HomeMy WebLinkAbout89-12 BEFORE THE TOWN COUNCIL OF THE TOWN OF DANVILLE
In the Matter of:
Approving Rezoning of Property ) Ordinance No 89-12
from A-2; General Agriculture )
District to P-l; Planned Unit )
Development District and Amending )
)
The Town Council of the Town of Danville DOES ORDAIN AS FOLLOWS:
SECTION 1. Rezoninq.
That the four 1+ acre parcels located on the north side of Camino
Tassajara, approximately 680 feet east of the intersection
of Old Blackhawk Road and Camino Tassajara (Assessor's Parcel
Numbers: 203-200,001 through 004) is rezoned from A-2; General
Agriculture District to P-l; Planned Unit Development District.
Rezoning is based upon the findings and conditions contained in
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.
The foregoing ordinance was introduced at a meeting of the Town
Council of the Town of Danville held August 7, 1989 and was adopted
and ordered published at a meeting of the Council held on Sept.
7 , 1989, by the following vote:
AYES: GREENBERG, JAGGER, LANE, RITCHEY, SCHLENDORF
NOES: NONE
ABSTAIN NONE
MAYOR '
ATTEST: ~/~
adm. 8-7
ATTACHMENT A
FINDINGS AND CONDITIONS OF APPROVAL
PRELIMINARY DEVELOPMENT PLAN PUD 89-3
DELCO BUILDERS & DEVELOPERS - THE TERRACES
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 Environmental Impact Report (EIR)
prepared for the Sycamore Valley Specific Plan (in
conjunction with the addendum to the EIR 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 site 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 mitigate potential cumulative impacts identified in the
Mitigated Negative Declaration of Environmental Significance
prepared for this project.
Conditions of ADproval
Unless otherwise specified, the following conditions shall be
complied with prior to issuance of a grading permit or the
recordation of the initial Final Map for the project. Each item
is subject to review and approval by the Planning Department
unless otherwise specified.
A. General Provisions
1. This approval is for townhouse development of a maximum of
36 attached townhouses units with a passive private
recreation areas and a Open Space/Trail System. Development
shall be subject to further detailed review by way of
submittal and processing of a Final Development Plan and
1C
accompanying Tentative Map.
Development shall be substantially as shown on the project
drawings as follows, except as may be modified by conditions
contained herein;
a. Revised Site Plan labeled "The Terraces -
Preliminary Development Plan", consisting of a
single sheet, prepared by DK Associates and dated
received July 3, 1989.
b. Revised elevations and floor plans for the
townhouses labeled "The Terraces" consisting of
five sheets, prepared by John Nicely, Architect
and dated received July 3, 1989.
c. Preliminary landscape plans labeled "Preliminary
Landscape Plans - The Terraces", consisting of two
sheets, prepared by Swanson & Associates dated
received July 3, 1989.
d. Preliminary grading plans labeled "Preliminary
Grading and Drainage Plan - The Terraces",
consisting of a single sheet, prepared by DK
Associates and dated received July 3, 1989.
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. If the necessary funding
of the Sycamore Valley Fee Benefit District has been
acquired prior to recordation of this final map, this
development (either in full or part) shall be responsible
to contribute to unfunded or partially funded capital
improvements. Payment of the Park Dedication Fee (currently
$2,238) will be imposed on those units. Units assessed
within the Sycamore Valley Assessment District are not
responsible for a Park Dedication Fee.
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 May
3, 1989.
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 work in this area
shall not occur until the archeologist has had an
opportunity to evaluate the significance o~ the find and to
outline appropriate mitigation measures, if they are deemed
necessary.
2C
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. (Accessory structures may be reviewed at an
administrative level and referred through a Minor
Development Plan at the Staff's discretion of the
Planning Department).
c. Provision of ongoing maintenance of the project's
emergency vehicle access (if established) shall be
assured.
d. The Town shall 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
areas shall be prohibited.
g. Storage or parking of recreation vehicles on the
individual lots in excess of eight hours shall be
prohibited.
3C
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.
9. Development of the project's northern boundary shall be
designed to integrate to the maximum degree possible with
the proposed Ahmanson project (PUD 89-11) lying to the
north. Cooperation between the two developers shall occur
as regards the location of this project's access from
proposed Collector Road "B" of the Ahmanson project and
linkage of trails connecting the two developments.
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.
