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HomeMy WebLinkAboutDP 87-16FINDINGS AND CONDITIONS OF APPROVAL DP 87-16 Robinson Ridgeline Exception FINDINGS The proposed ridgeline home is in conformance with the Ridgeline Ordinance in that the ridge is the only suitable building site on the lot based on the most recently prepared preliminary soils investigation report done by Seidelman Associates dated July 14, 1987. Due to the special circumstances surrounding the history of landslides in the area, this application warrants an exception of the ridgeline ordinance. By allowing the building site to move from the lower elevations where proven unstable soil conditions exist to the ridge, ensures the health, safety and general welfare of the applicants and the community. The proposed development is in conformance with the goals and policies of the general plan. CONDITIONS OF APPROVAL A. General The development shall be substantially as shown on the project drawings labeled a residence for Mr. and Mrs. Tony Robinson as prepared by Morton-Jensen and marked Exhibit "C" on file with the Planning Department except as modified by the following conditions of approval. The developer shall pay any and all City and other related fees t]~at the property may be subject to. These fees shall be based on the current fee schedule in effect at t]~e time the relevant permit is secured. Notice should ]be taken specifically of the City's Transportation Improvement Program (TIP) fee and the drainage acreage fee as established by the Flood Control District. The developer shall comply with all requirements of the San Ramon Valley Fire Protection District and the San Ramon Valley Unified School District. lC 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 until a professional archeologist certified by the Society of California Archeology and/or the Society of Professional Archeology has had an opportunity to evaluate the significance of the find and to suggest appropriate mitigation measures, if they are deemed necessary. Se Construction and grading operations shall be limited to weekdays (Mondays 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. The applicant shall record a grant deed of development rights that supersedes the existing grant deed recorded in Book 10103, ]page 943 that permits development above the 500' contour. This document shall be reviewed by the Town attorney prior to recordation. 7. A site-specific soils report shall be completed for the driveway and homesite and be subject to a 3rd party review prior to issuance of a building permit. Site Planninq 1. Ail lighting shall be installed in such a manner that glare is directed away from surrounding properties and rights-of-way. 2. Only 3'low level down-directed lights shall be allowed along the drive'way. 3. The maximum allowable driveway slope shall be 25%. Where the slope exceeds 20%, the driveway surface shall be groved concrete. 4. If the applicant wishes to gate the entrance to the property, the gate and house alarm (if any) shall work in conjunction. 5. The applicant shall meet all requirements of the San Ramon Valley Fire District in regards to the driveway slope, width, etc. 6. The location of' the driveway shall substantially conform with the submitted plans and reviewed by the Planning D~D~m~nt prio~ to issuance of a buildin~ Dermit. 2C C. Landscaping A final landscaping plan shall be submitted for review and approval by the Planning Department prior to the issuance of a building permit. It shall include natural landscaping along the driveway. Ail existing trees on the site shall be preserved to the extent practicable: removal will be allowed only upon written approval of the Planning Department as indicated on final plans. D. Architecture Ee Ail ducts, meters, air conditioning and/or any other mechanical e~lipment whether on the structure or on the ground shall be effectively screened from view with landscaping or materials architecturally compatible with the main structure(s). The highest point of any roof mounted equipment shall not extend above the top of the equipment well. The street number(s) of the building(s) shall be posted so as to be easily seen from the street at all times, day and night. The submitted samples of final colors and materials are approved. Any changes to these colors or materials shall be submitted to the Planning Department for review and approval. Grading me Any grading on adjacent properties will require written approval of t]hose property owners affected. 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. Streets The developer shall obtain an encroachment permit from the Engineering Department prior to commencing any construction activities within any public right-of-way or ~a~m~nt. All street signing shall be installed by the developer as required by the city. 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 approved by the Police Department. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials and debris during the construction period, as is found necessary by the City Engineer. 4. The existing broken sidewalk shall be replaced. Any damage to street improvements now existing or done during construction on or adjacent to the subject property shall be repaired to the satisfaction of the City Engineer at full expense to the developer. This shall include slurry seal, overlay or street reconstruction if deemed warranted by the City Engineer. G. Infrastructure Water supply service shall be provided by the East Bay Municipal Utility District in accordance with the requirements .of the District. Sewer disposal service shall be provided by the Central Contra Costa Sanitary District in accordance with the requirements .of the District. Drainage facilities and easements necessary to control drainage and runoff from Boone Hill shall be provided across the RObinson parcel to the satisfaction of the City Engineer and/or the Chief Engineer of the Contra Costa County Flood Control District. Ail storm water run-off shall be collected and conducted via an approved drainage method to the nearest approved downstream facility. Off-site drainage flows shall be intercepted at the project boundary via an approved storm drain facility, or as approved by the City. Ail roof and impervious area runoff shall be collected and DiDed to Gwen Ct. Once collected in a pipe_ drainage shall not be discharged into the proposed ditches in the driveway. 4C Concentrated drainage flows shall not be permitted to cross sidewalks or driveways. Any portion of the drainage system that conveys runoff from public streets shall be installed within a dedicated drainage easement, or public street. If a storm drain must cross a lot, or be in an easement between lots, the easement shall be equal to or at least double 'the depth of the storm drain. 10. The developer shall comply with all relevant requirements of the Contra Costa County Flood Control District. 11. The applicant 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. The applicant shall submit a copy of a recorded easement for that portion of the driveway that traverses the adjacent lot. 12. Ail utilities required to serve the development shall be installed 'underground. 13. The improvement plans for this project shall show the existing drainage facilities and the street light at the terminus of Gwen Ct. 14. A new drainage inlet shall be installed and the new storm drain and the existing B-58 ditch shall be connected to it. 15. In order to assure proper drainage on the site, the driveway shall be redesigned. An alternative drainage method that can be utilized for collection of surface drainage may include curb and gutters with special inlets designed on one side of the driveway. The final design of the driveway and drainage pattern shall be subject to approval by the City Engineer. APPROVED BY THE TOWN O.F DANVILLE PLANNING COMMISSION ON JULY 27, 1987 S~c e~ary of the Plan ~ ng Commission 5C NEGATIVE DECLARATION LEAD AGENCY: Town of Danville NAME OF PROJECT: DP 87-16 PROJECT DESCRIPTION: Ridgeline Exception to construct a 3960 sq. ft. home at the north easterly terminus of Gwen Ct. ENVIRONMENTAL EFFECTS: 1) Historical landslide areas are located on and adjacent to subject parcel. 2) Landslide potential is related to inadequate drainage from Boone Hill which could cause extensive erosion. MITIGATION MEASURES: 1) A site-specific soils investigation report will be required prior to development of the site. 2) Drainage from Boone Hill will be required to be diverted into a drainage easement across the subject parcel. On-site drainage will be engineered to adequately handle runoff from the development. DETERMINATION: Negative Declaration The initial Study was prepared by the Planning Department, Town of Danville. Copies of the Initial Study may be obtained at the Town offices located at 510 La Gonda Way, Danville, California ATTEST: Joe A. Calabrigo, Chief of Planning pcnp4 6C