HomeMy WebLinkAbout2007-24RESOLUTION NO. 2007-24
APPROVING DEVELOPMENT PLAN REQUEST DEV07-0052 AND LAND
USE PERMIT REQUEST DEV07-0053 AUTHORIZING BUILDING
MODIFICATIONS AND LANDSCAPE/HARDSCAPE MODIFICATIONS
INVOLVING A 5,184 SQUARE FOOT TENANT SPACE IN THE IRON HORSE
PLAZA SHOPPING CENTER TO ACCOMMODATE OCCUPANCY BY CHOW
RESTAURANT, AUTHORIZING THE DEVELOPMENT AND USE OF
EXTERIOR SEATING FOR THE RESTAURANT AND AUTHORIZING
MODIFICATION TO THE EXISTING ON-SITE PARKING AREA SERVING
THE IRON HORSE PLAZA SHOPPING CENTER
(445 RAILROAD AVENUE - APN: 208-340-004)
WHEREAS, Alamo Group Iron Horse, LLC (Property Owners) and Chow Food and
Drink (Applicants) have requested approval of Development Plan request DEV07-
0052 and Land Use Permit request DEV07-0053 involving a proposed tenant
occupancy by Chow Restaurant in a 5,184 square foot tenant space; and
WHEREAS, the subject tenant space is identified as Building 2 of the 4.4+/- space
within the Iron Horse Plaza Shopping Center, located at the southwest corner of the
intersection of San Ramon Valley Boulevard and Railroad Avenue and further
identified as Assessor's .Parcel Numbers 208-340-004; and
WHEREAS, the applications seek authorization to allow occupancy of a former
retail space by a restaurant use (i.e., Chow Restaurant) which is proposed to have a
maximum interior seat count of 126 seats, a maximum exterior seat count of 93 seats,
and is proposing the establishment of a mezzanine storage area (within the existing
roofline of the tenant space), modification of the on site parking lot (to change to a
one-way aisle system and to expand available parking from 112 spaces to up to 127
spaces), and the construction of a new trash enclosure area; and
WHEREAS, the Planning Commission did review the project at a noticed public
hearing on December 11, 2007; and
WHEREAS, the development plan and land use permit requests are exempt from
the requirements of the California Environmental Quality Act (CEQA); and
WHEREAS, the public notice of this action was given in all respects as required by
law; and
PAGE 1 OF RESOLUTION N0.2007-24
WHEREAS, a staff report was submitted recommending that the Planning
Commission approve Development Plan request DEV07-0052 and Land Use Permit
request DEV07-0053; and
WHEREAS, the Planning Commission did hear and consider all reports,
recommendations, and testimony submitted in writing and presented at the hearing;
now, therefore, be it
WHEREAS, that the Planning Commission of the Town of Danville approves
Development Plan request DEV07-0052 and Land Use Permit request DEV07-0053
and makes the following findings in support of that action:
FINDINGS OF APPROVAL -Development Plan Request DEV07-0052:
1. The proposed improvements to the subject tenant space in the Iron Horse
Plaza Shopping Center and the associated improvements to the on site
parking and driveway areas serving the center will not be detrimental to the
health, safety, and general welfare of the Town and will serve to improve
access to, and through, the center and to provide necessary parking.
2. The proposed improvements will not adversely affect the orderly
development of property within the Town nor affect the preservation of
property values and the protection of the tax base within the Town.
3. The applicant intends to commence phased installation of the improvements
authorized under this approval within twelve months from the effective date
of plan approval.
4. The proposed improvements are consistent with the General Plan and
applicable development regulations.
5. The proposed improvements will fit harmoniously into, and will have no
adverse effects upon, the adjacent or surrounding development.
