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HomeMy WebLinkAboutDP 87-23FINDINGS & CONDITIONS OF APPROVAL 600 San Ramon Valley Boulevard DP 87-23 FINDINGS The proposed project is in conformance with the goals and policies contained in the Danville 2005 General Plan. The propOsed project is in conformance with the uses and design guidelines set forth in District 3 (Resident Serving Commelrcial) in the Downtown Master Plan. The project as conditioned will conform with the Town's Street Beautification Guidelines. The two existing unique stands of olive trees will be preserved to 'the extent practicable or replaced with similar plant materials. The proposed architecture is generally compatible with surrounding office development and is in conformance with the Town's Design Guidelines. The Developmelnt Plan, as conditioned, coordinates development with adjacent property owners to improving traffic circulation and existing drainage problems in the area. CONDITIONS OF APPROVAL A. General The development shall be substantially as shown on the project drawings labeled TRI Realty, Danville, CA as prepared by Dahlin Group, including the Site Plan, dated 11-16-87, floor plans dated 9-26-87, and elevations dated 9-29-87, all marked Exhibit "D" 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 that the property may be subject to. These fees shall be based on the current fee schedule in effect at the time the relevant permit is secured. Notice should be taken specifically of the city's 4 The site shall be fenced during the grading and construction ]phases of the project. 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. 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 sugges't appropriate mitigation measures, if they are deemed necessary. 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. A demolition permit shall be required prior to issuance of a building permit. This project :shall contribute to an Art in Public Places Progra~m by commissioning the construction and placement of an appropriate, professionally crafted sculpture or 'work of art on the property. The design and location .of said sculpture or work of art shall be reviewed and .approved by the Design Review Board prior to final sign-off of a building permit. B. Site Planning Ail lighting shall be installed in such a manner that glare is directed away from surrounding properties and rights-of-way. 2. The location of any pad mounted transformers shall be subject to approval by the Planning Department prior to the issuance of a building permit. Generally speaking, such transformers shall not be located between any street and the front of a building. 3. The developer shall pursue a coordinated access and circulation plan with adjacent owners to be reviewed and approved by the Planning Department. 5 The plan shall only require removal of up to 5 parking spaces so that 'the proposed tandem parking spaces shown on the site plan will be counted toward the total required parking. The total number of required parking spaces for any development shall not be reduced without first obtaining a variance. 4. The proposed driveway shall be a minimum of 24 feet in width with no parking permitted on either side. C. Landscaping 1. A final landscaping plan shall be submitted for review and approval by the Planning Department and the Design Review Board prior to the issuance of a building permit. This plan shall coordinate landscaping between the subject site and 20 Oak Court to the satisfaction of the Planning Department. 2. Preservation of two of the three existing olive trees on the site shall ]De explored by the applicant. If relocation of t]~ese trees becomes necessary, then a study prepared by a professional arborist shall be submitted as a part of the final landscape plan for approval by the Planning Department. If preservation of these trees is impracticable t]hen twice as many suitable mature tree specimens shall replace them and shall be shown on the final landscape plan. 3. Ail plant material shall be served by an automatic underground irrigation system and maintained in a healthy growing condition. 4. Ail trees shall be a minimum of 15 gallon container size and properly staked. Shrubs not used as ground cover shall be a mini~mum of 5 gallons is size. 5. Ail landscaped areas not covered by shrubs and trees shall be planted with live ground cover. 6. The Final Landscape Plan shall conform with the Town's Street Beautification Guidelines. D. Architecture 1. Ail ducts, meters, air conditioning and/or any other mechanical equipment whether on the structure or on the 6 Ee 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. Ail trash and refuse shall be contained within enclosures architecturally compatible with the main structure. Enclosure design shall include six (6) foot high masonry walls on three sides with steel framed gates and wood bolted to the gates. Gates will be self-closing and self-latching. The street number of the building shall be posted so as to be easily seen from the street at all times, day and night. The existing free standing pole sign along San Ramon Valley Boulew~rd shall be removed. If signing for the development is desired, a comprehensive sign program shall be submitted to the City for consideration under a separate application. Prior to the issuance of a building permit, samples of final colors and materials selected shall be submitted to the Planning Department and the Design Review Board for review and approval. The applicant shall work with staff and the Design Review Board 'to make minor adjustments to revise the gable elements on the street and south elevations to reflect better architectural balance. Wood siding or brick fencing shall be utilized along the east and inorth elevations of the underground parking structure. Window treatment shall be coordinated to reflect a common pane size for the entire structure and shall be reviewed by tlhe Design Review Board. Parking Ail parking spaces shall be striped and provided with wheel stops unless they are fronted by concrete curbs, in which case sufficient areas shall be provided beyond the ends of all parking spaces to accommodate the overhang of automobiles. Fe Where authorized, compact car spaces shall be clearly designated with appropriate pavement marking or signage. Compact spaces shall be no less than 8 feet by 16 feet in size including allowable overhang. Ail tandem parking spaces shall be signed for employee use only. Grading Any grading on adjacent properties will require written approval of those 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 easement. Ail 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 Stree't,'' and street name signs. Traffic signs and parking restriction signs shall be approved by the Police Depart~ment. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials and debris during the colnstruction period, as is found necessary by the City Engineer. Handicapped ramps shall be provided and located as required by tlhe City Engineer. This development shall be provided with a safe and effective circulation system for bicycles and pedestrians. These facilities shall be designed and installed to the satisfaction of the City Engineer and shall be separated from vehicular traffic wherever possible. Any damage to street improvements now existing or done during ~on~%ructlon on or adjacent %o the subjec% property shall be repaired to the satisfaction of the 8 City Engineer at full expense to the developer. shall include slurry seal, overlay or street reconstruction if deemed warranted by the City Engineer. This The developer shall pay a non-refundable fee of $7,500.00 for a future landscaped median to be located on San Ramon Valley Boulevard along the frontage of the project. The funds shall be deposited in a specific account for construction of the median. Turning movements on the San Ramon Valley Boulevard entrance shall be limited to right turn in and right turn out only. The developer shall install all appropriate signage to that effect. H. Infrastructure Water supply :service shall be provided by the East Bay Municipal Utility District in accordance with the requirements of the District, unless approval is secured to utilize a well system. Sewer disposal service shall be provided by the Central Contra Costa Sanitary District in accordance with the requirements of the District, unless approval is secured to utilize a private sewage disposal system. Drainage facilities and easements shall be provided to the satisfaction of the City Engineer and/or the Chief Engineer of t]he Contra Costa County Flood Control District. Ail storm wat,sr run-off shall be collected and conducted via an approved drainage method to the nearest approved downstream facility. Se Off-site drailnage flows shall be intercepted at the project boundary via an approved storm drain facility, or as approved by the City. Roof drains Shall empty onto paved areas, concrete swales, other approved dissipating devices, or into a pipe. Concentrated drainage flows shall not be permitted to cross sidewalks or driveways. Any portion of the drainage system that conveys runoff from public s%ree%s shall be ins%ailed within a dedicated drainage easement, or public street. 9 9 10. 11. 12. 13. 14. 15. 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. The developer shall comply with all relevant requirements of the Contra Costa County Flood Control District and !the Department of Fish and Game. 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. Ail utilities required to serve the development shall be installed underground. Ail public improvement plans shall be prepared by a licensed civil engineer. The developer shall mitigate the impact of additional storm water runoff from this development on the downstream creek by either of the following methods: Removing 1 cubic yard of channel excavation material from the inadequate portion of San Ramon Creek near Chaney Road for each 50 square feet of new impervious surface area created by the development. All excavated material shall be disposed of offsite by the developer at his cost. The site selection, land rights, and construction staking will be by the Flood Control District. OR AT THE OPTION OF THE DEVELOPER, e Contribute to the County Deficiency Development Fee Trust (Fund No. 812100-0811) a drainage fee of $0.10 per square feet of new impervious surface area created by the development. Within 12 montlhs of receipt of the contribution, the Flood Control District will use the monies to implement the subject improvements. The added impervious surface area created by the development will be based on the Flood Control District's standard impervious surface area ordinance. The applicant should note that compliance with Section 82-2.014 of %he Ordinance Code will requir~ th~ construction of offsite drainage improvements. The 10 applicant's civil engineer shall do a drainage study and recommend drainage improvements for review and approval by the City Engineer prior to issuance of a building permit. This study and all recommended drainage improvements may be completed in a joint cooperation with the developer of adjacent property owners. 17. The applicant shall obtain a private storm drainage easement for his proposed storm drain to Oak Court prior to application for a building permit. Should the applicant's attempts to obtain an appropriate easement fail and the Town elects to acquire an easement via eminent domain proceedings, the applicant shall be responsible for all acquisition costs including, but not limited to appraisals, title reports, attorney fees, court costs and Town administration charges. Approved by the Town of Danville Commission oln December 14, SWre~ary of the Plann~g Commission p~npTm 1987 11 LEAD AGENCY: NAME OF PROJECT: EXHIBIT B NEGATIVE DECLARATION Town of Danville DP 87-23 - 600 San Ramon Valley Blvd. PROJECT DESCRIPTION: Demolition of an existing structure and construction of a 14,250 square foot office building. ENVIRONMENTAL EFFECTS: Oak Court drainage facilities are inadequate. MITIGATION MEASURES: The developers of this project and 20 Oak Court shall jointly complete a drainage study and install the necessary drainage improvements to the satisfaction of the City Engineer. 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: Joseph A. Calabrigo, Chief of Planning 12