HomeMy WebLinkAbout84-85 BEFORE THE CITY COUNCIL OF THE CITY OF DANVILLE
In the Matter of: )
)
Amending the approved ) ORDINANCE NO. 84-85
P-1 zoning of land and )
Amending the Zoning Map )
of the city )
The City Council of the City of Danville DOES ORDAIN AS FOLLOWS:
SECTION 1. Rezoning.
That the approved P-1 zoning for the 378.08 acre parcel
located south of Camino Tassajara and west of Dougherty Road
(Assessor's Parcels 217-040-004, 005, 015, 017, and 018)
otherwise known as a portion of the Woodranch, and as shown
on the attached Exhibit B is amended based upon the approved
Preliminary Development Plan for PUD 85-7, as conditioned by
the requirements listed on Exhibit A.
SECTION 2. Zoninq Map.
The zoning map of the City of Danville is amended
accordingly.
SECTION 3. Publication.
The City Clerk shall either a) have this ordinance published
once within 15 days after adoption in a newspaper of general
circulation or b) have a summary of this ordinance published
twice in a newspaper of general circulation once five day
before its adoption and again within 15 days after adoption.
SECTION 4. Effective Date.
This ordinance becomes effective 30 days after its adoption.
The foregoing ordinance was introduced at a meeting of the City
Council of the City of Danville held on December 16, 1985, and was
adopted and ordered published at a meeting of the Council held
on January 6 , 198~, by the following vote:
AYES: Kennett, Lane, McNeely, Schlendorf
NOES: None
ABSENT: None
ABSTAIN: Offenhartz
/ .-~--~--- ' MAYOR ,~
?' C!T'Y ~CLERK
EXHIBIT A
FINDINGS AND CONDITIONS OF APPROVAL
REVISED TENTATIVE MAP 6155
PRELIMINARY AND FINAL DEVELOPMENT PLAN FOR PUD 85-7
FINDINGS
The Planning Commission of the City of Danville make the
following findings in support of the proposed Revised Tentative
Map and Preliminary and Final Development Plan (MS 6155 and
PUD 85-7).
1. The Revised Tentative Map and Final Development Plan
together with the design and improvement of the
proposed subdivision and consistent with the Sycamore
Valley Specific Plan and the General Plan.
2. The proposed map together with the design and
improvement of the proposed subdivision is consistent
with the General Plan.
3. The site is physically suitable for the type and
proposed density of development.
4. The design of the subdivision and the proposed
improvements are not likely to cause substantial
environmental damage or substantially and avoidably
injure fish or wildlife or their habitat.
5. The design of the subdivision and the type of
improvements are not likely to cause serious public
health problems.
6. The design of the subdivision and the type of
improvements will not conflict with easements acquired
by the public at large, for access through or use of
property within the proposed subdivision.
7. An Environmental Impact Report was prepared for the
Sycamore Valley Specific Plan and certified by Contra
Costa County in 1981, and an addendum to the Draft
E.I.R. was prepared and approved by the City of
Dahviiie in 1985.
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CONDITIONS OF APPROVA?.
1. This approval is based upon a Revision to the
approved Tentative Map for sUbdivision 6155 dated
November 4, 1985; and the Preliminary and Final
Development Plan for PUD 85-7 dated October 30,
1985. Any revision to these plans shall be
submitted for the review of the Chief of Planning
and City Engineer.
2. The total number of residential lots shall not
exceed 144.
3. The land uses and minimum dimensional standards and
requirements for the principal and accessing
structures on these lots shall be as provided under
the R-10 zoning district standards.
Residential building height shall not exceed 28 feet
above average grade. Any deviation from these
criteria or interpretation of standards shall be
subject to the administrative review and approval of
the Chief of Planning.
4. For purposes of unit siting, the following criteria
shall apply:
a. On opposing corner lots, at least one unit
shall be one story.
b. The same unit plan or elevation shall not be
located next to or directly across the street
from each other. Possible exception may be
granted tn the case of split level lots
subject to the approval of the Chief of
Plannina.
c. Front yard setbacks shall be varied to create
additional visual relief.
d. Sideyard fencing shall be located so as to
combine sideyard areas with frontyard to the
greatest extent possible.
e. On corner lots, the minimum street side
- setback shall be 10 feet.