CONDITIONS OF APPROVAL -Development Plan Request DEV07-0052:
1. This development plan approval authorizes physical modifications to the
exterior of the 5,184 square foot tenant space identified as Building 2 in the
Iron Horse Plaza Shopping Center, with such improvements authorized to
accommodate the occupancy by Chow Restaurant. Associated improvements
include the interior tenant improvements (including creation of a mezzanine
PAGE 2 OF RESOLUTION N0.2007-24
storage area); site improvements made to accommodate the creation of an
exterior seating area for the restaurant; and modifications to the on site
parking lot to add parking spaces and to add a new trash enclosure area.
Except as provided for by these conditions of approval, the improvements
shall be substantially consistent with the plans entitled "Chow Food Drink",
consisting of nine sheets as prepared by Jernigan Design Associates and
dated received by the Planning Division on December 5, 2007. Except as
provided for by these conditions of approval, the improvements to the on site
parking lot shall be substantially consistent with the plans entitled
"Andronico's Parking Lot Schematic Design', consisting of one sheet as
prepared by BKF Engineers, Surveyors and Planners and dated received by
the Planning Division on November 14, 2007. Improvements associated with
this approval shall be modified to be substantially consistent with the staff
study prepared for the project dated December 7, 2007:
2. Within thirty days of the effective date of this approval, the developer shall
reimburse the Town for notifying surrounding residents and interested
parties of the public hearing for the project. The fee shall be $267.68 (196
notices X $0.83 per notice plus $105.00).
*3. Prior to the issuance of grading or building permits, the developer shall
submit written documentation that all requirements of the San Ramon Valley
Fire Protection District have been, or will be, met to the satisfaction of the
District.
*4. All exterior construction activity shall be restricted to the period between the
weekday hours of 7:30 a.m. to 5:30 p.m. (Mondays through Fridays), unless
otherwise approved in writing by the City Engineer for general construction
activity and the Chief Building Official for building construction activity.
*5. The developer shall provide security fencing, to the satisfaction of the City
Engineer and/or the Chief Building Official, around the site during
construction of the project.
*6. The applicant shall prepare and submit final landscape and irrigation plans
(with planting shown at 1"=20' scale) for review and approval by the
Planning Division.
*7. All plant material installed in connection with this project shall be served by
an automatic underground irrigation system and maintained in a healthy
growing condition.
PAGE 3 OF RESOLUTION N0.2007-24
8. Final architectural elevations, details and revisions shall be submitted for
review and approval by the Design Review Board (DRB) prior to issuance of
building permits. for the project. Eight full sized sets of the pertinent sheets of
the construction drawings for the project shall be submitted to the Planning
Division for DRB review concurrent with, or prior to, the developer initiating
the Building Division plan check process. Outstanding issues that require
follow-up DRB review that shall be addressed as part of this review include:
(a) the manner the existing metal awnings on the building are refaced; (b) the
treatment of the "gap" on the southeast building wall created by the removal
of the semi-circle metal canopy; (c) the design of the new canopy at the
proposed main restaurant entry; (d) review of method of window tinting of
selected windows on the parking lot side of the project; (e) design of the
privacy fence along the Railroad Avenue frontage that is proposed to screen
the restaurant's delivery area; (f) review of the new trash enclosure structure;
and the construction details for the raised landscape planters and the
combination retaining wall/bench structures.
9. Permanent business identification signs for the restaurant are subject to
separate review under of Sign Review Permit. If artistic neon is use for the
sign(s), the review of the Sign Review Permit shall be by DRB.
10. The proposed modifications of the on site parking lot shall be subject to
review and approval by the Engineering Division by way of an applicant
submittal of project improvement plans. If that review results in the net
reduction of new spaces that can be added, the reduction of on site parking
shall be addressed through payment of parking in lieu fees. The
improvement plans prepared for the project shall addressed the- following
issues:
a. The proposed drive aisle widths shall be widened from 15'-9" to a
minimum width of 17'-0" to provide for safe maneuverability through
the parking lot. The additional parking lot width necessary to meet
this minimum aisle width standard shall be secured by narrowing the
existing landscape planter along the Iron Horse Trail.
b. The presence of existing. fire hydrant and fire sprinkler equipment that
exists in the parking lot shall be addressed. A reduction in the ,overall
parking space count shall be required if the equipment needs to be
within raised landscape planter areas to satisfy the requirements of the
San Ramon Valley Fire Protection District.
