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HomeMy WebLinkAbout2013-21RESOLUTION NO. 2013-21- PLANNING COMMISSION RECOMMENDING THE HERITAGE RESOURCE COMMISSION APPROVE FINAL DEVELOPMENT PLAN REQUEST DEV13-0029, LAND USE PERMIT DEV13-0077, AND VARIANCE REQUEST VAR13-0022 RELATED TO THE PRESERVATION AND RESTORATION OF THE HISTORIC STRUCTURE LOCATED AT 120 WEST LINDA MESA AVENUE AND THE CONSTRUCTION OF 1,370 +/- SQUARE FEET OF NEW FIRST FLOOR COMMERCIAL CONDITIONED SPACE AND THE CONSTRUCTION OF THREE SECOND STORY RESIDENTIAL UNITS (APN:199-330-013 - ONSORI) WHEREAS, ARDAVAN ONSORI (Owner) and WILLIAM WOOD ARCHITECTS (Applicants) have requested approval of Final Development Plan (DEV13-0029), Land Use Permit (DEV13-0077), and Variance (VAR13-0022) applications to allow the existing historic structure on the property to be moved forward and to the right (east) on the lot and to be placed on a new foundation and rehabilitated, the construction of 1,370 +/- square feet of new first floor commercial conditioned floor space, the construction of three new second floor residential units totaling 2,940 +/- square feet, and the construction of three single car garages, storage, and electrical room totaling 995 +/- square feet; and WHEREAS, the Land Use Permit approval allows residential use of the property; and WHEREAS, the Variance approval would allow a project floor area ratio (FAR) above the 50% FAR maximum allowed under the property's zoning regulations (89% FAR requested) and would allow a numerical parking variance (three onsite parking spaces provided where zoning requirements would call for the provision of 7.6 parking spaces); and WHEREAS, the Variance approval would also allow for a reduction in the required minimum front yard building setback (four foot setback requested where a minimum of ten foot setback is required) and would allow a reduction in the required minimum side yard setback (zero foot setback requested where a five foot minimum is required); and WHEREAS, the subject 4,420 +/- square foot property is located at 120 West Linda Mesa Avenue and is further identified as APN: 199-330-013; and WHEREAS, the Town of Danville's DBD Ordinance requires approval of a Final Development Plan prior to the construction of a commercial addition or the construction of new structures within the DBD; and PAGE 1 OF RESOLUTION NO. 2013-21 WHEREAS, a Historic Resource Evaluation prepared for the site found that the existing structure on the site has historic significance; and WHEREAS, the Towri s Historic Preservation Ordinance requires the approval of a Certificate of Approval prior to modifications to a historic structure; and WHEREAS, the Town of Danville's DBD Ordinance requires approval of a Land Use Permit request prior to the establishment of residential uses within DBD; Downtown Business District Area 4 - Residential Serving Commercial; and WHEREAS, the Town of Danville's DBD Ordinance requires approval of a Variance request prior to allowing utilization of reduced front and/or side setback requirements, allowing an increase to the maximum allowable floor area ratio, and prior to allowing a reduction in the minimum numerical parking requirement for on -site parking; and WHEREAS, this project is Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA), Class 3, Section 15303; and WHEREAS, the Planning Commission and the Heritage Resource Commission did review the project at a joint noticed public hearing on October 29, 2013; 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 recommend the Heritage Resource Commission approve the requests; 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 recommends the Heritage Resource Commission approve Final Development Plan request DEV13-0029, Land Use Permit request DEV13-0077, and Variance request VAR13-0022 and makes the following findings in support of this action: FINDINGS OF APPROVAL Final Development Plan: 1. The developer intends to obtain permits for construction within 18 months from the effective date of plan approval. PAGE 2 OF RESOLUTION NO. 2013-21 2. The proposed development will be an attractive and efficient development which will fit harmoniously into and will have no adverse effects upon the adjacent or surrounding development. The project is consistent with previous Development Plan approvals for projects involving a historic structure, and is consistent with the character of the downtown area. 3. The proposed development is consistent with the Danville 2030 General Plan and the DBD; Downtown Business District Ordinance. The Final Development Plan approval will ensure the retention and rehabilitation of a historic resource, and recognizes such resource as an essential part of the Towri s heritage. 4. The proposed development will not be detrimental to the health, safety, and general welfare of the Town. The Final Development Plan will result in a commercial building and residential buildings which will add value to the area and the Town. 5. The proposed development is consistent with the Town's Historic Preservation Ordinance (Ord. 32-72) and the Towri s Design Guidelines for Heritage Resources. The Final Development Plan observes the recommended approaches for additions and new construction on historic sites and was evaluated by an historic architect. Variances: Floor Area Ratio 1. This variance does not constitute a grant of special privilege inconsistent with the limitations on other properties in the area and zoned DBD Area 4 - Old Town Retail, the zoning district in which the subject property is located, or inconsistent with the limitations of other DBD properties that contain historic structures. 