HomeMy WebLinkAbout89-04 BEFORE THE TOWN COUNCIL OF THE TOWN OF DANVILLE
In the Matter of:
Granting Rezoning of Land Zoned ) ORDINANCE NO. 89-4
A-2 and R-40 to P-1 and Amending )
the Zoning Map of the Town. The )
Town Council of The Town of Danville )
DOES ORDAIN AS FOLLOWS: )
SECTION 1. Rezoning.
That the 35 +/- acre aggregation of ranchette properties fronting
along the east side of Old Blackhawk Road, approximately 600 feet
north of the intersection of Old Blackhawk Road and Camino
Tassajara (Assessor's Parcels 203-171-01 & 012; 203-180-01 through
06; and 203-190-01 through 06) as detailed on the Revised
Preliminary Development Plan dated received February 1, 1989 by
the Planning Department) is rezoned from A-2; General Agricultural
District and R-40; Single Family Residential District to P-l;
Planned Unit Development District. Rezoning is based on the
approved Preliminary Development Plans for PUD 88-11 as conditioned
by the requirements listed within Attachment A.
SECTION 2. Zoning Map.
The zoning Map of the Town 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 days before its adoption
and again within 15 days after adoption.
SECTION 4. Effective Date.
This Ordinance becomes effective 30 days after its adoption.
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The foregoing Ordinance was introduced at a meeting of the Town
Council of the Town of Danville held February 6, 1989, and was
adopted and ordered published at a meeting of the Council held on
February 23, 1989.
AYES: GREENBERG, JAGGER, LANE, RITCHEY, SCHLENDORF
" NOES: NONE
ABSTAIN: NONE
ABSENT: NONE ~ ~~
MAYOR
TES
(CITY~LERK
APPROVED AS TO FORM:
~f~ITY ATTORNEY ~ ........
PKG P23
EXHIBIT A
FINDINGSAND CONDITIONS OF APPROVAL
PRELIMINARY DEVELOPMENT PLAN PUD 88-11
Ahmanson Developments,~nc. - Images of Danville
FINDINGS
A. The Town Council of Danville hereby finds as follows in
support of the Preliminary Development Plan:
1. The proposed Planned -Unit Development District is
consistent with the Danville General Plan and the Old
Blackhawk Road Specific Plan;
2. The development will constitute a residential environment
of sustained desirability and stability and will be in
harmony with the character of the surrounding existing
and planned neighborhood and community;
3. The development will mitigate off-site traffic impacts
through the assurance of off-site improvements in a
manner acceptable to the Town;
4. The previously certified Final Environmental Impact
Report (FEIR) prepared for the Sycamore Valley Specific
Plan (in conjunction with the addendum to the FEIR
prepared in 1985) and the Mitigated Negative Declaration
of Environmental Significance prepared for the Old
Blackhawk Road Specific Plan discussed potential impacts
associated with development of the ~ite for residential
uses, in part satisfying the requirements of the
California Environmental Quality Act.
5. The proposal to establish more residential units than
originally anticipated for this portion of the Sycamore
Valley Specific Plan area may create traffic impacts and
other impacts which may be cumulatively significant if
not mitigated. Project conditions which follow serve in
part to mitigatepotential cumulative impacts identified
in the Mitigated Negative Declaration of Environmental
Significanceprepered forth is project.
Conditions of ADproval
A. General Provisions
1. This approval-is ~or ~ixed used townhouse and single
family residential development of a maximum of 120
townhouses and 77 deta=hedslngle family units with three
private recreation areas and a Open Space/Trail System.
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Development shall be subje=t to further detailed review
by way of submittal and processing of a Final Development
Plan and accompanying Tentative Map.
Development shall be s~stantially as shown on the
project drawings as follows, except as may be modified
by conditions contained herein;
a. Revised Site Plan labeled "Site Plan Overlay -
Images", consisting of a single sheet, prepared by
Danielian Associat~ and dated received January 4,
1989.
b. Revised elevations and floor plans for the
townhouses, single family detached units and the
recreation buildings labeled "Images", consisting
of twenty-one sheets, prepared by Danielian
Associates and dated received December 29, 1988.
c. Preliminary landscape plans labeled "Preliminary
Landscape Plans - Images" consisting of two sheets,
prepared by Melvin Lee Associates - ASLA, and dated
received September 15, 1988.
d. Preliminary grading plans labeled "Preliminary
Grading and Drainage Plans - Images", consisting of
a single sheet, prepared by Bissell & Karn, Inc. and
dated received September 15, 1988.
2. The developer 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.
3. The developer shall submit written documentation that all
requirements of the San Ramon Valley Fire Protection
District have been met to the satisfaction of the
District. The developer is referred to the District's
comments of November 8, 1988 and December 1, 1988. If
determined necessary by the District at the time Final
Development Plans are processed for the project, the
development plan shall be modified to provide an
emergency vehicle a~a-~ connection between the
northwestern portion of Loop Road "A" and Collector Road
"A".
4. If archeological materials are uncovered during any
construction or pre-construction activities on the site,
all earthwork within 100 feet of these materials
shall be stopped, the Town Planning Department notified,
and a professional archeologist, certified by the Society
of California Archeology and/or the Society of
! Professional Archeology, shall also be notified. Site
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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 they are deemed necessary.