PAGE 4 OF RESOLUTION N0.2007-24
c. The design of the parking lot shall be modified as may be necessary to
accommodate vehicular needs of the 60'+/- length tractor-trailer trucks
serving the food market.
d. The design of the parking lot shall be modified to reduce the number of
accessible parking spaces to the minimum number required by code
(i.e., five spaces where the lot is between 101 and 150 total parking
spaces).
e. The design of the parking lot shall be modified as may be necessary to
meet the Danville Municipal Code standard that requires an area not
less than 5 % of the total parking area to be devoted to landscaping. To
the extent feasible, the ,compact-sized parking spaces used in the lot
shall be placed within the center parking aisle to allow pairing of
spaces with a corresponding provision of 8' x 8' raised landscape
islands between the spaces.
f. The improvement plans shall reflect improvements .necessary to
comply with the County's Clean Water Program's NPDES Permit.
g. The parking lot modification plan shall be modified to eliminate one of
two planned accessible parking spaces near the tower element of the
subject tenant space and to reflect a shuffling of the placement of that
space and nearby standard-sized and compact-sized spaces to allow
the accessible space to be located to place the unloading ramp between
the two established trees at the north side of the tower (to allow both
trees to be retained).
h. The light poles in the parking lot shall be relocated as part of the
parking lot modification project. A minimum of six light standards
shall be retained in the parking lot. The modified placement of these
light poles in the lot shall be subject to review and approval by the
Engineering Division.
11. The design of the new trash enclosure shall be substantially consistent with
the existing, abutting trash enclosure and shall be subject to .review and
approval by DRB. The location of the proposed enclosure shall be checked
against easements encumbering the property for possible development of a
future light rail transit system along the Iron Horse Trail corridor. The
location of the proposed enclosure shall be subject to review and comment
from PG&E as it may relate to the presence of the existing transformer that
PAGE 5 OF RESOLUTION N0.2007-24
occupies the area between the existing and proposed enclosures. The
installation of the new trash enclosure is at the discretion of the property
owner. If a decision is made to make use of the existing facilities rather than
adding a new trash enclosure, the area proposed for the trash enclosure shall
be converted for parking and/or landscaping use. Unless otherwise
authorized through the DRB review process, the new enclosure shall include
six-foot minimum height masonry walls; steel framed gates (faced with wood
bolted to the gates); self-closing and self-la#ching gate assembly; a drain
connected to the sanitary sewer; and drainage improvements to prevent
storm water run-off from entering the enclosure from adjacent surfaces. Prior
to the issuance of a building permit for the enclosure, the applicant shall
document that the trash/recycling areas are appropriately sized and located.
12. The design and layout of the exterior seating area shall be subject to review
and approval by the San Ramon Valley Fire Protection District. The presence
of an existing fire hydrant and fire riser, respectively located within and at the
perimeter of the area, necessitates a review by the District before the plans are
finalized and implemented. Changes to this area necessitated by either the
District's review or through the Alcoholic Beverage Control (ABC) license
review shall be subject to review and approval by the Planning Division.
13. A construction phasing plan for the parking lot modifications- shall be
prepared by the applicant with a goal of minimizing the impact on municipal
parking and of maintaining a measurable portion of the on site spaces for
customer use during construction. This plan shall be subject to review and
approval by the Engineering Division prior to the issuance of a building
permit for the tenant space improvements.
14. Wall-mounted exterior space heaters shall not be placed so as to be viewable
from San Ramon Valley Blvd. or Railroad Avenue. The number and location
of gas "mushroom' heaters, if proposed, shall be subject to review and
approval by the Planning Division prior to installation.
15. The restaurant tenant shall have the ongoing responsibility to provide
seasonal color accent planting within the unplanted "crosshatch" voids in the
existing raised landscape planter along Railroad Ave.