2. Because of the following special circumstances applicable to this specific property, strict application of the zoning regulations would deprive the subject property of rights enjoyed by others in the general vicinity and/or located in the same zoning district: a. The additional floor area will allow for the reasonable development of the property incorporating the requirement to preserve and restore a historically significant building. The massing and scale of the PAGE 3 OF RESOLUTION NO. 2013-21 development is consistent with the massing and scale of other projects in the downtown where a historic structure was incorporated into the redevelopment of a property. The authorized development standards for the site are consistent with the Town's vision for the development of the area. 3. This variance is in substantial conformance with the intent and purpose of DBD Area 4 - Residential Serving Commercial, the zoning district in which the subject property is located. The new building will be constructed adjacent to the historic building, consistent with the existing development patterns within the downtown area. Front and Side Yard Setback 1. These variances do not constitute a grant of special privilege inconsistent with the limitations on other properties in the area and within DBD; Downtown Business District Area 4 - Residential Serving Commercial, the zoning district in which the subject property is located. The setbacks are consistent with the setbacks approved as part of other development in the downtown area which involve historic resources. 2. Because of the following special circumstances applicable to this specific property, strict application of the zoning regulations would deprive the subject property of rights enjoyed by others in the general vicinity and/or located in the same zoning district: a. The reduced setbacks will allow for the reasonable development of the property incorporating the requirement to preserve and restore a historically significant building. The reduced setbacks will result in a building massing and scale which is consistent with the massing and scale of other projects in the downtown where a historic structure was incorporated into the redevelopment of a property. The authorized development standards are consistent with the Town's vision for the development of the area. 3. This variance is in substantial conformance with the intent and purpose of DBD; Area 4 - Residential Serving Commercial, the zoning district in which the subject property is located, since the variance will allow for the redevelopment of the site and the preservation and rehabilitation of a historic structure. PAGE 4 OF RESOLUTION NO. 2013-21 Parkin 1. This variance does not constitute a grant of special privilege inconsistent with the limitations on other properties in the area and within DBD; Downtown Business District Area 4 - Residential Serving Commercial District, the zoning district in which the subject property is located. The onsite parking to be provided with the project is consistent with the parking supply approved for other development projects in the downtown area which involve historic resources, most of which make provision for no on -site parking. 2. Because of the following special circumstances applicable to this specific property, strict application of the zoning regulations would deprive the subject property of rights enjoyed by others in the general vicinity and/or located in the same zoning district: a. The property contains a building of historic significance which is required to be preserved and restored, while other properties in DBD Area 4 are able to demolish existing structures on the site, providing for design flexibility and a greater ability to provide required on -site parking. b. Due to the size and configuration of the site, additional on -site parking cannot be provided in a manner that will allow for the development of the site consistent with the Towri s desired development character for the area, which is similar to the core downtown area. Certificate of Approval: 1. The proposed alteration of the historic structure will not adversely affect the historically significant exterior architectural features of the structure or the special character, interest or value of its neighboring improvements and surroundings, including facade, window and door design, roof shapes, scale, height and relationship of material, color and texture. 2. The Heritage Resource Commission relied upon the most current version of the Secretary of the Interior's "Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings," the State Historic Building Code and the Town of Danville's Design Guidelines for Heritage Resources. PAGE 5 OF RESOLUTION NO. 2013-21 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. Approval of Development Plan request DEV13-0029 authorizes the existing historic structure on the property to be moved forward and to the right (east) on the lot; authorizes the historic structure to be placed on a new foundation, restored and expanded; authorizes the construction of 1,370 +/- square feet of new first floor commercial conditioned floor space; authorizes the construction of three new second floor residential units (totaling 2,940 +/- square