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HomeMy WebLinkAbout2008-12 RESOLUTION NO. 2008-12 APPROVING DEVELOPMENT PLAN REQUEST DEV08-0016 ALLOWING THE CONSTRUCTION OF A 1,560 +/- SQUARE FOOT SECOND DWELLING UNIT WITH A 550+/- SQUARE FOOT GARAGE LOCATED AT 100 ST ARVIEW PLACE (APN: 199-430-007 - ELLIOT) WHEREAS, Robert and Janice Elliot (Owners) have requested approval of a Development Plan DEV08-0016 to construct a 1,560 + / - square foot second dwelling unit on a 0.92 + / - acre parcel; and WHEREAS, an exception is requested to allow the garage to be slightly larger than the required minimum size to allow for handicapped access; and WHEREAS, the subject site is located at 100 Starview Place and is further identified as Assessor's Parcel Number 199-430-007; and WHEREAS, the Town of Danville Second Dwelling Unit Ordinance requires approval of a Development Plan for second dwelling units which are over 1/000 square feet in size; and WHEREAS, the Planning Commission did reVIew the project at a noticed public hearing on June 10, 2008; and WHEREAS, the project has been found to be Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA, Section 15303/ Class 3(a)); and WHEREAS, the public notice of this action was given in all respects as required by law; and WHEREAS, a staff report was submitted recommending that the Planning Commission approve the request; 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 RESOLVED that the Planning Commission of the Town of Danville approves Development Plan request DEV08-0016 per the conditions contained herein, and makes the following findings in support of this action: Development Plan Findings - Second Dwelling Unit 1. The proposed increased size of the second dwelling unit results in a unit that is in scale with the receiving property and is no larger than the primary residence on the property and that the unit is architecturally designed to mitigate the potential appearance of excessive building massing. 2. The second dwelling unit will not adversely affect the policy and goals as set by the 2010 General Plan, because the General Plan calls for quality development and the proposal meets all of the design criteria set by the Second Dwelling Unit Ordinance. 3. The proposed development is in conformance with the zoning district in which the property is located, by meeting all height and yard setback requirements. 4. The proposed garage size exception is acceptable because the applicants have designed the second unit for themselves, and they plan to have their children live in the existing primary residence. The additional 110 + / - square feet (5' x22') in the garage is designed to accommodate the loading needs of the applicants, should they eventually require a wheelchair accessible path of travel. The garage size exception would not require reduced setbacks, will not have a negative affect upon surrounding property owner's privacy, anq does not compromise the unit's scale with respect to the receiving property or existing residence. The combination of the aforementioned factors justifies the proposed garage's size exception. CONDITIONS OF APPROVAL 1. Unless otherwise specified, the following conditions shall be complied with prior to the issuance of a building permit for the project. Each item is subject to review and approval by the Planning Division unless otherwise specified. 2. This approval is for a Development Plan request DEV08-0016 to allow the construction of a 1,560 + / - square foot second dwelling unit located at 100 Starview Place. Development shall be substantially as shown on the project drawings as follows, except as may be modified by conditions contained herein; PAGE 2 of RESOLUTION NO. 2008-12 a) Site Plan, Sections and Elevations, Architectural Plans and Floor Plans consisting of eight sheets, as prepared by William Wood Architects, dated received by the Planning Division on April 2, 2008. 3. This approval authorizes the exception to allow a 550 + / - square foot, two-car garage to be constructed with 22 foot deep by 25 foot wide dimensions, which exceeds the maximum 22 foot deep by 20 foot wide dimensions allowed by the Second Dwelling Ordinance. 4. The applicant shall pay any and all Town and other related fees that the property may be subject to. These fees shall be based on the current fee schedule in effect at the time the relevant permits are secured, and shall be paid prior to issuance of said permit. The applicant shall reimburse the Town for notifying surrounding neighboring residents of the one public hearing. The fee shall be $138.62 ($105.00 plus 41 notices X $0.82 per notice X 1 mailing). 5. Prior to the issuance of the building permit for the second dwelling unit, the applicant shall submit written documentation that all requirements of the San Ramon Valley Fire Protection District and the San Ramon Valley Unified School District have been met to the satisfaction of these respective agencies. 6. 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. Prior to any construction work on the site, including grading, the applicant shall install a minimum 3'x3' sign at the project entry which specifies the allowable construction work days and hours, and lists the name and contact person for the overall project manager and all contractors and sub-contractors working on the job. 7. The property owner shall occupy either the principal or the secondary residential unit. If neither unit is owner-occupied, then the use of the property shall revert to a single-family occupancy. Nothing in this section shall be construed to prohibit one or both of the units remaining vacant. 8. Before obtaining a Building Permit for a second dwelling unit, the property owner shall file with the County Recorder a declaration or an agreement of restrictions, which has been approved by the City Attorney as to its form and content, and stating that: PAGE 3 of RESOLUTION NO. 2008-12 a) The second dwelling unit shall not be sold separately and may not be subdivided off from the principal residential unit. . b) The second dwelling unit is restricted to the size approved by the permit allowing the unit. Any changes proposed require Town approval. c) The restrictions shall be binding upon any successor in ownership or the property and lack of compliance shall result in proceedings to revoke the Development Plan Permit. d) The permit allowing the second dwelling unit shall be in effect only so long as either the primary residence or the second dwelling unit is occupied by the owner of record of the property. 9. The applicant shall require their contractors and subcontractors to fit all internal combustion engines with mufflers, which are in good condition, and to locate stationary noise-generating equipment as far away from existing residences as feasible. 10. Domestic water supply shall be from the East Bay Municipal Utility District (EBMUD) water system in accordance with the requirements of EBMUD. All wastewater shall be disposed into an existing sewer system. Sewer disposal service shall be from the Central Contra Costa Sanitary District (CCCSD) sewer system in accordance with the requirements of CCCSD. 11. All lighting shall be installed in such a manner that lighting is generally down directed and glare is directed away from surrounding properties and rights-of-way. 12. All ducts, meters, air conditioning and/ or any other mechanical equipment whether on the structure or on the ground shall be effectively screened from view with landscaping or materials architecturally compatible with the main structures. 13. The street numbers for each building in the project shall be posted so as to be easily seen from the street at all times, day and night by emergency service personnel. 14. The building material and colors for the second unit shall be consistent with the existing home. PAGE 4 of RESOLUTION NO. 2008-12 15. All grading activity shall address National Pollutant Discharge Elimination System (NPDES) concerns. Specific measures to control sediment runoff, construction pollution and other potential construction contamination shall be addressed through the Erosion Control Plan (ECP). 16. 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. 17. All new utilities required to serve the development shall be installed underground. 18. The project shall be constructed as approved. Staff may approve minor modifications in the design, but not the use. Any other change will require Planning Commission approval through the Development Plan review process. APPROVED by the Danville Planning Commission at a regular meeting on June 10, 2008 by the following vote: AYES: NOES: ABSTAIN: ABSENT: Antoun, Condie, Combs, Nichols, Morgan APPROVED AS TO FORM: 9!;::::& -c.) PAGE 5 of RESOLUTION NO. 2008-12