a
~ ~-~ ) p~-og~-aEL~ ~ f~ to comply with City’s
~,.~~~-~~:~I~,~!~i)~i~ program requirement for subdivisions,
as set forth in former Program 13 (now Program H-20) of the Housing
Element of City’s Comprehensive Plan; and
WHEREAS, Subdivider has requested approval of the Map
prior to the demolition, construction and completion of the required
improvements and the payment in full of the BMR fees; and
WHEREAS, City desires to assure that said proposed
~improvements will be done in a good and workmanlike manner and in
accordance with the laws now in force and effect in the City of Palo
~hlto, California, particularly, but not exclusively, Titles 16, 18,
and 21 of the Palo Alto Municipal Code;
NOW, THEREFORE, for and in consideration of the approval
of the Map and the acceptance of the dedications offered therein,
and in order to insure satisfactory performance by Subdivider of
Subdivider’s obligations under the Subdivision-Map Act and the Palo
A~to Municipal Code, the parties hereto mutually covenant and agree
as follows:
I. Performance~of Work. Subdivider shall, at its own
cost and expense, do and perform, or cause to be done or performed,
in a good and workmanlike manner, all of the work and improvements,
within and/or without the subdivision, which are shown on the Map,
or on plans, profiles and specifications which have been submitted
to the City Engineer or may hereafter be so submitted, as finally
approved, or which improvements are required as conditions of
approval of the subdivision by the City, or are required to be done
by any provision of law as a condition of said subdivision. Said
public and private improvements include, but are not limited to,
utilities, streets, street trees, landscaping, irrigation, street
lights, and drainage improvements.
2. ~u~. Work to be performed hereunder shall be
done to the satisfaction of the City Engineer. All improvements
have been shown in detail upon the plans, profiles and
specifications which have been prepared by engineers acting for
Subdivider. No work on the improvements shall be commenced until
said plans, profiles and specifications have been submitted to and
approved by the City Engineer, and all improvements shall be
constructed in accordance with said plans, profiles and
specifications. Subdivider shall do, or cause to be done, all work
and furnish all materials.necessarY, in the City Engineer’s opinion
and on his or her order, to complete the improvements in accordance
with said plans, profiles and specifications, or with any changes
required or ordered by the City Engineer, which in his or her
opinion are necessary or required to complete the work. The cost of
checking the plans, profiles and specifications, and of all
inspections Of the work, have been or shall be paid by Subdivider.
Improvements and methods of installation shall, at a minimum, meet
2
9810261~ 0090015a,
the standards set forth in the "Standard Specifications of the City
of Palo Alto," dated December 1992, ("Standard Specifications") as
from time to time amended, which document is incorporated herein by
this reference, and provisions of the Palo Alto Municipal .Code
relating to construction.
3."_’. Subdivider shall cause to
be made, at Subdivider’s cost and expense, soils and geologic tests
by a qualified civil engineer and shall file, or cause to be filed
with the City a report or reports satisfactory to the City Engineer
indicating gradation, bearing and resistance value of soils within
the subdivision and setting forth recommendations for or constraints
on the nature of required improvements and for development of the
Property. All clearing and earthwork shall be accomplished in
accordance with the plans and required recommendations of the soils
report under the supervision of the Soils Engineer. Subdivider
shall also cause to be made, at Subdivider’s cost and expense, all
compaction tests necessary to determine that the utility trenches
have been satisfactorily compacted. Subdivider shall provide a
soils engineer’s certified letter of compliance, verifying that the
earthwork has been completed in accordance wit~ the plans and
recommendations of the soils report.
4. Time of Completion. All work and improvements and
site grading under this agreement shall be completed within twenty-
four ~(24) months of recordation of the final subdivision map and
prior to the issuance of any occupancy permit for occupancy any lot
other than Lot 15 of the Project. The time for completion may be
extended only for good cause upon approval by the City Manager and
pursuant to the provisions of the Palo Alto Municipal Code.
agreement.
Time of Essg~iG_~. Time is of the essence of this
6. Pa_vment of Costs. Without limitation, Subdivider
shall pay, or cause to be paid, all costs and expenses related to or
arising from the performance of any work hereunder, including, but
not limited to, payment for any materials, provisions, and other
supplies used in, upon, for or about said work, and for work or
labor thereon of any kind, and for amounts due under the
Unemployment Insurance Act of the State of California, with respect
to such work or labor.