5. Construction and grading operations, delivery of
construction materials, and warming up and/or
repair/servicing of grading and/or construction equipment
shall be limited to weekdays (Monday through Fridays)
during the hours from 7:30 a.m. to 5:30 p.m., unless
otherwise approved in writing by the City Engineer.
6. Covenants, Conditions and Restrictions (CC&Rs), Articles
of Incorporation and By-laws for a mandatory homeowner's
association shall be prepared for the project. The Town
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. Provision of ongoing maintenance of private
roadways, private recreation facilities, private
drainage systems, and other common open space areas
and facilities shall be assured.
B. Requirement that construction of architectural
additions and/or remodels, and accessory structures
of any kind shall require the approval of the
homeowner's association and the Town of Danville
Planning Department (through a Minor Development
Plan permit process).
C. Provision of ongoing maintenance of the project
emergency vehicle access (if established) shall be
assured.
D. The Townshall be granted the right but not the duty
of enforcing any provisions contained in the CC&Rs.
Additions to the CC&Rs by the homeowner's
association consistent with the original CC&Rs may
be made at the discretion of the homeowner's
association. Any changes pertaining to conditions
of approval imposed upon the project shall be
submitted to the Town for review by the City
Attorney prior to their adoption.
E. Membership in the homeowner's association shall be
mandatory for all owners in the project.
F. Storage of vehicles within the required front yard
and side yard areas shall be prohibited.
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G. Storage or parking of recreation vehicles on the
individual lots or within the established right-of-
way for periods in excess of eight hours shall be
prohibited.
H. Provision of landscape maintenance activities that
assure healthy growing conditions for project
landscaping and assure proper operation of
irrigation systems.
Prior to recordation of a Final Map, the draft CC&Rs
shall be submitted to the city Attorney to assure that
all applicable Conditions of Approval have been addressed
to his satisfaction.
7. 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 recordation of a Final Map.
8. Plans for street lighting and signage and entry signage
as required by the Sycamore Valley Specific Plan and the
Old Blackhawk Road Specific Plan shall be submitted in
conjunction with Final Development Plan submittal to
assure compatibility with building materials, colors and
placement.
9. Development of the project's western side shall be
designed to integrate to the maximum degree possible with
the proposed Wood Ranch project (PUD 88-7 and SD 7167)
lying to the west. Cooperation between the two
developers shall occur as regards the reconstruction of
Old Blackhawk Road and associated landscaping, linkage
of trails located along Sycamore Creek, construction of
a staging area including a foot bridge across Sycamore
Creek, development of the Major Neighborhood Entry Point
(as conceptually detailed in Figure 6 of the Old
Blackhawk Road Specific Plan), and development of project
signage and project fencing along Old Blackhawk Road.
10. Authorization for existing and future residents in the
Old Blackhawk Specific Plan Area to utilize the Open
Space/Trail System established in this project shall be
guaranteed by the recordation of the appropriate easement
agreements and by the manner the homeowner's associations
covering these project amenities is structured. The
easement agreements shall be subject to review and
approval by the City Attorney prior to recordation.
11. Authorization to utilize the facilities in the Main
Recreation Area (to be established in the subject
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property's portion of Sub-Area 3) by residents of future
redevelopment projects in the remainder of Sub-Area 3
shall be guaranteed by the recordation of the appropriate
easement agreements and by the manner the homeowner's
association covering these facilities is structured.
12. The Final Development Plan submittal for this project
shall be accompanied with a draft document outlining the
proposed structuring of the Master Homeowner's
Association called for by the Old Blackhawk Road Specific
Plan. This document shall specify the facilities to be
maintained (e.g., public recreation facilities, landscape
areas, trails, and other designated spaces provided for
the enjoyment of residents in the specific plan area) and
the responsibilities and rights of future members of the
Master Homeowner's Association.
B. Site Planning
1. The land uses and minimum dimensional standards and
requirements for principal and accessory structures for
the 77 single family detached units established lots on
the subject project shall be consistent with the R-6;
Single Family Residential District standards, as
established by the Town Zoning Ordinance, except as
follows:
a. Lot sizes shall be substantially consistent with
those shown on the development plans referenced in
Condition #A.l.a. above. Pad sizes shall not be
less than 4,500 square feet in size.
b. Front yard setbacks shall be varied and shall
observe an average minimum setback of not less than
20 feet. Building elevations shall be tapered or
stepped so that no two-story elevations encroach
into the minimum front yard setback of eighteen
feet.
c. Minimum building sideyard setbacks shall be as
follows:
- Sideyard setback: 5 foot
minimum
- Aggregate sideyard setback: 15 foot
minimum
- Building-to-building
sideyard setback: 15 foot minimum
separation
d. A minimum 3 foot width clear and level area shall
be provided on all sideyard areas developed in the
project.
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e. Rearyard setback shall be 20 feet minimum for two-
story units, and 15 feet minimum for single-story
units, neither of which minimums shall include
slopes.
f. On corner lots, the secondary setback (streetside
sideyard') shall be a minimum of 15 feet.
g. Front yard setbacks may be reduced to 15 feet on
some of the units if side-load garages are utilized.
h. No building or structure shall exceed two stories
or 28 feet above average grade.
i. Each dwelling unit shall maintain a minimum of two
vehicle parking spaces located within a garage and
two additional spaces located within the driveway
serving said garage.