16. The property owner shall prepare and submit a draft parking management
agreement for Planning Division review and approval that will serve to
require restaurant and food market employees to park outside the on site
parking area. The agreement shall be subject to review and approval by the
PAGE 6 OF RESOLUTION N0.2007-24
Planning Division prior to occupancy of the restaurant tenant space. The
approved agreement shall be referenced by all future commercial lease
agreements involving the shopping center.
17. The property owner shall prepare and submit a draft truck delivery
management plan for Planning Division review and approval that shall serve
to regulate against early hour truck arrivals and deliveries that would be
disruptive to surrounding residents while also regulating against arrival
times/practices that would conflict with the functioning of the on site parking
lot.
18. A minimum of three parking spaces along the south side of the food market
shall be modified in size to allow these spaces to serve as unloading spaces
for step-van sized delivery trucks (e.g., bread trucks). These spaces shall be
appropriately identified for restricted use as delivery parking areas.
*19. All mud or dirt carried off the construction site onto adjacent streets shall be
swept each day. Water flushing of site debris or sediment or concrete
washing is expressly prohibited.
*20. Any damage to street improvements now existing or done during
construction on or adjacent to the subject property shall be repaired to the
satisfaction of the Engineering Division, at full expense to the developer. This
shall include slurry seal, overlay or street reconstruction if deemed warranted
by the Engineering Division.
*21. All improvements within the public right-of-way, including curb, gutter,
sidewalks, driveways, paving and utilities, shall be constructed in accordance
with approved standards and/ or plans and shall comply with the standard
plans and specifications of the Development Services Department and
Chapters XII and XXXI of the Danville Municipal Code. At the time project
improvement plans are submitted, the developer shall supply to the
Engineering Division an up-to-date title report for the subject property.
*22. Handicapped ramps shall be provided and located as required by the
Engineering Division.
*23. The project shall be constructed as approved. Minor modifications in the
design, but not the use, may be approved by the Plaruung Division. Any
other change will require Planning Commission approval through the
Revised Final Development Plan application and review process.
PAGE 7 OF RESOLUTION N0.2007-24
*24 As a part of the issuance of a demolition permit and/ or building permit for
the tenant remodel project, the applicant shall submit a recycling plan for
building and construction materials and the disposition of green waste
generated from land clearing on the site. The applicant shall provide the
Planning Division with written documentation (e.g., receipts and/or records)
indicating that waste materials created from the demolition of existing tenant
improvements and parking lot and the construction of new improvements
were/are being recycled according to their recycling plan, or in an equivalent
manner.
*25. The exhaust system serving the pizza oven for the restaurant shall be fitted
with air cleaning systems to reduce smoke and odors emanating from these
uses to an efficiency level of 95-99% by particle count, or as otherwise
determined acceptable by the Development Services Department.
26. The applicant shall work with staff, in conjunction with the preparation and
review of project improvement plans, to locate additional bicycle parking
facilities to serve the employees and customers of the shopping center.
FINDINGS OF APPROVAL -Land Use Permit Request DEV07-0053:
1. The proposed exterior dining area will not be detrimental to the to the health,
safety, and general welfare of the Town.
2. The land use will not adversely affect the orderly development of property
within the Town.
3. The land use will not adversely affect the preservation of property values and
the protection of the tax base within the Town.
4. The land use will not adversely affect the policy and goals as set by the
Danville 2010 General Plan.
5. The land use will not create a nuisance and/or enforcement problem within
the neighborhood or community and will be consistent with the design and
layout for the Iron Horse Plaza Shopping Center.
6. The land use will not encourage marginal development within the
neighborhood as the development of exterior restaurant seating will be
appropriately buffered from surrounding public sidewalks and pedestrian
PAGE 8 OF RESOLUTION N0.2007-24
and vehicular access to, and around, the site will not be compromised with
the establishment of the land use.