B. Site Planning
1. The land uses and minimum dimensional standards and
requirements for the 36 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
observe a minimum setback from the back o~
sidewalk (or the back edge of curb where no
sidewalk is present) of eighteen feet. No second
4C
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 15 foot (with
a 20 foot "typical") and a minimum width of 28
feet.
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.
f. No building or structure shall exceed two stories
or 28 feet above average grade.
2. 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. Sidewalks on the east side of "A" Road continuing
off this project site to link with the proposed
trail system in the Ahmanson project (PUD 88-11).
b. A six foot (minimum width) internal walkway system
providing appropriate interconnections for the
units created to the street sidewalk system, the
recreation areas and the proposed Open Space/Trail
System with ultimate linkage to Camino Tassajara.
3. The Final Development Plan (FDP) submittal for this project
shall reflect the following changes:
a. Maintain a 24' minimum setback from Camino
Tassajara curb face to the proposed architectural
sound wall. Provide a cross section reflecting
installation of required frontage improvements
with the submittal of the F.D.P. One 8'
meandering sidewalk shall be installed in areas
east of intersection with Old Blackhawk Road along
Camino Tassajara frontage.
b. Decrease the proposed private street section from
25' to 24' to provide two 12' travel lanes with
no parking on either side. Both sides shall be
posted with parking restriction signs and curb
painting to satisfy San Ramon Valley Fire District
5C
requirements.
c. Relocate parking spaces 5, 6, 8 and 10 to the
northeast side of the cul-de-sac to provide a more
aesthetically pleasing visual corridor from 'A'
road and a more adequate turn around at 'C' curb.
d. Reduce the building separation between the
building groups on the west side of 'A' road to
15' if required to provide Building Group 12-15
with a sufficient back-up area (a minimum of 22'
feet required). Maintain a 10' minimum separation
between the edge of drive serving Building Group
and Unit 11. Special emphasis shall be placed on
the landscaping provided in this strip.
e. Show proposed grading for the possible future
driveway extension of the driveway serving
Building Group 12-15 to serve as a future
emergency vehicle access connection to the
adjoining parcel to the west. The final map shall
reflect dedication of rights for an emergency
vehicle access (E.V.A.). The applicant shall
record an easement benefiting the adjacent
property owner for right of entry and necessary
slope easements.
The developer shall submit plans to provide an
over-built section of driveway for Building Group
12-15 to handle future fire emergency vehicle
apparatus if this driveway ultimately becomes an
E.V.A.
f. Rear yard terracing on Building Groups 1-4, 5-7,
and 8-11 will be subject to review at Final
Development Plan submittal with the Final Grading
Plan. Where rear yard terracing is deemed
necessary and appropriate (Building Groups 12-15
and 18-21 and 31-36) the flat rear yard shall
maintain a minimum of 12' The terraces shall be
2 and 3 tierred, with walls not to exceed 2' in
height. The developer shall provide rear yard
landscaping on the terraces in these units. (See
Condition #C.3.c.)
h. The rear yard setbacks may be reduced from 20' to
15' on Building Groups 12-15, 16-17, and 18-21 to
minimize the retaining wall height on these units.
i. Lower the building pad elevation for units 12&13
to the extent practicable to minimize grade
differential between the top of slope and the
building wall. Rear yard setbacks may be reduced
to 15'! and no retainlnS wall shall exceed 5 ~ee~.
6C
j. Relocate Building Group 18-21 five to ten feet
(minimum 5') in a westerly direction to provide
a greater setback from the wall at the easterly
building edge.
k. Provide more a detailed grading plan in the area
of Building Group 18-21. Provide a cross section
detailing the internal walkway, soundwall breaks
and wall wrap in the area of Building Group 18-
21. The internal trail/walkway system shall link
to the Camino Tassajara pedestrian system.
1. Provide two cross sections of the northern
property boundary. One section shall be at the
project entrance and one in the area of Unit 33
to indicate grade differential and terrace
details.
m. Maintain 3' setback between edge of pavement and
proposed wall on 'B' court.
4. The air conditioning condensers serving the townhouse units
in this project shall be located at the rear of the units
they serve.
5. Project lighting shall be installed in such a manner that
glare is directed away from surrounding properties and
rights-of-way.
6. If project identification is desired by use of subdivision
entry signs, said signage shall be located on the south side
of the project entry. 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. The recreation area and the fencing, sidewalk and
landscaping improvements to be developed with this project
shall be completed according to the following schedule;
a. The recreation area and the fencing, sidewalk,
internal walkways of the Open Space Trail System,
and all landscaping improvements shall be
completed no later than the occupancy of the 12th
dwelling unit in this project.