2. For purposes of unit siting, the following criteria shall
apply to the single family detached portion of the
project:
a. On opposing corner lots, at least one unit shall be
one story.
b. One storyunits shall be interspersed throughout the
project.
c. Sideyard fencing shall be located so as to combine
sideyard areas with frontyard to the greatest extent
feasible.
d. The same unit, with a matching architectural
elevation, shall not be located next to, or directly
across the street from one another.
3. The land uses and minimum dimensional standards and
requirements for the 120 townhouse units established on
the subject property shall be consistent with the M-9;
Multiple Family Residential District Standards, as
established by the Town Zoning Ordinance, except as
follows:
a. Lot sizes and project density shall be substantially
consistent with those shown on the development plans
referenced in Condition # A.l.a. above. Lot sizes
shall be adequate to reflect a maximum building
coverage of 40%.
b. Front yard setbacks shall be varied and shall
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observe a minimum setback from the back of sidewalk
(or the back edge of curb where no sidewalk is
present) of eighteen feet. No second story elements
shall encroach into the minimum frontyard setback.
c. Minimum building-to-building separations shall be
20 feet where sides of building groupings are
parallel to one another. This minimum may be
reduced to a 15 foot minimum where the sides of the
building groupings are not parallel.
d. Private rearyards shall be a minimum of 400 square
feet in area with minimum depths of 12 foot (with
a 15 foot "typical") and a minimumwidth of 35 foot
(with a 39 foot "typical").
e. Each dwelling unit shall maintain a minimum of two
vehicle parking spaces located within a garage and
two additional spaces located within the driveway
serving that unit. Additional guest parking at a
ratio of 0.5 spaces/unit shall be supplied in close
proximity to the units they serve.
4. The Final Development Plan submittal for this project
shall detail the complete pedestrian circulation system
proposed for development. This plan shall include, at
a minimum;
a) In the Single Family Detached area; Sidewalks
on one side of cul-de-sacs "A", "B", "C" and "D"
on both sides of Collector Roads "B" and "C" (per
Figure 3 of the Old Blackhawk Road Specific Plan),
and on one side of Collector Road "A" (unless
determined otherwise through the Final Development
Plan review process).
b) For the loop roadways in both townhouse areas;
Sidewalks on the outside edge of the loop roadway,
on both sides of Collector Roads "A" and "B" (per
Figure 3 of the Old Blackhawk Road Specific Plan),
and on one side of Collector Road "A" (unless
determined otherwise through the Final Development
Plan review process).
c) Six foot (minimum width) sidewalks through the
proposed Open Space/Trail System area.
d) Sidewalks (or approved alternate) for the Open
Space/Trail System along the toe of slope at the
east side of the Single Family Detached area.
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e) An internal walkway system in the townhouse
areas providing appropriate interconnections for the
units created to the street sidewalk system, the
recreation areas and the proposed Open Space/Trail
System areas.
f) Crossing (or crossings) of Collector Road "A".
5. The individual air conditioning condensers serving the
single family detached units in this project shall be
ground-mounted, shall be located behind residential
fencing and shall be situated so as to maintain a minimum
3' clear and level passage area on side yards. The air
conditioning condensers serving the townhouse units in
this project shall be located at the rear of the units
they serve.
6. Project lighting shall be installed in such a manner that
glare is directed away from surrounding properties and
rights-of-way.
7. If project identification is desired by use of
subdivision entry signs, said signage shall be located
at the project entries off of Old Blackhawk Road.
Project identification signage shall be subject to
separate review and approval under a sign review permit.
C. Landscaping
1. Landscape and irrigation working drawings shall be
submitted for review and approval by the Planning
Department prior to recordation of the Final Map.
2. Frontyard landscaping for the single family detached
units shall be supplied prior to occupancy of dwelling
units and shall incorporate a minimum of one 15 gallon
sized street tree per 20 linear feet of frontage, one
other 15 gallon tree per unit, shrubs and ground cover
and/or turf.
3. The three recreation areas and the fencing, sidewalk and
landscaping improvements along the collector roads to be
developed with this project and along the project's Old
Blackhawk Road frontage shall be completed according to
the following schedule;
a) The recreation area serving Phase I, II and III -
Single Family Detached and the fencing, sidewalk and
landscaping improvements for the fronting portions of
Collector Roads "A" and "C" and Old Blackhawk Road
(including improvements along the Anderson and Battaglini
properties) shall be completed no later than the
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occupancy of the 40th dwelling unit in this portion of
, the project.
b) The recreation area serving Phase I, II and III -
Townhouses and the fencing sidewalk and landscaping
improvements for the fronting portions of Collector Roads
"A" and "B" shall be completed no later than the
occupancy of the 35th dwelling unit in this portion of
the project.
c) The recreation area serving Phase IV and V -
Townhouses and the fencing, sidewalk and landscaping
improvements for the fronting portions of Collector Roads
"A" and "B" shall be installed no later than the
occupancy of the 30th dwelling unit in this portion of
the project.