7. ~. The City Engineer shall have
the right to reject any and all work to be performed under this
agreement if such work does not conform, in his sole judgment, with
the plans, profiles and specifications mentioned herein and with the
ordinances and standards of City.
8. ~. Notwithstanding the fact that
Subdivider’s plans, profiles and specifications, completion of work,
and other acts to be performed hereunder are subject to approval by
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981026 lao 0090015a
City, it is understood and agreed that any approval by City shall in
no way relieve Subdivider of satisfactorily performing said work or
its obligations hereunder. Subdivider warrants that the plans,
profiles and specifications submitted shall conform at a minimum to
the Standard Specifications and the Palo Alto Municipal Code, and
that they are adequate to accomplish the work in a good and
workmanlike manner, and in accordance with sound construction
practices.
9. Repairs and Replacement. Subdivider shall replace,
or have replaced, or repair, or have repaired, all work and
improvements described in Section 1 of this Agreement and monuments
shown on the Map which have been destroyed or damaged prior to final
acceptance of the completed work by the City Engineer, and
Subdivider shall repair, or have repaired, replace, or have
replaced, or pay to the owner, the entire cost of replacement or
repairs, of any and all property damaged or destroyed, by reason of
any work done hereunder, prior to final acceptance of the completed
work by the City Engineer, whether such property be owned by the
United States or any agency or political subdivision thereof, or by
the City or by any public or private corporation, or by any person
whomsoever, or by any combination of such owners. Any such repair
or replacement shall be to the satisfaction, and subject to the
approval, of the City Engineer.
Subdivider shall repair, .or cause to be repaired, any
damage to the improvementsconstructed pursuant to this agreement
which may occur after installation to the satisfaction of the City
Engineer and prior to release of the certificate of deposit posted
by Subdivider and/or final acceptance of the completed work.
i0. Warranty. Without limiting the foregoing, Subdivider
expressly warrants and guarantees all work performed hereunder and
all materials used therein for a period of three (3) years after
completion and final acceptance thereof by the City Engineer. If
within said three (3) year period any structure or part of any
structure furnished and/or installed or constructed, or caused to be
installed or constructed by Subdivider, or any of the work done
under this agreement, fails to fulfill any of the requirements of
this agreement, or the specifications referred to herein as a result
of the inadequate workmanship or materials, Subdivider shall,
without delay and without any cost to City, repair and replace or
reconstruct any defective or otherwise unsatisfactory part or parts
of the work or structure. Should Subdivider fail to act promptly or
in accordance with this requirement, or should the exigencies of the
situation require repairs or replacements to be made before
Subdivider can be notified, City may, at its option, make the
necessary repairs and replacements or perform the necessary work,
and Subdivider shall pay to the City the actual cost of such repairs
and replacement.
4
9B1026 |~ 0090015a
ii. Breach of Agreement; Performance by CJ~. If
Subdivider shall refuse or fail to satisfactorily complete any of
the work and improvements provided for herein within the time
specified above, or any extension or extensions thereof, or if delay
in the construction of any portion of the improvements shall, in the
opinion of the City Engineer, endanger property outside the
boundaries of said tract, or if Subdivider should be adjudged a
bankrupt, or shall make a general assignment for the benefit of
Subdivider’s creditors, or if a receiver should be appointed in the
event of Subdivider’s insolvency, or if Subdivider, or any of
Subdivider’s contractors, subcontractors, agents or employees,
should violate any of the provisions of this agreement, the City
Engineer or City Council or its designated representative may serve
written notice upon Subdivider for breach of this agreement, or any
portion hereof.
In the ev4nt of any such notice, City may, without
relieving Subdivider of any of its obligations hereunder, take over
any or all of the work and prosecute the same to completion, by
contract or by any other method City may deem advisable, for the
account, and at the expense of Subdivider, and the full cost and
expense of said work done by City shall be recovered by City from
Subdivider.