CONDITIONS OF APPROVAL -Land Use Permit Request DEV07-0053:
1. This land use permit approval authorizes the establishment of exterior seating
for Chow Restaurant in the Iron Horse Plaza Shopping Center, providing for
a maximum of 93 exterior seats located along the southwestern to
southeastern sides of the restaurant and setting the maximum interior seating
count at 126 seats. The property address for the restaurant is 445 Railroad
Avenue, being the 5,184 square foot single-tenant space to be created in
Building 2 of .the shopping center. Exterior seating shall be established and
maintained in substantial conformance with the seating layout depicted on
the Town of Danville prepared staff study labeled "Exterior Seating -Chow
Restaurant" dated December 6, 2007 (see Attachment A of this approval).
Except as authorized below, no overflow tables or chairs that create a seating
count higher than authorized under this approval shall be provided for the
restaurant's interior or exterior dining areas.
2. The design and materials of umbrellas used in conjunction with the exterior
dining (if any) are subject to Planning Division and San Ramon Valley Fire
Protection District review and approval prior to installation. Use of
umbrellas with any product advertising or product identification is expressly
prohibited. An exception to this requirement is authorized for business
identification placed along the lowest vertical flap area of the umbrellas (to be
in the form of 4" maximum height lettering affixed to the umbrella fabric).
The fabric utilized for the umbrellas shall be of a single color.
3. A combination of raised landscape planters, brick walls/benches, planting
containers, and a low ornamental metal fencing shall be installed and
maintained to define the exterior dining area. The precise location these
improvements, as well as the construction materials and finish treatment
used, the number and location of associated entry gates, the design and
layout of automatic irrigation supplied, and the manner the improvements
are interfaced with existing walkway areas are subject to review and approval
by the Planning Division prior to their installation. As it will be desirable,
from a design consistency point of view for the shopping center, the applicant
shall document that the design and location of these improvements has been
reviewed and approved by the shopping center ownership. The bricks used
in the raised landscape planters and the brick wall/benches shall match the
existing brick in the raised landscape planters located along the project's
PAGE 9 OF RESOLUTION N0.2007-24
Railroad Avenue frontage. Raised landscape planters shall maintain a
minimum 5'-6" setback from abutting face-of-curbs for San Ramon Valley
Blvd. and the project entry driveway. Where authorized for use, brick
walls/benches shall maintain a minimum 8'-0" setback from abutting face-of-
curbs. The minimum interior clear width of landscape planters shall be 3'-6".
Where authorized for use, the proposed illuminated glass windscreen shall be
placed on the restaurant side of the raised landscape planters, mounted on
the brick surface rather than within the planting surface.
4. The restaurant operator, in conjunction with the property owner of the subject
commercial property, shall be responsible for keeping the exterior area
adjoining and surrounding the subject tenant space clear of litter and debris.
This responsibility shall include the obligation to clean the patio area
impacted by the exterior dining area (with said cleaning to include steam
cleaning done on a monthly basis, unless otherwise directed/authorized by
the Planning Division). This.responsibility~ shall also include an obligation to
monitor the exterior trash area associated with the restaurant activity and all
proximate garbage cans.
5. The restaurant operator shall continually post, in a conspicuous location
within the tenant space, a copy of the Town-issued certificate of occupancy
which specifies the approved use of the space, the maximum occupant load
and specifies the maximum allowable interior and exterior seating established
under this land use permit. Language to be included in the certificate,
pertaining to allowable seating and corresponding parking requirements,
shall be substantially consistent with the text shown in Attachment B of these
conditions. The certificate shall be updated if subsequent building permits
affecting the dining areas are secured and/or if changes to the layout and/or
number of interior and/or exterior seating occurs.