feet); and authorizes the construction of three single car garages, storage, and electrical room (totaling 995 +/- square feet). Approval of the Land Use Permit request DEV13-0077 authorizes the inclusion of residential uses on the property as part of the redevelopment project. Approval of Variance request VAR13-0022 authorizes development to a 89% project floor area ratio; allows for a reduction of the on -site parking requirement to three parking spaces; allows for a reduction in the required front yard minimum setback to four feet; and authorizes a reduction in the required minimum side yard setback to a zero foot setback. Development shall be substantially as shown on the project drawings as follows, except as may be modified by conditions contained herein: a. Site Plan, Floor Plans, Exterior Elevations, and Architectural Details labeled "Casa D' Onsori," as prepared by William Wood Architects, dated received by the Town on October 22, 2013, and consisting of eight sheets. b. Landscape Plan labeled "Casa D' Onsori," as prepared by Borrecco/ Killian & Assciates, Inc," dated 6/ 19/ 13. C. Grading and Drainage Plan and Erosion Control Plan labeled "Cosa D' Onsori," as prepared by DeBolt Civil Engineering, dated September 26, 2013. PAGE 6 OF RESOLUTION NO. 2013-21 d. Historic Resource Evaluation & Design Analysis, as prepared by Jerri Holan & Associates, AIA, dated August 14, 2013. 2. 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. Waiver or reduction of fees may be considered as part of the recommended historic preservation incentives for the property, and would require approval by the Danville Town Council. 3. Prior to recordation of the final map, the applicant shall reimburse the Town for notifying surrounding residents of the public hearing. The fee shall be $212.96 ($120.00 + 112 notices X two 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 and the San Ramon Valley Unified School District have been, or will be, met to the satisfaction of these respective agencies. * 5. In the event that subsurface archeological remains are discovered during any construction or pre -construction activities on the site, all land alteration work within 100 feet of the find shall be halted, the Town Planning Division notified, and a professional archeologist, certified by the Society of California Archeology and/or the Society of Professional Archeology, shall be notified. Site work in this area shall not occur until the archeologist has had an opportunity to evaluate the significance of the find and to outline appropriate mitigation measures, if deemed necessary. If prehistoric archaeological deposits are discovered during development of the site, local Native American organizations shall be consulted and involved in making resource management decisions. 6. 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 by the Development Services Department if it is found that the work will not negatively impact surrounding properties. Prior to any construction work on the site, including grading, the applicant shall install a minimum 3' x 3' sign at the project entry which PAGE 7 OF RESOLUTION NO. 2013-21 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 applicant 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. 8. The applicant shall require 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. * 9. 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. * 10. As part of the initial submittal for the demolition permit and/or building permit review process (whichever occurs first), the applicant shall submit a written Compliance Report detailing how the conditions of approval for this project have been complied with. This report shall list each condition of approval followed by a description of what the applicant has provided as evidence of compliance with that condition. The report must be signed by the applicant. The report is subject to review and approval by the City Engineer and/or Chief of Planning and/or Chief Building Official, and may be rejected by the Town if it is not comprehensive with respect to the applicable conditions of approval. * 11. Planning Division sign -off is required prior to final sign -off of any project building permits. 12. Language shall be included in the lease agreements for the residential units which require each garage space to be maintained clear and available to allow for the parking of one automobile. The lease agreement shall also provide for an enforcement mechanism of this requirement, which shall include a substantial fine for non-compliance. The draft lease PAGE 8 OF RESOLUTION NO. 2013-21 agreement language shall be submitted for review and approval by the Town prior to execution of any lease for a residential unit. 13. Language shall be included in the lease agreements for the residential units which notices tenants that the units are located within a commercial area and normal noises associated with adjacent commercial or restaurant uses shall not be considered a nuisance. 14. In order to assure that the applicant's acquisition of the excess public right-of-way along Railroad Avenue is used to facilitate this development, the Town shall not approve the final purchase of the property until after the applicant has obtained building permits for the project. 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 review and approval by the Planning Division and the Historic Design Review Committee 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 and shall be adequately screened and mitigated with appropriate landscaping. 