12. Estimate of Improvement Costs; SecuritM. The
estimated cost for the demolition of the structures and improvements
to be constructed under this agreement, exclusive.of Below Market
Rate obligations described in Section 24 below, is Eight Hundred and
Seventy-One Thousand Dollars ($871,000). Said estimate includes
applicable amounts for the expense of checking plans and for
inspection of work hereunder. A full and detailed accounting of
said estimate is set forth in Exhibit "A" which is attached hereto
and incorporated herein by this reference. The e~timated co~t of
" -- ,- ~ 2 -- - L 2 ____ ~ _ ~ ........... ¯ ~ -- T "w~2 T T ..... ~ - _ _
Contemporaneous with the execution of this agreement,
Subdivider shall file with City acceptable surety bond(s) or
certificate(s) of deposit with the City of Palo Alto named as
beneficiary and in the total sum of the estimated costs set forth
above, to guarantee faithful performance of all of the provisions of
this agreement and compliance with all of the provisions of the Palo
Alto Municipal Code, including Titles 16, 18, and 21, and with
respect to those items described in Exhibit"A," to secure payment to
the contractor, his or hersubcontractor and to persons renting
equipment or furnishing labor or materials to them for the
improvements required under this agreement. Following acceptance
of the work by City and upon request of Subdivider, the amount of
the security may be reduced to ten percent (10%) of the above-stated
amount, to guarantee and warranty the work for the warranty period
described in Section I0 of this agreement. ~
5
9810261~ 0090015a
Gull upon th& p&~L÷nt~ of all 6~ou~-~t~ dua un~r Section 24, o~-, &~
13. Permits: Compliance with Law. Subdivider shall, at
Subdiv±der’s expense, obtain all necessary permits and licenses for
the work and improvements hereunder, give all necessary notices and
pay all fees and taxes required by law. In the performance of this
agreement, Subdivider shall comply with all laws, ordinances,
regulations and rules of all governmental agencies having
jurisdiction therefor, including but not limited to, the provisions
of the Labor Code of the State of California.
14. Inspection by CitM. Subdivider shall at all times
maintain proper facilities and provide safe access for inspection by
City to all parts of the work.
15. Subdivider Not Agent of City. Neither Subdivider nor
Subdivider’s contractors, subcontractors, agents, officers, or
employees are agents or empioyees of City, and ~Subdivider’s
relationship to City, if any, arising herefrom is strictly that of
an independent contractor.
16. ~. Neither City nor any of its officers,
agents, or employees shall be liable to Subdivider, its contractors,
subcontractors, officers, agents, or employees, for any error or
omission, or any obligation whatsoever, arising out of or in
connection with any work to be performed under this agreement.
City, its officers, agents, and employees shall not be liable to the
Subdivider or to any person, firm or corporation whatsoever, for any
error or omission, or any obligation or liability whatsoever,
arising out of or in connection with any work to be performed under
this agreement. City, its officers, agents, and employees shall not
be liable to Subdivider or to any person, firm, or corporation
whatsoever for any injury or damage that may result to any person or
property or any obligation whatsoever from any cause arising in, on,
or about the~land of Subdivider or from performance or failure to
perform any provision of this agreement. Subdivider hereby releases
and waives any claim it may possess or come to possess against City,
its officers, agents, and employees.
17. ~o Subdivider hereby agrees to and shall
protect, indemnify and hold City, its officers, agents, and
employees harmless from any and all liabilities, obligations,
damages, costs, injuries, or claims thereof, including but not
limited to, claims for damage or personal injury, including death,
and claims for property damage, arising in any manner from the
performance or~failure to perform the provisions-of this agreement.
Subdivider agrees to, and shall, defend City, its officers, agents,
and employees, from any suits or actions at law or in equity for
damages, liabilities, or obligations caused by or arising from, or
6
9810261~ 0090015~,
alleged to be caused by or arising from, the performance of this
agreement.
18. Use of Improvement~. Subdivider agrees that the use
of any and all of the public improvements hereinabove specified for
any purpose and by any person shall be at the sole and exclusive
risk of Subdivider at all times prior to final acceptance by City.
This shall in no way eliminate, discharge or lessen any of
Subdivider’s obligations and undertakings contained in this
agreement. The issuance of any occupancy permits by City for
dwellings located within the subdivision shall not be construed in
any manner to constitute acceptance or approval of any or all of the
improvements to be constructed hereunder.