4. The various legs of the Open Space/Trail System in the
project shall be installed prior to occupancy of the
adjoining respective dwelling units, but in no case later
than occupancy of the 100th dwelling unit in the project.
5. Areas to receive special focal/decorative landscaping
treatment include:
a) The northeast corner of the intersection of Old
Blackhawk Road and Camino Tassajara (treatment of this
area shall compliment landscaping to be installed at the
northwest corner in conjunction with the development of
SD 7167 and shall reflect direction for development of
a "Major Neighborhood Entry" as called for in Figures 2
and 6 of the Old Blackhawk Road Specific Plan).
b) The northeast corner of the future intersection of
Old Blackhawk Road and Collector Road "B" (treatment
shall reflect direction for development of a "Secondary
Neighborhood Entry" as called for in Figures 2 and 7 of
the Old Blackhawk Road Specific Plan).
c) The northeast and southeast corners of the future
intersection of Old Blackhawk Road and Collector Road "D"
(treatment shall reflect direction for development of a
"Secondary Neighborhood Entry" as called for in Figures
2 and 7 of the Old Blackhawk Road Specific Plan). If the
proposed northerly alignment for Collector Road D is
authorized, then the developer's responsibility will be
limited to the southeast corner of the intersection of
Old Blackhawk Road and Collector Road D.
The Final Development Plan submittal for this project
shall include preliminary landscape plan~ for each of
these areas. The treatment provided shall be reflective
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of an overall landscape design theme for the entire
project.
The Final Development Plan submittal shall reflect
special attention to the site layout and landscaping of
the intersection described in b) above to assure that the
design of this project entry is open and uncluttered.
6. Additional areas to receive special focal/decorative
landscape treatment (and to benefit from generous
building and fencing setbacks by adjoining units)
include;
a) The northeast and southeast corners of the future
intersection of Collector Road "A" and Old Blackhawk
Road.
b) The northeast and northwest corners of the future
intersection of Collector Roads "A" and "B".
c) The triangular area on the east and west sides of
Collector Road "A" at the point in intersects with the
Open Space/Trail System corridor.
d) The triangular area on the east side of Old Blackhawk
Road at the point it intersects with the Open Space/Trail
System Corridor.
The Final Development Plan submittal for this project
shall include preliminary landscape plans for each of
these areas. The treatment provided shall be reflective
of an overall landscape design theme for the entire
project.
The Final Development Plan submittal shall reflect
special attention to the site layout and landscaping of
the intersection described in a) and b) above to assure
that the design of this project entry is open and
uncluttered.
7. The Final Development Plan submittal for this project
shall include details of a preliminary slope planting
program for the slope areas at the east side of the
project. The developer shall diligently pursue rights
to extend this slope planting program into the adjoining
offsite area at the southeast corner of the project
extending up to the 630' + contour line. Minimum tree
planting ratios shall be indicated on the plans.
Documentation as to what efforts have been taken to
pursue the rights to establish the referenced off-site
landscaping shall be submitted with the plans. These
plans shall also provide section details of the joint
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trail system/drainage bench/vehicular access zone to be
developed at the proposed toe-of-slope at the east side
of the Phase II - Single Family Detached Area.
8. The developer shall diligently pursue rights to provide
offsite landscaping at the southeast corner of the future
intersection of Old Blackhawk Road and Collector Road "B"
(affects APN # 203-200-05). If the necessary releases
can be secured, development of this area shall be as a
"Secondary Neighborhood Entry" as called for in Figures
2 of 7 of the Old Blackhawk Road Specific Plan and shall
be at the subject developer's cost in terms of design and
installation.
9. The developer shall be responsible for the following
additional on-site/off-site improvements which shall
occur in the staging area described in Figure 4 of the
Old Blackhawk Road Specific Plan as the "Landmark Oak
Tree Site";
a) Pedestrian footbridge providing access from the Old
Blackhawk Specific Plan area across Sycamore Creek to the
Short Ridge Open Space area.
b) Rough grading.
c) Installation of hardscape areas
d) Development of parking along Old Blackhawk Road for
the staging area.
10. The Final Development Plan Submittal for this project
shall include schematic site layout/grading/drainage
plans and preliminary landscape plans for the staging
area described above in Condition # C.9. These plans
shall be accompanied by a tree preservation plan for the
landmark oak, which shall be prepared by a licensed
arborist deemed acceptable to the town of Danville. The
arborist shall review the plans for the staging area and
prepare recommendations which detail, as necessary;
a) Corrective/protective work of immediate need and
b) Ongoing maintenance and/or corrective/protective
work.
The developer shall be responsible for corrective/
protective work cited for immediate need.
11. Adjustments to the project layout and/or the ultimate
realignment of Old Blackhawk Road in proximity to the
"Landmark Oak Tree Site" shall be made if, during the
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review of the Final Development Plan for this project,
it is det~T~ined ~hmt there is not adequate area to
develop a staging area which is generally consistent with
that schematically shown on Figure 4 of the Old Blackhawk
Road Specific Plan.