3. The applicant shall dedicate a public access easement from Linda Mesa Avenue north to the adjacent parcel at 90 Railroad Avenue covering the alleyway connection between the two properties. C. LANDSCAPING 1. Final landscape and irrigation plans shall be submitted for review and approval by the Planning Division and the Historic Design Review Committee. The plan shall include common names of all plant materials and shall indicate the size that various plant materials will achieve within a five-year period of time. * 2. All plant material shall be served by an automatic underground irrigation system and maintained in a healthy growing condition. Irrigation shall PAGE 9 OF RESOLUTION NO. 2013-21 comply with Town of Danville Landscape Ordinance #91-14 and landscape guidelines and shall be designed to avoid runoff and overspray. D. 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 trash enclosure design shall, at a minimum, include steel framed gates with wood bolted to the gates. Gates for the enclosure shall be self -closing and self -latching. Prior to issuance of a building permit, the applicant shall document that all trash/ recycling areas are appropriately sized and located. The trash and recycling area(s) shall be bermed so as not to allow storm water run-off and run-on from adjacent areas. The area drains for the trash and recycling area(s) shall be connected to the sanitary sewer, not the storm drain system. * 3. The street number for the buildings shall be posted so as to be easily seen from the street at all times, day and night by emergency service personnel. 4. Samples of final materials and the proposed color palette shall be submitted for review and approval by the Historic Design Review Committee prior to the issuance of building permits for the project. 5. Final architectural elevations, details and revisions shall be submitted for review and approval by the Historic Design Review Committee prior to issuance of building permits for the project. Six full size sets of construction drawings for the project shall be submitted to the Planning Division for design review concurrent or prior to, the applicant initiating the Building Division plan check process. 6. Project signage is not approved as part of this application. Design of tenant signage, including any proposed lighting, shall be submitted for review and approval by the Historic Design Review Committee under a separate Sign Permit application. 7. Final colors for all buildings shall be subject to review by the historic architect for the project and subject to review and approval by the Historic PAGE 10 OF RESOLUTION NO. 2013-21 Design Review Committee prior to release of final inspection of any project building premit. Exterior paint color mock-ups shall be provided for review by the Historic Design Review Committee. 8. Each garage shall have a minimum interior clear depth of 22 feet, unless otherwise approved by the Historic Design Review Committee. 9. The applicant shall obtain building permits for this project prior to the Town's final approval of the sale of the Town -owned excess public right- of-way located along the project's Railroad Avenue frontage. 10. The western portion of the property is governed by a Revocable License Agreement - Railroad Avenue at Linda Mesa Avenue Improvements (copy attached) recorded on 6/27/2005, Series No. DOC-2005-0232795-00 between the Town ("Licensor") and the Jack E. and Arlene M. Russ Trust ("Licensee"). The license can be revoked by Licensor if Licensee redevelops the property in a manner that requires a discretionary action by the Town. Concurrent with the any Town Council action to sell the excess public right-of-way along Railroad Avenue to the property owner associated with this application, the applicant shall make a formal request to the Town that the license be revoked. 11. Prior to the issuance of a building permit, the applicant shall process a Lot Line Adjustment to adjust the location of the property line that currently separates the subject lot and the excess public right-of-way to be purchased by the property owner as part of this project. E. HISTORIC PRESERVATION 1. Prior to is of a building permit for the project, Town staff, the project Historic Architect, the Town Building Inspector for the project, and the building contractor for the project shall participate in a pre - construction meeting. The meeting shall focus on and highlight the historic preservation related details and requirements associated with the building permit. During the meeting, the Town and the contractor shall also review all historic preservation related conditions of approval related to the project. 2. At least one week prior to the removal of any exterior building materials or architectural elements that are required to be preserved and re -used as PAGE 11 OF RESOLUTION NO. 2013-21 part of the project, the applicant shall be required to notify in writing the Planning Division of the date and time of the initiation of the work. The project's Historic Architect shall be required to be on site as necessary to inspect the proper handling of the condition of the exterior building materials and elements to be re -used. If any of the exterior building materials or elements previously believed suitable for re -use is found to be in a substantially deteriorated condition, their replacement shall be subject to approval by the Planning Division in consultation with the project's Historic Architect. 