3. A revised Landscape Plan shall be submitted with the Final
Development Plan and shall incorporate the following changes
and/or additions:
7C
a. An area to receive special focal/decorative
landscape treatment at the project entry area.
b. Incorporation of additional trees and vegetation
along the western project boundary (abutting the
Church property) to achieve a screening effect.
c. The rear yards of Units 12 through 21 and 31
through 36, where the use of double terracing is
proposed, shall be landscaped to mitigate the
walls and upslope conditions.
d. Landscaping at the "communal entries" on the 4-
plex units shall be intensified to provide a yard
definition.
The Final Development Plan submittal for this projectshall
include preliminary landscape plans for each of the areas
identified above. The treatment provided shall be
reflective of an overall landscape design theme for the
entire project.
4. The Final Development Plan submittal for this project shall
include details of a preliminary slope planting program for
the off-site slope areas at the west side of the project.
The developer shall diligently pursue rights to provide
offsite landscaping by obtaining a landscape easement along
the western boundary from the adjoining parcel (APN: 203-
200-015). 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.
5. 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 be emphasized.
Irrigation systems shall emphasize efficient water usage
through the use of drip systems, bubblers, low volume
emitters, and other advanced technologies to conserve water.
6. All project landscape elements (walks, driveways, patios,
etc.) shall be designed as integral parts of the project
architecture.
7. Landscaping in the parkway and common areas shall
incorporate trees at a minimum planting ratio 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.
8. Intersections and other locations where sight distances are
important shall utilize low profile shrubs and ground cover.
9. Landscaping in the Camino Tassajara frontage shall comply
with the Camino Tassajara Streetscape Guidelines.
8C
10. Authorization for all existing and future residents of 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 form
of the easement agreements and the layout of the easements
across this project shall be subject to review and approval
by the City Attorney and the Chief of Planning prior to
recordation of the initial Final Map.
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,
roll-up 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. Materials and colors shall be consistent with
design guidelines in the Old Blackhawk Road Specific Plan
and the Sycamore Valley Specific Plan. Planning staff shall
review final design plans with emphasis on window trim
details on the individual units prior to issuance of
building permits. 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.
9C
6. The Final Development Plan submittal for this project shall
be subject to Design Review Board approval to 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 pedestrian trail system areas, for
recreation areas, and for security lighting at units).
7. 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 the project has been
reviewed and approved by the Design Review Board on May 18,
1989. Any substantial architectural deviations or revisions
shall require Design Review Board approval.
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
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
10C
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. Development of the project shall be completed in compliance
with the recommendations of the Geotechnical Exploration
Report dated May 25, 1989 prepared by Engeo Incorporated and
submitted as part of the application submittal package.
11. The Town of Danville shall contract with a qualified "third
party" consulting firm for the purpose of conducting an
independent review and appraisal of the final soils and
geotechnical report prepared for this project. The cost of
this review shall be borne by the developer and will be
based on time and materials plus a 1% administrative fee for
the Town. The developer shall provide the Town with all
necessary data to facilitate this review a minimum of thirty
days prior to the recordation of the initial final map or
the request for issuance of grading permits. The
information supplied to the Town shall include a technical
11C
response to the March 21, 1989 letter regarding the subject
property from Richard A Nystromm, General Manager for the
Blackhawk Geologic Hazard Abatement District and the
accompanying March 16, 1989, report from Engeo Incorporated
entitled "Disclosure of Slope Stability and Groundwater
Conditions". Upon completion of the initial review, the
developer and his soils engineer shall address all comments
and re-submit the complete package for final review.
Concurrent with the final review, the developer's engineer
shall make any necessary changes on the final map which
result from the third party review. In the event that the
Town Engineer concludes, from analysis of all pertinent
information, that the site, or portions of the site, are
unsuitable for the development proposed, the Tentative Map
and Final Development Plan application shall be referred
back to the Planning Commission for reconsideration.
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 stan~ard~ ~tabli~n¢~
in Title 9 of the city Code. At the time Project
Improvement Plans are submitted, the developer shall supply
12C
to the City Engineer an up-to-date Title Report for the
subject property.
7. Abutter's rights of access along the project's Camino
Tassajara shall be relinquished to the Town.