12. The Final Development Plan submittal for this project
shall be accompanied by a tree preservation plan
addressing all trees to be retained on the project. The
planshall be preparedby a licensed tree arborist deemed
acceptable to theTown of Danville and shall be prepared
in response to the detailed grading and drainage plan
prepared for the Final Development Plan submittal. No
trees shall be removed from the subject property without
prior written approval from the Town of Danville.
13. Project landscaping shall combine pleasing aesthetics
with water conservation measures. Plant materials shall
be hardy and drought tolerant, while providing good
coverage, shade, and variation in color. Native species
shall beemphasized. Irrigation systems shall emphasize
efficient water usage through the use of drip systems,
bubblers, low volume emitters, and other advanced
technologies to conserve water.
14. Existing riparian vegetation should be preserved and,
where possible, enhanced by planting compatible native
tree and shrub species.
15. All project landscape elements (walks, driveways, patios,
etc.) shall be designed as integral parts of the project
architecture.
16. Landscaping in parkway and common areas shall incorporate
trees at a minimum of one tree per 200 square feet of
area. Trees shall be minimum 15 gallon size; 25% of all
trees shall be 24 inch box size.
17. A combination of ~¥ergreen and deciduous trees should be
used in landscape medians and parkways. Berming shall
be supplie~ to the extent feasible in these areas. A
tree canopy effect shall be established for parkways and
street medians.
18. Graded slopes adjacent to the street right-of-way shall
be landscaped in accordance with a landscape theme. The
steepness of the slopes shall vary to blend with the
natural contours of the land.
19. Intersections and other locations where sight distances
are important shall utilize low profile shrubs and ground
cover.
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20. Long uninterrupted exterior walls and fences shall be
avoided along all public right-of-ways. Walls shall have
relief to create an interesting blend of shapes and
textures using landscaping and a combination of different
types of masonry material to soften the architecture.
D. Architecture
1. All units developed in this project shall be designed in
accord with the following criteria:
a. All four exterior elevations of each unit or
building group shall be architecturally dimensioned,
trimmed and detailed similar to front elevations.
Trim material around doors and windows shall be a
minimum of 1-5/8" thickness.
b. Approved spark arrestors shall be installed on each
chimney used for fireplaces and appliances in which
solid or liquid fuel may be used.
c. Where frontyard setbacks are less than 20 feet,
rollup garage doors shall be installed and
maintained. All garage doors shall be operated by
an automatic garage door opener.
~. 2. Prior to the issuance of building permits, samples of
final colors and materials selected for each individual
structure shall be submitted to the Planning Department
for review and approval. The use of masonite, pressboard
as exterior siding, or their equivalent, is expressly
prohibited.
3. Development shall be consistent with Danville's
Residential Development Standards.
4. The Final Development Plan submittal for this project
shall include design information for all project fencing
proposed in the project. Fencing established shall be
generally consistent with the schematic fence details
depicted on Figures 8 of the Old Blackhawk Road Specific
Plan.
5. The Final Development Plan submittal for this project
shall include design information for all project signage
proposed for use in this project.
6. The Final Development Plan submittal for this project
shall include design information for all project lighting
to be developed in this project (i.e., lighting for
internal and perimeter roadways, for parking areas, for
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pedestrian trail system areas, for recreation areas, and
for security lighting at units).
7. If common trash enclosures are proposed for use in this
project, their design, materials and locations shall be
detailed in the Final Development Plan submittal for this
project. If individual unit garbage can pick-up service
is proposed, then the location for storage and means of
resident access to the garbage cans shall be detailed in
the Final Development Plan submittal for this project.
8. All window frames shall be of wood or bronze or other
colored anodized aluminum. Mill finish aluminum window
frames are not permitted.
9. Large glass areas shall be broken up by the use of window
mullions or other architectural features.
10. Tinted (non-reflective) glass is preferred where solar
heat gain is a concern and where windows cannot be shaded
by either overhangs, awnings or landscaping.
11. Minimum eave projections shall extend at least 18 inches
from the exterior building walls.
12. The minimum size fascia shall be 8 inches. Whenever
possible, additional relief shall be provided to create
shadow lines or other architectural interest.
13. All building designs shall incorporate gutters and
downspouts.
14. No roof mounted mechanical equipment of any kind shall
be permitted. All mechanical equipment shall be
completely shielded from view whether from adjacent
properties or public rights-of-way.
15. The final architectural design of both the Single Family
units and the townhouse units shall be subject to review
by the Design Review Board prior to approval of the Final
Development Plan for the project. Additional changes to
the design of the townhouse units shall be made to make
design more consistent with the proposed design theme of
the single family units.
E. Grading
1. All proposed grading shall be carried out in accordance
with the "Grading and Erosion Control Requirements" as
set forth in the Sycamore Valley Specific Plan.
2. Any proposed off-site grading shall be subject to review
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and approval by the City Engineer prior to the
recordation of the Final Map. Such grading requires
written approval, submitted to the City Engineer, of all
affected property owners.
3. Areas undergoing grading, and all other construction
activities shall be watered, or treated with other dust
control measures to prevent dust. These measures shall
be approved by the City Engineer and employed at all
times as conditions warrant.
4. Grading and land preparation shall be restricted to the
period of April 15 to October 15 to minimize erosion and
depositing of sediments, except as may be authorized in
writing by the City Engineer. All exposed erodible
slopes resulting from grading activities shall be
hydromulched or otherwise stabilized by the developer by
October 15.