3. The developer shall submit a structural report/building restoration plan for review and approval by the Planning Division, Building Division, Project Historic Architect, and the Towri s Historic Design Review Committee prior to issuance of a building permit related to the historic structure. The report shall include provisions for preservation of the existing exterior materials, windows, doors, trim or other significant historic architectural features that may be affected by the proposed restoration of the building. The report shall detail specific recommendations for foundation design and shall address how structural and/or seismic upgrades are proposed to be implemented, with a goal of providing these improvements in the least invasive method possible. 4. During the review of the building permit plans for the project and during project construction, the Town and the building contractor shall utilize the Town Historic Preservation Checklist form to assure that all of the preservation requirements outlined by these conditions of approval and shown on the structural report/building preservation plans are fully complied with. 5. The owner shall take all precautionary measures to ensure that the building or its elements will not be significantly damaged by the relocation efforts. The applicant shall inform the Planning Division of the date and time of the building relocation. The project Historic Architect shall be required to be on -site during key points in the relocation effort. If significant damage to the building occurs when the building is moved, the owner shall immediately inform Town officials and develop a response/replacement plan for Town review and approval. If it is found that exterior architectural elements or materials are damaged beyond repair, the owner shall be responsible for replacing the element/material with a historically accurate element/ material as determined acceptable by the Historic Design Review Committee. At the discretion of the Chief of PAGE 12 OF RESOLUTION NO. 2013-21 Planning or the Historic Design Review Committee, such modifications may be referred to the Heritage Resource Commission for review and action. 6. All new exterior materials for the historic structure shall match the original in appearance as closely as possible. 7. The applicant shall be responsible for funding the required participation of the project Historic Architect in the plan review and on -site review related to the project's historic resource. F. PARKING 1. The applicant shall be responsible for the payment of Town off -site parking in -lieu fees for the creation of an additional off -site parking demand of 7.6 spaces as a result of this project. This parking demand is determined assuming service office or service commercial uses for the ground floor commercial space and the area constituting the residential use on the second floor. If uses with a higher parking demand occupy any portion of the site, as calculated per the Municipal Code (e.g., restaurant or personal service uses), the applicant shall make payment to the Town an in -lieu parking fee in the amount of $7,000.00 (or the amount of the payment in effect at the time of the establishment of the use) for each additional one parking space need. The off -site parking in -lieu fee that has been preliminarily estimated for the project is an in -lieu fee of $42,560.00. This fee may be reduced or waived by the Town Council as part of the historic preservation incentive package approved for the project. 2. Prior to the issuance of a building permit for the project, a Parking Management Plan for the project shall be developed by the owner. The Plan is subject to review and approval by the Planning Division prior to the initial building occupancy in the project. Each commercial tenant and each residential tenant shall be provided a copy of the executed Parking Management Plan with each rental agreement. The lessee shall indicate their awareness and acceptance of the requirements of the Plan. The Plan shall include, at a minimum, the following provisions: 1) commitment to provide and maintain directional signage indicating where the nearest public parking lot is located; 2) a system to monitor ongoing compliance with the Plan (providing a mechanism to allow changes to the Plan as may be deemed necessary over time with such changes to be submitted to the PAGE 13 OF RESOLUTION NO. 2013-21 Chief of Planning for review and approval); 3) commitment by the property owner to provide commute alternative information to all project tenants prior to occupancy; 4) a commitment by the property owner that all necessary efforts will be made to enforce the Plan; 5) commitment that all commercial tenant employees shall obtain municipal parking permits and park off -site in appropriate public parking areas; and 6) commitment that all residential tenants shall apply for municipal parking permits allowing for overnight parking in appropriate public parking areas where necessary. G. GRADING * 1. All development shall take place in compliance with the Town Erosion Control Ordinance (Ord. 91-25). Restrictions include limiting construction primarily to the dry months of the year (May through October). If all or part of the construction does occur during the rainy season, the developer shall submit an Erosion Control Plan