¢NOT~: Asterisk indicates conditions which must be
satisfied prior to recordation of final made; ~) indicates
standard conditions.)
* 5. Architectural approval for plans submitted as part
-- of the Final Development Plan is not granted with
this approval. Plans including floor plans and
elevations shall be submitted for Architectural
Review and approval prior to issuance of grading
permits or recordation of Final Maps. Revised plans
shall incorporate but not be limited to the
following design criteria=
a. A minimum of five unit plans shall be
submitted. Each unit shall have a minimum of
three architectural elevations.
b. All four exterior unit elevations shall be
trimmed and detailed similar to front
elevations. Trim material around doors and
windows shall be a minimum 1 5/8" thickness.
c. Red tile roofing shall be discouraged in
favor of slate, grey or brown colored
concrete tile with a dull finish.
d. Some variation shall be included in the three
rooflines proposed with each floor plan.
e. White stucco finishes shall be avoided in
favor of beige or earthtone colors.
f. All air conditioners/condensers shall be
ground mounted and screened from public view.
g. ~pproved spark attestors shall be installed
on each chimney used for fireplaces and
appliances in which solid or liquid fuel may
be used.
h. If the City of Danville adopts an ordinance
addressing requirements for fire retardant
roofing on a Citywide basis prior to issuance
of building permits for this project, then
the developer shall comply with the
requirements of that ordinance.
6. The limits of open space Parcel B shall be as shown
on Exhibit I.
7. All grading within the areas designated as open
space shall be at slopes no greater than 3:1. or as
reviewed and aDDroved by the Chief of Planning and
City Enqineer.
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8. No direct access onto Doughstry Road shall be
allowed for lots 87-101, 141, 142, 128, 129, 123 and
124. All access shall be on the interior
subdivision streets.
9. Provide a pedestrian connection from the proposed
recreation area (Parcel A) to the cul-de-sac at the
end of "F" Street.
10. Provide for pedestrian access into open space areas
at the end of "S" Street and "H# Street.
11. Recreational facilities on Parcel A shall be
developed with the first phase of the project.
12. All trees to be planted including street trees and
slope planting shall be minimum 15 gallon size.
13. If development of Phase III occurs prior to
development of the property to the south, a
temporary cul-de-sac shall be constructed at the
southerly end of "B" Street in the vicinity of lots
122-124.
(14). Landscape Working drawings for the Recreation Area
(Parcel A) shall be submitted for review by the
Chief of Planning prior to issuance of any building
permits.
15. All recommendations contained in the Soil and
Geologic Investigation prepared for the project by
Harding Lawson Associates, dated October 31, 1984
shall be incorporated into the final design of the
project. The soils engineer shall sign the final
grading plan.
(16). All recreation building, cabanas, etc. shall comply
with San Ramon Valley Fire Protection District
Ordinance #4 - Supervised Sprinkler Requirements,
prior to occupancy.
* 17. Developer shall participate in an assessment
district or other funding mechanism for completion
of all requirements contained in the Sycamore Valley
Specific Plan pursuant to the approved Scope of
Improvements as amended and adopted by the City
Council on July 3, 1985. In addition, the developer
shall participate in a Lighting and Landscaping
Maintenance District to be formed in accordance with
the Landscaping and Lighting Act of 1972.
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* (18). Covenants, Conditions and Restrictions, Articles
_ of Incorporation and By-laws for a mandatory
homeowners association shall be prepared for the
project. The City shall be made a third party
beneficiary as to the sections of the CC&Rs which
address any applicable conditions included in the
project conditions of approval, and the following
areas of concern.:
A. Maintenance of private drainage systems, lot
grading and landscaping, and subdrain areas.
B. Prohibition of recreational vehicle parking.
c. Town police shall be allowed to enforce
municipal parking regulation on all public
and private roadways.
D. Construction of architectural additions
and/or remodels, swimming pools and accessory
structures of any kind shall require the
approval of the HOA and the Town of Danville.
E. A permanent maintenance agreeBent for all
landscaping in common areas will be ~K~ulred
from the HOA assuring regular Mintshanes
including irrigation, fertilllation ~d w~ed
- abatement.