19. ~D/!l~m~i¢~. Prior to the commencement of any work,
Subdivider shall furnish to City, on City’s standard form
certificate of insurance, satisfactory evidence of a policy of
liability insurance which shall be maintained at all times during
the performance of ’this agreement, in form and by a responsible
company satisfactory to City, insuring City, its officers, agents,
and employees against loss or liability arising out of the condition
of the premises or any of the work to be performed under this
agreement, including all costs of defending any claim arising as a
result thereof. Both bodily injury and property damage insurance
shall be on an occurrence basis, and said policy or policies shall
provide that the coverage afforded thereby shall be primary coverage
to the full limit of liability stated in the declarations, and that
if any of City insureds have other insurance against the loss
covered by said policy or policies, the other insurance shall be
excess only. Said policy or policies shall provide for minimum
limits in the amount of One Million Dollars ($I,000,000) for bodily
injury or death, each person, and One Million Dollars ($i,000,000)
for bodily injury or death, each occurrence, and One Million Dollars
($I,000,000) for property damage, each occurrence. Each policy
shall contain an endorsement that said policy shall not be canceled
or coverage reduced except upon thirty (30) days advance written
notice thereof to City. Subdivider will be required to obtain a
"Permit for Construction in a Public Street" ("Permit") prior to
constructing-any of the improvements set forth in paragraph 1 or
Exhibit "A" hereof. City will consider a request by Subdivider that
the insurance posted for the Permit also be used to satisfy the
°insurance obligation of this paragraph 19.
20. ’’_. Title to and ownership
of~all public improvements constructed hereunder shall vest
absolutely in City, upon completion and acceptance thereof by City.
21. ~i~il_~d~. Upon completion of all improvements,
subsequent to acceptance thereof by City, Subdivider shall supply
City with one (I) permanent (mylar--3 mil) reproducible set of "as-.
built" drawings. These drawings shall be certified as being "as-
builts" and shall reflect the job as actually constructed, with all
changes incorporated therein. The requirements of this paragraph 21
7
981026 |~c 0090015a
shall not apply to any private improvements to be performed
hereunder. However, Subdivider shall comply with all requirements
of Titles 16 and 18 of the Palo Alto Municipal Code concerning all
public and private improvements required to be performed hereunder.
22. ~otice O~ Conioletion. Subdivider shall file, or
cause to be filed, a Notice of Completion of the improvements herein
specified.
23. Final Inspection. Acceptance and Certification. All
of the improvements must be completed prior to the final inspection.
Notice in writing, requesting final inspection shall be submitted to
the City Engineer at least five (5)~ days prior to the anticipated
date. Upon the satisfactory completion of the improvements by
Subdivider, the City Engineer shall certify that the work of said
improvements has been satisfactorily completed. Such certification
shall be made in writing in accordance with standard City
procedures.
24. Below-Market-Rate Program In-Lieu i~--P~y~ent. In
conformance with City’s Below Market Rate (~BMR") housing program
requirements (former Program 13 and current Program H-20 of the
Housing Element of the Comprehensive Plan) and the conditions of the
tentative map, Subdivider agrees to perform the following:
i. The total housing mitigation Tm~g~@~,~ will be
collected in two stages based on:
(a) the appraised value of the vacant lots, and
(b)the estimated value of the
improvements to be constructed.
2. A h’ousing mitigation q~-~~I on the vacant
lots equal to five percent (5%) of the sum or.the appraised value of
each of Lots 1 though 14 must be paid to the City prior to City
Council approval of the final subdivision map. The amount payable
has been determined to be Two Hundred and Thirty-Three Thousand
Dollars ($233,000).
3. A further mitigation ~~ based on the
estimated value of the proposed improvements shall be paid by the
Subdivider at the issuance of the first building permit for each
lot. This ~~ shall be equal for five percent (5%) of the
value of the improvements as determined using the most recent
International Conference of Building Officials (ICBO) Building
Standards, ~Building Valuation Data" in effect as of the date the
building permit application. The calculation shall use the ~good"
cost per square foot figure and the San Francisco area regional
modifier applied to the greater of 1,750 square feet or the total
actual square footage of improvements~ shown on the plans submitted
to the City for the building permit. The total square footage of
8
9810261~ 0090015a
improvements shall include basement space unless the basements are
semi-finished or unfinished, in which case the lower basement rates
s~ecified in the ICBO data shall be used. Square footage for
garages shall be calculated using the ICBO rate for wood frame
garages.~
4. The mitigation T~e~~ described in paragraph
5 above shall be increased by an additional amount equal to forty
percent (40%) of the ICBO valuation, in order to account for
estimated soft costs, fixtures, finishing details, appliances and
floor coverings, etc. that are not included in the ~Building
Valuation Data." The purpose of this is to utilize an estimated
value of the improvements comparable to actual developers costs for
a completed home. For purposes of providing security for the
performance of this covenant only, the estimated amount of such
~~~ is Two Hundred and Ninety Thousand Dollars ($290,000.)
