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HomeMy WebLinkAbout2008-17 RESOLUTION NO. 2008-17 APPROVING DEVELOPMENT PLAN REQUEST DEV 07-0023 ALLOWING A 1,540 +/- ADDITION TO AN EXISTING 2,200 +/- SQUARE FOOT RESIDENCE (APN: 195-080-052 - FISHER) WHEREAS, Beau and Stacy Fisher have requested approval of a Development Plan request to allow a 1,541 + / - square foot addition to an existing 2,200 + / - square foot home on a 17,425 + / - square foot site; and WHEREAS, the subject site is located at 171 Hope Lane and is further identified as Assessor's Parcel Number 195-080-052; and WHEREAS, the Conditions of Approval for Subdivision 8106, which the subject lot is a . part of, requires approval of a Development Plan application by the Planning Commission prior to the issuance of building permits for the project; and WHEREAS, the Planning Commission did review the project at a noticed public hearing on August 12, 2008; and WHEREAS, the project has been found to be Categorically 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 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 DEV 07-0023 per the conditions contained herein, and makes the following findings in support of this action: 1. The proposed development will not be detrimental to the health, safety, and general welfare of the Town. 2. The development will not adversely affect the orderly development of property within the Town. PAGE 1 OF RESOLUTION 2008-17 3. The development will not adversely affect the preservation of property values and the protection of the tax base within the Town. 4. The development will not adversely affect the policy and goals as set by the 2010 General Plan. 5. The development will not create a nuisance and\ or enforcement problem within the neighborhood or community. 6. The development will not encourage marginal development within the neighborhood. CONDITIONS OF APPROVAL Conditions of approval with an asterisk (*) in the left-hand column are standard project conditions of approval. 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. A. GENERAL 1. This approval is for a Development Plan request DEV 07-0023, further identified as the Fisher Addition, located at 171 Hope Lane. Development shall be substantially as shown on the project drawings as follows, except as may be modified by conditions contained herein; a. Site Plan, Roof Plan, and Elevation drawings labeled "Fisher Residence," as prepared by Steven F. Kubitschek, consisting of 11 sheets, dated received by the Planning Division of June 20, 2008. ' * 2. All Town and other related fees that the property may be subject to shall be paid by the applicant. 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 and prior to any Town Council final approval action. Notice should be taken specifically of the Town's Transportation Improvement Program (RTIP), Park Land In-lieu and Child Care Facilities fees, Flood Control & Water Conservation District fees, and Plan Checking and Inspection Fees. PAGE 2 OF RESOLUTION 2008-17 * * * * 3. Prior to issuance of a building permit, the applicant shall reimburse the Town for notifying surrounding home owners of the application and the public hearing. The fee shall be $296.31 ($119 notices X 3 notifications X $0.83 per notice). 4. Prior to the issuance of grading or building permits, the applicant shall submit written documentation that all requirements of the San Ramon Valley Fire Protection District (SRVFPD) and the San Ramon Valley Unified School District have been, or will be, met to the satisfaction of these respective agencIes 5. Construction activity shall be restricted to the period between the weekday hours of 7:30 a.m. to 5:30 p.m. (Monday through Friday), 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. 6. A watering program which incorporates the use of a dust suppressant, and which complies with Regulation 2 of the Bay Area Air Quality Management District shall be established and implemented for all on and off-site construction activities. Equipment and human resources for watering all exposed or disturbed soil surfaces shall be supplied on weekends and holidays as well as workdays. Dust-producing activities shall be discontinued during high wind periods. 7. Planning Division sign-off is required prior to final Building Inspection sign- off. 8. The development shall continue to be subject to all of the conditions of approval established under Minor Subdivision approval SD 8106. B. SITE PLANNING * * 1. 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. 2. The location of any pad mounted electrical transformers shall be subject to PAGE 3 OF RESOLUTION 2008-17 review and approval by the Planning Division prior to the issuance of a building permit. To the extent feasible, such transformers shall not be located between any street and the front of a building. 