F. All E.V.A. 's and fire trails wASAArt ~ ar.m
controlled My t. he H.0.A. oAdil be maAntaiAod
~v 4-hdl LI ~ A
~Jr llN, a,Ep e6 · ~ · ·
G. Drip irrigation systems aAouAd be cQ~dAderod
where practical. As built. irrigation plane
shall be provided to ~ #.0.A. get ell
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H. C¢ & R's ~11 ~lude t~m City ~m a
bdmdfJ. ciir'y of tad %raylAt. 11~ city ead~l
be granted rivet bvt n~t t~m My ef
enforclfiq rosy IMrovioloJo ommr~&Jmd &m tJi4
CC&Ro. &dditione to the CC · fl'& ~ qM
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I. Membership in the Association is mandatory
for all lot owners in the subdivision.
J. No antennas, microwave or satellite receiving
diihes or other broadcasting or receiving
devices shall be permitted.
K. Flood Control District responsibility for
maintenance of Sycamore Creek shall be
limited to maintenance of drop structures,
clearing of debris and sediments as necessary
to maintain capacity and preventing future
erosion from exceeding the limits of the
flood plain. County Flood Control shall have
the right of access over any private streets
within the project.
Prior to filing of a final subdivision map,
=he City Attorney shall review the CC&Rs to
assure that all applicable conditions of
approval have been addressed.
*(19). The developer shall comply with the requirements
of the San Ramon Valley Unified School District as
specified in the Sycamore Valley Specific Plan.
Said compliance shall be verified in the form of a
letter of understanding or agreement prior to
issuance of grading permits or recordation of
Final Maps.
20. The developer shall enter into an acceptable
agreement with the City, addressing the
disposition and improvement of lands designated as
open space prior to issuance of grading permits or
recordation of Final Maps for the project,
whichever shall first occur.
* 21. Within 30 days of the date of Planning Co~mission
approval, the Tentative Map shall be revised to
include Conditions 6, 7, 8. !3 and 22 and
resubmitted to the City Engineer.
22. W4thtn 30 days of this approval. the applicant
shall subm4t a revised Dhastna plan. Upon
approval of a final map for Phase II, the
developer shall 9&~S~:
construct all public improvements (or as
d!rected by the City ~ngineer) in Phases
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(23). All interior subdivision streets shall be
dedicated to the City of Danville and constructed
to City public road standards, or to the
satisfaction of the City Engineer.
24. All proposed grading shall be carried out in
accordance with "Grading and Erosion Control
Requirements" as set for in the Sycamore Valley
Specific Plan and recommendations contained in the
Soils and Geologic Investigation prepared for the
project by Harding Lawson Associates, dated
October 31, 1984.
(25). In accordance with Section 92-2.006 of the City
Ordinance Code, this project shall conform to the
provisions of the City subdivision ordinance
(Title 9). Any exceptions therefrom must be
specifically listed in the conditional approval
statement, attached to the Tentative Map.
*(26). A current title report and copies of the recorded
deeds of all parties having an interest in the
property and, if necessary, copies of deeds for
adjoining properties and easements, thereto, shall
be submitted at the time of submission of the
Final Subdivision Map for the City Engineer.
*(27). Copies of the Final Map and improvement plans,
indicating all lots, streets, and drainage
facilities within the subdivision shall be
submitted at 1" - 300 ft. scale, for City mapping
purposes.
*(28). Furnish proof to the City Engineer of the
acquisition of all necessary rights of entry,
permits and/or easements for the construction of
off-site, temporary or permanent, road and
drainage improvements.
*(29). Submit improvement plans to the City Engineer for
review; pay the plan review, inspection and
applicable lighting fees.
(30). Where soils or geologic conditions encountered in
grading operations are different from that
anticipated in the soil and geologic investigation
report, or where such conditions warrant changes
to the recommendations contained in the original
soil investigation, a revised soil or geologic
report shall be submitted for approval by the City
Engineer. It shall be accompanied by an
engineering and geological opinion as to the
safety of the site from hazards of land slippage,
erosion, settlement, and seismic activity.