6. Approval for Land Use Permit request DEV07-0053 is granted for a period of
two years (runming until December 20, 2009). Upon making a determination
that the original findings of approval continue to be valid for the project, the
Town P1annulg Division may grant administrative extension(s) for up to an
additional three years beyond the original permit period. In making its
determination whether the extension(s), should be granted, the Town shall
give particular attention to whether compliance to maximum interior and
exterior seating limitations has occurred; whether the exterior dining has been
limited to the approved area; whether adherence to the use limits set forth for
the exterior seating area have been met, whether the areas impacted by the
exterior seating have been kept in a clean and orderly condition, whether
PAGE 10 OF RESOLUTION N0.2007-24
concerns about restaurant-generated noise and/or food cooking odor issues
have surfaced after the restaurant is fully operational, and whether the intent
and requirements of the associated .parking management agreement have
been met. Requests for extension shall be submitted in written form, shall be
accompanied by the associated time extension fee, and shall be accompanied
by a written compliance report prepared jointly by the restaurant operator
and the shopping center ownership detailing the manner in which
compliance with these conditions of approval has been met. At the discretion
of the Chief of Planning, time extension requests may be referred to the
Planning Commission for consideration and action. A condition of approval
is recommended to require the creation of a parking management agreement
for the restaurant and the shopping center, with its initial focus on the
parking impacts associated with the restaurant occupancy in the center. The
agreement should address restaurant employee parking demand, should
impose requirements for ongoing monitoring and reporting, should require
the creation of a parking management committee to address problems that.
may arise once the restaurant is occupied (e.g., complaints due to impacts on
surrounding private parking), to provide structure for meaningful
accountability to problems, and to provide direction on truck delivery/trash
pick-ups as they may affect on the site parking lot.
7. The exterior dining authorized under this permit shall be ancillary to the
main dining area of the restaurant. Use of the exterior dining area exclusively
for alcoholic consumption (i.e., area where alcoholic beverages are consumed
absent any meal service) is explicitly disallowed.
8. Modification to the shape or size of either exterior dining area, or any increase
in seating (interior or exterior) beyond that authorized by this land use permit
shall not occur without authorization from the Town through a modified land
use permit request.
9. Outdoor lighting associated with the subject restaurant business shall be low
glare, shall be directed on-site, and shall not shine into adjacent properties or
cause a nuisance for passing motorists or pedestrians.
10. Restaurant-supplied music audible within the exterior seating area (including
restaurant-scheduled live performances), if established, shall be kept at noise
levels so as to have no restaurant-supplied music audible off-site on the
opposite sides of San Ramon Valley Blvd. or Railroad Avenue or at the
western edge of the shopping center property. Use of loud speakers to make
announcements to customers is explicitly disallowed.
PAGE 11 OF RESOLUTION NO.2007-24
11. The Danville Planning and Building Divisions have the right, under the terms
of this land use permit, to coordinate on-site inspections with scheduled
onsite San Ramon Valley Fire Protection District and/or County
Environmental Health inspections to assure compliance with these conditions
of approval.
12. The restaurant operator shall maintain a valid business license from the Town
of Danville.
13. In conjunction with securing the restaurant's Alcohol Beverage Control
license, the restaurant operator shall supply written verification to the
Planning Division that the exterior seating area approved under this land use
permit conforms to Alcohol Beverage Control (ABC) requirements.
Modifications to the exterior seating area, if any, that are required by ABC
through their inspection and licensing process (e.g., adjustments to the
number and layout of exterior seats, the means of ingress /egress to the main
interior dining area of the restaurant, the design, location and/ or materials
used for to physically segregate the exterior seating area from surrounding
pedestrian walkway areas, etc.) are subject to review and approval by the
Planning Division in terms of their consistency with the intent and
requirements of this approval. At the discretion of the Chief of Planning,
such modifications may be referred to the PlaruZing Commission for
consideration and action.
14. The restaurant operation shall abide with the Towri s sign regulations
regulating use of temporary promotional signs, the use of which is limited to
a maximum of 45 days of display each calendar year (with 60 days authorized
for the calendar year the restaurant initially opens for business) and is
restricted to a maximum of fifteen days of continuous display except for
signage used for the restaurant's grand opening promotional activities.