5. Where soils or geologic conditions encountered in grading
operations are different from that anticipated in the
project specific 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 Town Engineer. It shall
be accompanied by an engineering and geological opinion
as to the safety of the site for hazards of land
slippage, erosion, settlement and seismic activity.
6. 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 stable and erosion
resistant state if the project is terminated prematurely.
7. All grading plans shall be accompanied by erosion control
and revegetation plans. Said plans shall be prepared
consistent with Grading and Erosion Control requirements
set forth in the Sycamore Valley Specific Plan.
8. The soils engineer shall sign the final grading plans.
9. Each lot shall be so graded as not to drain on any other
lot or adjoining property prior to being picked up by an
approved drainage system.
10. The developer shall confer with the Town Engineer prior
to the preparation improvement plans in order to
determine appropriate measures to convey rear yard and
downeDout drainage of the lots within the Droject.
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F. Streets
1. The developer shall obtain an encroachment permit from
the Engineering Department prior to commencing any
construction activities within any public right-of-way
or easement.
2. All street signing shall be installed by the developer
as required by the Town. This shall include, but is not
necessarily limited to "Stop", "No Parking", "Not a
Through Street", and street name signs. Traffic signs
and parking restriction signs shall be subject to review
and approval by the City Engineer and the Police
Department.
3. The developer shall keep adjoining public streets free
and clear of project dirt, mud, materials and debris
during the construction period, as is found necessary by
the City Engineer. The developer shall be responsible
for corrective measures at no expense to the Town of
Danville. Construction fencing shall be supplied as
required by the City Engineer if determined necessary,
to provide public safety.
4. Handicapped ramps shall be provided as required by the
State of California, Title 24 and as may be required by
the City Engineer.
5. Any damage to existing public street improvements
resulting from project construction shall be repaired to
the satisfaction of the City Engineer at full expense to
the developer. The developer shall also be responsible
for correction of any existing frontage deficiencies
along the subject property's frontage along Old Blackhawk
Road.
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
standards established in Title 9 of the City Code. At
the time Project Improvement Plans are submitted, the
developer shall supply to the City Engineer an up-to-date
Title Report for the subject property.
7. Abutter's rights of access along the project's Old
Blackhawk Road frontage, except for the intersection
areas and the existing driveways serving theAnderson and
Battaglini properties, shall be relinquished to the Town.
The relinquishment shall include the right of way returns
of the intersection areas.
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8. All interior Collector roads (Collector Roads "A", "B",
"C" and "D") subdivision streets shall be dedicated to
the Town of Danville and constructed to the adopted
public road standards. If the proposed northerly
alignment for Collector Road D is authorized, then the
developer's responsibility for dedication and
construction for Collector Road D shall be limited to a
half-width section along the property's frontage and
construction of said road improvements may be postponed
until redevelopment of the lands to the northand/or east
occurs.
9. 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 Town mapping purposes.
10. Proof shall be furnished 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.
11. Convey to the Town, by offer of dedication, all necessary
right-of-way along the frontage on Old Blackhawk Road as
required to achieve the planned half widths. These
widths are as established in the Old Blackhawk Road
Specific Plan.
12. The developer shall be responsible for the design and
construction of frontage improvements for the full width
section of Old Blackhawk Road from Camino Tassajara to
the northwestern corner of the subject property. These
improvements shall include, but are not limited to, curb,
gutter, sidewalk, pavement widening, pavement overlay,
and street lighting and shall conform to the typical
roadway cross-sections (Sections A-A and B-B) shown on
Figure 3 of the Old Blackhawk Road Specific Plan.
13. The developer shall be responsible for the design and
construction of frontage improvements for the full width
section of Collector Road "B" from its intersection with
Old Blackhawk Road easterly for a distance of 825 feet
+ (75 feet + east of the center point of Collector Road
"A" at its intersection with Collector Road "B"). These
improvements shall include, but are not necessarily
limited to, curb, gutter, sidewalk, pavement and street
lighting and shall conformto the typical roadway cross-
section (Section B-B) shown on Figure 3 of the Old
Blackhawk Road Specific Plan, exclusive of the
landscaping and wall or fence on the south side of
Collector Road "B". The plans submitted for the Final
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Development Plan and Tentative Map requests for this
project shall detail a schematic alignment for the
extension of Collector Road "B" to accommodate future
vehicular access for APN 203-200-01, 02, 03 & 04. The
alignment of Collector Road "B" east of its intersection
with Collector Road "A" shall be determined at the Final
Development Plan/Tentative Map stage for the subject
property, or upon submittal of a PreliminaryDevelopment
Plan for the referenced four parcels.
14. The developer shall be responsible for the design and
construction of frontage improvements for the full width
section of Collector Road"C" from its intersection with
Collector Road "A" northerly to the northern limit of APN
203-180-06 (190 ft. +). These improvement shall include,
but are not necessarily limited to, curb, gutter,
sidewalk, pavement, ~rontage landscape buffer and/or
frontyard landscaping, street lighting and any offsite
pavement transition work necessary to coordinate new
improvements with existing adjoining driveways and/or
private roads extending from the roadway. Road
improvements shall conformto the typical roadway cross-
section (Section B-B) shown on Figure 3 of the Old
Blackhawk Road Specific Plan.