to the City Engineer for review and approval. This plan shall incorporate erosion control devices such as, the use of sediment traps, silt fencing, and other techniques to minimize erosion. * 2. If toxic or contaminated soil is encountered during construction, all construction activity in that area shall cease until the appropriate action is determined and implemented. The concentrations, extent of the contamination and mitigation shall be determined by the Contra Costa County Health Department. Suitable disposal and/or treatment of any contaminated soil shall meet all federal, state and local regulations. If deemed appropriate by the Health Department, the applicant shall make provisions for immediate containment of the materials. Runoff from any contaminated soil shall not be allowed to enter any drainage facility, inlet or creek. 3. If the grading work involves moving more than 100 cubic yards of soil, the applicant must obtain a Grading Permit in conformance with Municipal Code Chapter 19. A plan showing appropriate erosion and sediment control measures shall accompany any plans developed in support of the Grading Permit, subject to the review and approval of the Town. The applicant is responsible for payment of all fees according to the schedule in effect at the time the permit is issued. PAGE 14 OF RESOLUTION NO. 2013-21 H. STREETS * 1. Street signing shall be installed by the applicant as may be required by the City Engineer. Traffic signs and parking restriction signs, which may be required to be installed, shall be subject to review and approval by the Transportation Division and the Police Department. * 2. 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. * 3. Handicapped ramps shall be provided and located as required by the City Engineer. * 4. The Project shall be required to stripe curbs and install any necessary parking or circulation signage, as determined by the Transportation Division. * 5. 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. * 6. 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 Town Code. At the time project improvement plans are submitted, the applicant shall supply to the City Engineer an up-to-date title report for the subject property. 7. The public right-of-way improvements are governed by the adopted Old Tou7n Beautification Plan (February 1990). Linda Mesa Avenue is within Zone 3 while Railroad Avenue is in Zone 4. All right-of-way improvements shall conform to these standards. This includes installation of a standard sidewalk along the Linda Mesa frontage where asphalt concrete paving currently exists. PAGE 15 OF RESOLUTION NO. 2013-21 8. The project plans show an existing water main extending beneath the proposed building. Prior to the issuance of building permits for the project, the applicant shall gain concurrence from EBMUD to relocate the water main, and shall provide a letter from EBMUD acknowledging their concurrence. 9. The applicant shall upgrade the existing street light standard on Linda Mesa Avenue to the Towri s new LED street light standard. I. INFRASTRUCTURE * 1. Domestic water supply shall be from an existing public water system. Water supply service shall be from the East Bay Municipal Utility District water system in accordance with the requirements of the District. * 2. All wastewater shall be disposed into an existing sewer system. Sewer disposal service shall be from the Central Contra Costa Sanitary District sewer system in accordance with the requirements of the District. * 3. Drainage facilities and easements shall be provided to the satisfaction of the City Engineer. * 4. All runoff from impervious surfaces shall be intercepted at the project boundary and shall be collected and conducted via an approved drainage method through the project to an approved storm drainage facility, as determined by the City Engineer. Development which proposes to contribute additional water to existing drainage systems shall be required to complete a hydraulic study and make improvements to the system as required to handle the expected ultimate peak water flow and to stabilize erosive banks that could be impacted by additional storm water flow. * 5. Roof drainage from structures 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. 6. 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. * 7. All street, drainage or grading improvement plans shall be prepared by a licensed civil engineer. PAGE 16 OF RESOLUTION NO.2013--21 8. Water valves, fire hook-ups, post indicator valves, reduced back flow devices and other utilities shall not be placed at the front of either the historic structure, the new addition, or within central walkway areas where such valves or devices are visible. The owner or applicant shall coordinate with the Town and applicable agencies to determine a functionally and aesthetically acceptable location. J. 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 require Planning Commission and/or Heritage Resource Commission approval through the Final 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 Towri 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. PAGE 17 OF RESOLUTION NO.2013--21 APPROVED by the Planning Commission at a special joint meeting on October 29, 2013, by the following vote: AYES: Bowles, Combs, Graham, Haberl, Heusler, Radich NOES: - ABSTAIN: - ABSENT: Overcahier C airman APPROVED AS TO FORM: r1� � . City Attorney - A Chief o� Planning PAGE 18 OF RESOLUTION NO.2013--21