The provisions of this condition 24 were negotiated between the City
and the project applicant, and are based upon that letter from the
Director of Planning and Community Environment to Tony Carrasco,
Carrasco and Associates, dated May 15, 1997. In the event of
conflict between the letter and this Agreement, the terms of this
Agreement shall prevail.
2~ ~. Neither this agreement, nor
any part hereof, shall be assignable by Subdivider without the
written consent of City. Any attempted assignment without first
obtaining such consent shall be void and of no effect.
2~. ’ i n r . The terms, covenants and
conditions of this agreement shall run with the land and shall apply
to, and shall bind, the heirs, successors, executors,
administrators, assigns, contractors,, and subcontractors of the
parties.
9
9810261~ 0090015a
2~. ~. The prevailing party in
any action brought to enforce the terms of this agreement or arising
out of this agreement may recover from the other party its
reasonable costs and attorneys’ fees expended in connection with
such an action.
9810261~ 00900
2~. ~kl~- All notices hereunder¯ shall be given in
writing and mailed, postage prepaid, by certified mail, addressed as
follows:
To City:Office of the City Clerk
250 Hamilton Avenue
Palo Alto, CA 94301
To Subdivider:B. B. Patel
4290 E1 Camino Properties, L.P.
4290 E1 Camino Real
Palo Alto, CA 94306
INWITNESS WHEREOF, the parties hereto have caused this
agreement to be executed in duplicate the day and year first above
written.
APPROVED AS TO FORM:CITY OF PALO ALTO
Senior Asst. City Attorney
APPROVED:
Director of Public Works
Director of Planning and
Community Services
A.P.N. Nos: 167&09-004
City Manager
4290 E1 CAMINO PROPERTIES,
L.P., A California Limited
Partnership
By:
4290 E1 CAMINO PROPERTIES,
INC., A California Corporation
as General Partner
By:
Name: B. B. Patel
Title: President
By:
Name: Praful C. Pat~
Title: /~y
(Co, fiance with Corp. Code 5 313 is
required if the entity on whose behalf
this contract is signed is a corporation.
In the alternative, a certified corporate
resolution attesting to the signatory
authority of the individuals signing in
their respective capacities is acceptable)
11
9810261~ 0090015a
CERTIFICATE OF ACKNOWLEDGMENT
(Civil Code § 1189)
STATE OF
COUNTY OF
)
))
On , before me, , a
notary public in and for said County, personally appeared
, personally known to me (or proved to me
on the basis of satisfactory evidence) to be the person(s) whose
name(s) is/are subscribed to the within instrument, and acknowledged
to me that he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their~ signature(s) on the
instrument the person(s), or the entity upon behalf of which the
person(s) acted, executed the instrument.
WITNESS my hand and official seal.
12
9810261~ 0090015a
CERTIFICATE OF ACKNOWLEDGMENT
(Civil Code § 1189)
STATE OF
COUNTY OF
))
)
On ,before me,, a
notary public in and for said County, personally
appeared , personally known to me (or
proved to me on the basis of satisfactory evidence) to be the
person(s) whose name(s) is/are subscribed to the within instrument,
and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their
signature(s) on the instrument the person(s), or the entity upon
behalf of which the person(s) acted, executed the instrument.
WITNESS my hand and official seal.
139810261~0090015a
CERTIFICATE OF ACKNOWLEDGMENT
(Civil Code § 1189)
STATE OF
COUNTY OF
)
)
)
On , before me, , a
notary public in and for said County, personally appeared
, personally known to me (or proved
to me on the basis of satisfactory evidence) to be the person(s)
whose name(s) is/are subscribed to the within instrument, and
acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their
signature(s) on the instrument the person(s), ’or the entity upon
behalf of which the person(s) acted, executed the instrument.
WITNESS my hand and official seal.
14
981026 !~ 0090015a