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*(31). If grading is commenced prior to filing the Final
Map, a surety or guarantee, as determined suitable
by the City Engineer, shall be filed with the City
of Danville to ensure restoration of the site to a
stable and erosion resistant state if the project is
terminated prematurely.
*(32). Any grading on adjacent properties will require
written approval of those property owners affected.
*(33). All grading plans shall be accompanied by erosion
control and revegetation plans.
*(34). Dust control measures, as approved by the City
Engineer shall be followed at all times during
grading and construction operations.
(35). Construction and grading opera=ions shall be limited
to weekdays (Monday through Friday) and the hours
from 7:00 A.M. to ~:00 P.M. unless approved in
writing by the City Engineer.
(36). Grading and land preparation shall be restricted to
the period of April 15 to October 15 to minimize
erosion and deposition of sediments in Sycamore
Creek. All exposed erosive slopes resulting from
grading activities should be hydromulched or
otherwise stabilized by project developers each year
by October 15. Exceptions may be granted by the
City Engineer.
(37). Any portion of the drainage system that conveys
runoff from public streets shall be installed within
a dedicated drainage easement, or public street.
(3S). Storm drain facilities shall be designed to channel
water into natural drainage ways. Outfall lines
should be designed to carry water from the edge of
developed areas to energy dissipators at nearby
creekbeds in order to minimize erosion that will
occur if outlets are placed at the top of slopes.
(39). Storm drains shall be placed in streets or open
space corridors wherever possible and the plan shall
be designed so that this can be accomplished without
th& pipes being excessively deep.
(40). If a storm drain must cross a lot, or be in an
easement between lots, the easement width shall be
equal to or at least double the depth of the storm
drain.
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(41). Provisions shall be made to protect the
subdivision improvements from hillside runoff via
interceptor ditches, grade terraces, or similar
facilities within the development.
(42). The developer shall keep adjoining public streets
free and clean of project dirt, mud, materials,
and debris during the construction period, as is
found necessary by the City Engineer.
(43). Handicapped ramps shall be provided as required by
State of California Title 24, and by the City
Engineer.
* 44. Conduct a study of the impact this development
will have on existing capacity of Sycamore Creek,
both upstream and downstream. Construct off-site
improvements on Sycamore Creek to mitigate any
adverse impacts. Study to be reviewed by City
staff and Flood Control staff.
45. Repair existing erosion along Sycamore Creek and
as directed by Contra Costa Flood Control
District.
46. Proposed drainage discharge points to Sycamore
Creek shall be designed to conform with
- requirements of Contra Costa County Flood Control
and the City of Danville.
47. Comply with all requirements of the San Ramon
Valley Fire Protection District with respect to
emergency vehicle access and all fire code
requirements.
(48). Sewage disposal serving the project shall be
provided by the Central Contra Costa Sanitary
District.
(49). Water supply serving the project shall be by the
East Bay Municipal Utility District.
(50). If archaeologic materials are uncovered during
grading, trenching or other excavation, earthowrk
within 100 feet of these materials shall be
stopped until a professional archaeologist who is
certified by the Society of California Archaeology
(SCA) and/or the Society of Professional
Archaeology (SOPA) has had an opportunity to
evaluate the significance of the find and suggest
appropriate mitigation measures, if they are
deemed necessary.
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* 51. The applicant shall submit a list of proposed
street names for review and approval prior to
recordation of final maps.
52. Construction traffic shall be prohibited from
using that segment of Camino TessaJars south of
Diablo Road and north of Gatetree Drive.
* 53. Working Jointly, Sycamore Valley developers shall
prepare a day care plan addressing the potential
location(s) for day care facilities within
Sycamore Valley based upon individual project
demographics and demand.
The day care plan including a schedule for
implementation shall be submitted for the review
of the Chief of Planning prior to the recordation
of Final Maps for the project.
54. The developer shall install a traffic signal at
the intersection of "S" street and Camino
TassaJara.
55. The effective date of the approval for the Final
Development Plan and Revised Tentative Map shall
be the effective date of the ordinance amending
the Zoning Map of the City of Danville.
56. Developer shall construct the full width of "A"
Street along the entire project frontage. "A"
Street shall be completed prior to issuance of
building permits for Phase II development.
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