3. Landscaping and fence design related to privacy between the subject addition and the two adjoining side yard neighbors shall be subject to review and approval by the Design Review Board if necessary. If desired by the applicant and/ or the adjoining neighbors for privacy purposes, the applicant may file for a height variance for the side yard fence(s) to allow eight foot high fences. C. ARCHITECTURE * * 1. 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. 2. 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. 3. The pad and finished floor elevation for the addition shall not exceed the pad and finished floor elevation of the existing residence. 4. The outdoor chimney shall be the minimum height required by the building code. D. GRADING * * 1. Any grading on adjacent properties will require prior written approval of those property owners affected. 2. Development shall be completed in compliance with a detailed soils report and the construction grading plans prepared for this project. The engineering recommendations outlined in the project specific soils report shall be incorporated into the design of this project. The report shall include specific recommendations for foundation design of the proposed buildings and shall be subject to review and approval by the Town's Engineering and Planning Divisions. PAGE 4 OF RESOLUTION 2008-17 * 3. Stockpiles of debris, soil, sand or other materials that can be blown by the wind shall be covered. E. STREETS * * 1. 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. 2. 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 City Engineer, at full expense to the applicant. This shall include slurry seal, overlay or street reconstruction if deemed warranted by the City Engineer. F. INFRASTRUCTURE * * * * 1. All new runoff from impervious surfaces shall be collected and conducted via an approved drainage method to an approved storm drainage facility, as determined by the City Engineer. The existing storm drain system installed as part of the subdivision improvements shall not be impacted by this development. 2 Roof drainage from the addition shall be collected via a closed pipe and conveyed to an approved storm drainage facility in the street curb. No concentrated drainage shall be permitted to surface flow across sidewalks. 3. Any portion of the drainage system that conveys runoff from public streets shall be installed within a dedicated drainage easement or public street. 4. All new utilities required to serve the development shall be installed underground in accordance with the Town policies and existing ordinances. All utilities shall be located and provided within public utility easements, sited to meet utility company standards or in public streets. 5. All street, drainage or grading improvement plans shall be prepared by a licensed civil engineer. G. MISCELLANEOUS * 1. The project shall be constructed as approved. Minor modifications in the design, but not the use, may be approved by staff. Any other change will PAGE 5 OF RESOLUTION 2008-17 * * require Planning Commission approval through the Development Plan reVIew process. 2. As a part of the issuance of a demolition permit and/ or building permit for the project, the developer shall submit a recycling plan for building and construction materials and the disposal of green waste generated from land clearing on the site. Prior to obtaining framing inspection approval for the project, the applicant/ owner shall provide the Planning Division with written documentation (e.g. receipts or records) indicating that waste materials created from the demolition of existing buildings and the construction of new buildings were/are being recycled according to their recycling plan or in an equivalent manner. 3. The proposed project shall conform to the Town's Stormwater Management and Discharge Control Ordinance (Ord. No. 2004-06) and all applicable construction Best Management Practices (BMPs) for the site. For example, construction BMPs may include, but are not limited to: the storage and handling of construction materials, street cleaning, proper disposal of wastes and debris, painting, concrete operations, dewatering operations, pavement operations, vehicle/ equipment cleaning, maintenance and fueling and stabilization of construction entrances. Training of contractors on BMPs for construction activities is a requirement of this permit. At the discretion of the City Engineer, a Storm Water Pollution Prevention Plan (SWPPP) may be required for projects under five acres. APPROVED by the Danville Planning Commission at a regular meeting on August 12, 2008, by the following vote: AYES: NOES: ABSTAINED: ABSENT: Antoun, Combs, Condie, Morgan, Nicho , APPROVED AS TO FORM: ~g~ City Attorney ) ca- PAGE 6 OF RESOLUTION 2008-17