15. The developer shall be responsible for the design and
construction of frontage improvements for Collector
Street "D" (half width section if construction commences
under Alternate A as described in Condition # F.19, and
full width section if construction commences under
Alternate B as described in Condition # F.19) from its
intersection with Old Blackhawk Road easterly for a
distance of 180' to 250' + (depending on the road
location utilized). These improvements shall include,
but are not necessarily limited to, curb, gutter,
sidewalk, pavement, street lighting, and any offsite
pavement transition work necessary to coordinate the new
improvements with existing adjoining driveways and/or
private roads extending from the roadway. Road
improvements shall conform to the typical roadway cross-
section (Section B-B) shown on Figure 3 of the Old
Blackhawk Road Specific Plan.
16. Any project roads proposed for dedication to the Town of
Danville shall be constructed to adopted road standards
for public roads.
17. The subject development shall contribute toward the
planned future $ignalization at the intersection of Old
Blackhawk Road and Camino Tassajara. The exact level of
contribution shall be as determinea by the City Engineer
and shall be within a range of 25% to 50% of the signal's
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design and construction costs.
~ 18. Pursuant to the Circulation Element of the Old Blackhawk
Road Specific Plan, the Final Development Plan submittal
for this project shall reflect the following road design
criteria;
a) Approximately 250 feet of clear sight distance shall
be maintained for traffic exiting cul-de-sacs.
b) A minimum of 100 feet of tangent between reverse
curves shall be provided.
c) The radius dimension for cul-de-sacs shall be a
minimum of 40 feet (measured to curb face). If the
proposed northerly alignment for Collector Road D is
authorized, then the developer's responsibility for
dedication and construction for Collector Road D shall
be limited to a half-width section along the property's
frontage and construction of said road improvements may
be postponed until redevelopment of the lands to the
north and/or east occurs.
19. The Preliminary Development Plan depicts an alternative
location for Collector Road "D" at the north end of the
project. The submittal of Final Development Plan for the
project shall reflect both this road location (henceforth
to be referred to as Road Location-Alternate A) and the
'~ road location originally envisioned by the Old Blackhawk
Road Specific Plan to be referred to as Road Location-
Alternate B). Road Location-Alternate A may be utilized
only if, prior to the recordation of a Final Map
involving Phase III of the Single Family Detached portion
of the project, a revised Tentative Map is approved for
the adjoining portion of the Wood Ranch Planned Unit
Development that accommodates the proposed change to
Collector Road "D".
20. Cul-de-sac "D" shall be modified to made its intersection
with Collector Road "D" align directly opposite with Cul-
de-sac "B". The relotting of the single family lot in
this area shall be subject to review and approval at the
Final Development Plan STage.
G. Infrastructure
1. Water supply service for this subdivision shall be
provided by the East Bay Municipal Utility District in
accordance with the requirements of the District.
2. Sewer disposal service for this subdivision shall be
provided by the Central Contra Costa Sanitary District
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in accordance with the requirements of the District.
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3. Drainage facilities serving this subdivision, maintenance
thereof, and easements shall be provided to the
satisfaction of the City Engineer and/or the Chief
Engineer of the Contra Costa County Flood Control
District.
4. All stormwater run-off shall be collected and conducted
via an approved drainage method to the nearest approved
downstream facility.
5. Off-site drainage flows shall be intercepted at the
project boundary via an approved storm drain facility,
or as approved by the Town.
6. Roof drains shall empty onto paved areas, concrete
swales, other approved dissipating devices, or into a
pipe, unless an alternative lot drainage scheme is
determined acceptable to the project civil engineer and
authorized by the City Engineer.
7. Concentrated drainage flows shall not be permitted to
cross sidewalks or driveways. Each lot shall be supplied
with curb shoots through adjoining sidewalks/curbs,
unless otherwise stipulated by the city Engineer.
8. Any portion of the drainage system that conveys runoff
from public streets shall be installed within a dedicated
drainage easement, or public street.
9. If a storm drain must cross a lot, the minimum storm
drain easement width shall be ten feet. Wider easements
will be required in some cases based on pipe size and
depth.
10. The developer shall comply with all relevant requirements
of the Contra Costa County Flood Control District.
Written documentation shall be supplied to the City to
verify that the District's requirements have been met to
the satisfaction of the District.
11. The developer shall 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.
Electrical, gas, telephone, and Cable TV services, shall
be provided underground to each lot in accordance with
the City 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.
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12. In accordance with Section 92.2006 of the City Ordinance
Code, this project shall conform to the provisions of the
City Subdivision Ordinance (Title 9). Any exceptions
therefrom must specifically be listed in the conditions
of approval established for the Tentative Map approved
for this project.
13. The developer shall be responsible for the installation
of street light standards and luminaries with the design,
spacing height, lighting intensity and locations subject
to approval by the City Engineer. Low height light
standards may be utilized if deemed acceptable by the
City Engineer and the Chief of Planning.
14. Storm drains shall be placed in streets wherever possible
and the plan shall be designed so that this can be
accomplished without the pipes being excessively deep.