8. 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.
9. 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.
10. The precise location of Collector Road "B" serving the
Ahmanson project (PUD 8~-11 "Images") has not been
determined. If this project supercedes PUD 88-11, this
developer shall be responsible for the design and
construction of frontage improvements for a functional half
width section of Collector Road "B" from its intersection
with Old Blackhawk Road easterly for a distance of
approximately 900' to the cul-de-sac at the intersection of
Collector Road "A" (as identified by PUD 88-11). These
improvements shall include, but are not necessarily limited
to, curb, gutter, sidewalk, pavement, frontage 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 conform to the typical roadway cross-section (Section
B-B) shown on Figure 3 of the Old Blackhawk Road Specific
Plan. The developer shall be responsible for the design and
construction of the 24' private road and 4' sidewalk on the
north side continuing from the Collector Road bulb to the
project site. The developer shall verify that the necessary
approvals have been secured from the owners of APN 203-200-
005 to accommodate the construction of Collector Road "B"
and the private road section. If the necessary approvals
can not be secured, the project shall be redesigned to
reflect an alternate street location and returned to the
Planning Commission for reconsideration.
11. Any project roads proposed for dedication to the Town of
Danville shall be constructed to adopted road standards for
public roads.
12. The subject development shall contribute toward the planned
future signalization at the intersection of Old Blackhawk
Road and Camino Tassajara. The exact level of contribution
shall be as determined by the City Engineer and shall not
exceed 25% of the signal's design and construction costs.
13. Conditions of this approval require the payment of a traffic
mitigation fee on a per unit basis to be used for
13C
construction of certain roadway improvements within the Town
of Danville, the City of San Ramon and unincorporated
portions of Contra Costa County, with the specific intent
of maintaining a minimum level of service at midrange 'D'
traffic condition 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 described above, no further Final
Maps shall be recorded until the programmed 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 improvements.
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 in
accordance with the requirements of the District.
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 storm water 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.
14C
10. The developer shall comply with all relevant requirements
of the Contra Costa County Flood Control District as
referenced in the agency letter of April 26, 1989. 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.
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. Authorization for all existing and future residents of 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 form
of the easement agreements and the layout of the easements
across this project shall be subject to review and approval
by the City Attorney and the Chief of Planning prior to
recordation of the initial Final Map.
14. 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.
15. 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.
16. All closed conduit drainage systems shall be designed with
self-cleaning flow velocities (not less than 2 FEET PER
SECOND).
17. Prior to Tentative Map and Final Development Plan approval,
the applicant shall submit a drainage study to address the
existing drainage facility through the site and westerly
thereof, and its ultimate disposition.
18. The public's responsibility for maintenance of drainage
15C
facilities shall begin at the first inlet accepting public
street drainage.
H. 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 the issuance
of building permits.
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 septic tanks, leach fields, or wells 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
Construction-Phased Occupancy Plan approved by the Planning
Department. No individual unit shall be occupied until the
adjoining area is finished, safe, accessible, provided with
all reasonable expected services and amenities, and
appropriately separated from remaining additional
construction 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 intends to construct the project in phases,
then the first 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 each 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 review
and 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 responsible for
acquisition on the necessary easements either through
private 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 to the developer's
16C
submittal of any final map. All costs associated with such
acquisition shall be borne by the developer.
8. The developer shall make provisions to address the need for
daycare facilities generated by this project by payment
of a per unit fee of $335 to be used towards construction
of daycare facilities, or other alternatives acceptable to
the Town of Danville.
9. The developer of 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 project shall also
provide notification to future residents of this situation.
10. The developer shall offer a easement to the abutting
property owner (Ahmanson PUD 88-11) on the northerly
boundary for the purpose of maintenance of a 'V' ditch
adjacent to subject property boundary.
11. At the time of approval of the pertinent Final Map, the
project developer shall pay to the Town of Danville the
Sycamore Valley Fee Benefit District fee (currently $10,500)
for each unit developed on the property. If the necessary
funding of the Sycamore Valley Fee Benefit District has been
acquired, this development as determined by the Mitigated
Negative Declaration of Environmental Significance shall
contribute to the funding of capital improvements deemed
necessary to serve the additional developments anticipated
in the vicinity.
AS APPROVED BY TOWN COUNCIL ON
SEPTEMBER 7, 1989
Kevin J. Gailey, chief of Planning Date
ppmm34
17C