15. No authorization is granted through this approval for permanent business
identification signage for the restaurant. Business identification signage shall
be consistent with the approved Master Sign Program for the Iron Horse
Shopping Center and shall be subject to separate review and approval
through a Sign Review Permit submittal.
16. Within one month of the effective date of this permit (i.e., prior to January 20,
2008) the applicant shall submit payment of a supplemental $525.00 time and
materials application fee associated with the staffing effort expended to
PAGE 12 OF RESOLUTION N0.2007-24
process the development plan and land use permit requests.
17. At any time during the effectiveness of this approval, the approval shall be
revocable for cause in accordance with sections 26-2.2022 and 418.1 of the
Danville Municipal Code, including failure to comply with these conditions
of approval if the applicant has caused or permitted any public nuisance in
connection with the use.
APPROVED by the Danville Planning Commission at a regular meeting on
December 11, 2007, by the following vote:
AYES: Antoun, Combs, Morga
NOES: Nichols
ABSENT: Condie
ABSTAIN: -
APPROVED AS TO FORM:
~'w"'~.
City Attorney
PAGE 13 OF RESOLUTION N0.2007-24
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"Small Town Atmosphere
Outstanding Quality of Life"
CERTIFICATE OF OCCUPANCY
TOWN OF DANVILLE
This Certificate of Occupancy, issued pursuant to the requirements of Section 109 of the Uniform
Building Code, certifies that at the time of issuance, the tenant improvements for this occupancy
were in compliance with the various codes and ordinances of the Town of Danville regulating
construction and use.
Building Address:
Owner's Name:
Owner's Address:
Occupancy/Type:
Type of Business:
Name of Business:
Building Permit Numbers:
445 Railroad Avenue
Alamo Group Iron Horse, LLC
3201 Danville Blvd., Ste. 175, Alamo, CA 94507
"A-3"
Restaurant
Chow Restaurant
#B07-005899
Tenant improvements completed for Chow Restaurant at 445 Railroad Avenue in the Iron Horse
Plaza Shopping Center under Town of Danville Building Permit #B07-005899 ("T.I." -final
inspection clearance on , 2008), results in a parking demand of 57.3 parking spaces for the
restaurant. This parking demand is based on the size of the subject tenant space (i.e., 5,184 square
feet) coupled with the established maximum allowable interior seating count (i.e., 126 seats) and the
approved 74.0% match of exterior-to-interior seating, providing for a maximum of 93 exterior seats.
Exterior seating for the restaurant was authorized by the Town through approval of Land Use Permit
request DEV07-0053 on December 11, 2007. Parking required for the interior dining area is at a 1
space:3 seat parking standard. Parking required for the exterior dining area is per the DBD:
Downtown Business District zoning regulations for exterior seating (i.e., 1St 25% interior-to-exterior
seating match has no parking requirement, 2°d interior-to-exterior seating match is at a 1 space:6seat
parking standard and remaining seating at a 1 space:3 seat parking standard).
In summary, the parking requirement for the subject tenant space is as follows:
* Interior restaurant seating -maximum 126 seats: 42.0 parking spaces
* Exterior restaurant seating -maximum 93 seats: 15.3 parkin sg~paces
57.3 parking spaces
The issuance of this Certificate of Occupancy does not waive or modify any of the prescribed codes
or regulations of the Town of Danville. This Certificate of Occupancy shall become void if said code
provisions are not met or maintained. The Chief Building Official shall be notified of any change of
occupancies or intensification of occupancies involving this building. This certifies that so far as
ascertained by, or made known to the below named party, the tenant space at the above address
complies with all applicable codes and ordinances.
(Draft - To Be Completed At Buildin Final)
Michael Leontiades, Chief Building Official Date
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510 LA GONDA WAY, DANVILLE, CALIFORNIA 94526
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(925)314-3388 (925)314-3330 (925)314-3310 (925)314-3310 (925)314-3450 (925)314-3410 (925)314-3400