15. Stormdrain 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 dissipaters at nearby creekbeds in order to
minimize erosion that will occur if outlets are placed
at the top of slopes.
16. The developer shall be responsible for the construction
of all drainage structures within the property to conform
to the Sycamore Creek Floodway Plan.
17. Proposed drainage discharge points to Sycamore Creek
shall be designed to conformwith requirements of Contra
Costa County Flood Control District and the Town of
Danville.
18. All closed conduit drainage systems shall be designed
with self-cleaning flow velocities (not less than 2 FEET
PER SECOND).
19. The public's responsibility for maintenance of drainage
facilities shall begin at the first inlet accepting
public street drainage.
I. Miscellaneous
1. The developer shall confer with local postal authorities
to determine the type of mail receptacles that are to be
utilized for this project. The developer shall supply
a letter to the city which indicates the postal
authority's satisfaction with the system chosen prior to
%he ~ssuance of building pamltz.
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2. Separate approvals shall be secured from the Planning
Department prior to establishment of off-site subdivision
signs, placement of construction office trailers and/or
creation of a model office/sales office complex.
3. All abandoned septictanks or leach fields located across
the property shall be destroyed per the requirements of
the Contra Costa County Health Services Department.
4. All physical improvements shall be in place prior to
occupancy of any unit in the project. If occupancy
within the project is requested to occur in phases, all
physical improvements shall be required to be in place
prior to occupancy except for items specifically excluded
in a Construct/on-Phased Occupancy Plan approved by the
Planning Department. No individual unit shall be
occupied until X/ze adjoining area is finished, safe,
accessible, provided with all reasonable expected
~m_rMi~es andameAities, and appropriately separated from
remaining additinnal cDnstruction activity.
5. The developer shall submit a list of proposed street
names and a draft addressing scheme for review and
approval by the Planning Department prior to recordation
of Final Map.
6. If the developer in%ends to construct the project in
phases, then the firm~ submittal for building permits
shall be accompanied by an overall phasing plan. This
plan shall address off-site improvements to be installed
in conjunction with ~ch phase, erosion control to be
installed for undeveloped portions of the site, timing
of delivery of emergency vehicle access connections, and
phasing of project grading. The phasing plan shall be
subject to the reviewand approval of the City Engineer
and Chief of Planning.
7. Conditions of this approval may require the developer to
install public improvements on land neither the
developer, nor the Town, has easement right to allow the
improvements to be installed upon. Developer shall be
Tesponsible Tot acquisition on the necessary easements
eitherthroughpriwate negotiations or by entering into
an agreement with the Town and assume all
responsibilities for acquisition pursuant to the Town's
authority for condemnation. Such acquisitions shall be
- commenced prior~o~:hedeveloper's submittal of any final
map. All costs associated with such acquisition shall
be borne by ~he developer.
The developer shall make provisions to address the need
for daycare facilities generated by this project by one
/
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or more of the following: 1) through setting aside a
suitable site for the development of daycare facilities;
2) designing project recreational facilities to
accommodate joint usage with daycare (and allowing such
a use to occur); and 3) payment of a per unit fee to be
used towards construction of daycare facilities, or other
alternatives acceptable to the Town of Danville. If the
developer chooses %o pay a per unit fee, the Town shall
be notified of th~ developer's intent in writing and the
fee shall be s~% by the Town Council within 120 days of
the receipt ~f~hm letter.
9. The dev~_loper nf the project shall provide deed
notification to all purchasers that an Open Space/Trail
System which shall be available for use by all future
residents of the Old Blackhawk Road Specific Plan area,
will establish in the project. The CC&Rs developed for
the projP-=t sha// also provide notification to future
residents of this situation.
10. The multi-purpose room to be developed in Phase I of the
Single Family Detached portion of the project shall be
a minimum 700 square feet in size. This facility shall
be made available to all future residents of the Old
Blackhawk Road Specific Plan area.
11. At the time of approval of the pertinent Final Map, the
project developer shall pay to the town of Danville the
fee of $7,632 for each additional unit developed on the
Heisler pruperty (APN: 203-190-006) beyond the single
unit credited on this property by the Sycamore Valley
Assessment District. This fee covers the projected per
lot pro rata contribution (determined by the Mitigated
Negative Declaration of Environmental Significance
prepared for this project necessary to complete the
funding of capital improvements deemed necessaryto serve
additional development anticipated in the immediate
vicinity of the project. For the remainder of the
project, the deve/oper shall pay the town of Danville the
required Fee Benefit District Fee for all newly created
units ~ar =-p]~o=~ent units which benefit from the
contraction of improvements financed under Assessment
District 1985-1 (Sycamore Valley Assessment District).
12. Conditions of this approval require the payment of a
traffic mit/gation fee on a per unit basis to be used for
construction of pertain roadway improvements with the
specific intent of maintaining an operating level of
service at mid-range "D" or better at all locations
within Danville where traffic improvements are to be
funded by the above cited traffic mitigation fees. If
this level of service is exceeded at the locations
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described above, no further Final Maps shall be recorded
until the 10togrammed improvement is completed or
financially assured. The developer may at his option
accelerate payment of the traffic mitigation fees in
order to provide the Town with the necessary funding to
construct the i~provements.
akgp24
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