HomeMy WebLinkAboutDP 87-25Findings and Conditions of Approval
DP 87-25
295 N. Hartz
Findings
Development Plan
The project is in conformance with the guidelines contained
in District 1 of the Downtown Master Plan.
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The project is consistent with the Town's adopted Street
Beautification Guidelines.
3. ~The site plan achieves a major goal of the Downtown Master
Plan by maximizing the amount of ground floor
retail/restaurant uses while utilizing public parking
facilities.
As conditioned, the site plan is sensitive to the
preservation of the existing oak tree.
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The proposed architecture is compatible with surrounding
development and with the Historic Downtown Design
Guidelines.
Conditions of Approval
A. General
The development shall be substantially as shown on the
project drawings labeled 295 Hartz Avenue, as prepared
by Allen Nikiton dated October 16, 1987 Planning
Commission Submittal 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 '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
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 Unlf~ed
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.
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.
B. Site Planninq
Ail lighting shall be installed in such a manner that
glare is directed away from surrounding properties and
rights-of-way.
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.
C. Landscapinq
1. A final landscaping plan shall be submitted for review
and approval by the Planning Department prior to the
issuance of a building permit. Further development of
the landscape treatment at the corner of the site will be
required.
2. Ail plant material shall be served by an automatic
underground irrigation system and maintained in a healthy
growing condition.
3. The existing oak tree on the site shall be preserved. A
certified arborist/tree surgeon shall review and make
recommendations regarding the construction plans for the
site prior to issuance of a building permit. The
certified arborist/tree surgeon shall be present during
construction to ensure the health and preservation of the
oak tree.
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D. Architecture
1. Ail ducts, meters, air conditioning and/or any other
mechanical equipment 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. Restaurants shall be equipped with the
best available filtering system to eliminate or minimize
the impact of smoke and odor.
2. 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.
3. 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.
4. Signage for the development has not been approved as a
part of this application, however, if it is desired, a
comprehensive sign program shall be submitted to the City
for consideration under a separate application.
5. Prior to the issuance of a building permit, samples of
final colors and materials selected shall be submitted to
the Planning Department for review and approval.
6. The structure shall have a class A or B roof.
7. The site plan and elevations shall be redesigned to
accommodate a 4.5 foot public utility easement and a 5.5
foot covered walkway along Linda Mesa. No structures
shall be allowed within the 4.5 foot public utility
easement.
8. If after proper site surveys are done it is found that
the Tower elements do not fit underneath the canompy of
the oak tree, t]he height of the towers shall be reduced
or redesigned.
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Parkinq
1. At least 4 parking spaces shall be provided off site at
the cost of $7,000 per space. The developer shall have
th~ option to purchase additional off site parking if
additional restaurant seating is desired. Credit will be
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given for money paid into Assessment District 1973-74.
Seating for restaurant and night club uses shall be
limited based upon the amount of parking spaces purchased
in the municipal lots, but shall not exceed 38 seats if
the entire project is utilized for such uses.
2. Outdoor seating is permitted and subject to the parking
requirements.
Grading
Any existing underground storage tanks shall be removed
prior to commencing construction on the site.
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.
Precautionary grading and trenching methods shall be
utilized for pad preparation in the vicinity of the
existing oak tree. All on site grading and foundation
plans shall be reviewed by a certified arborist/tree
surgeon and the planning staff prior to construction.
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 Department. The applicant should be aware that
it is the intent of the Town to establish a "No
Parking" zone along Linda Mesa within 40 feet of Hartz
Avenue.
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
Handicapped ramps shall be provided and located as
required by the City Engineer and the Building
Department.
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On Hartz Avenue the developer shall remove the existing
curb, driveway and sidewalk and replace it with new
curb, gutter and sidewalk. The sidewalk width shall
extend from the curb to the property line (8-10 feet).
The existing drainage inlet shall be relocated well
away from the new handicap ramp to be located at the
corner.
On Linda Mesa the developer shall provide curb, gutter,
5 foot sidewalk and sidewalk transition , street
lighting, and pavement widening for a curb to curb
width of 40 feet. The new curb return radius at the
corner shall not be less than 18' unless approved by
the Town Engineer.
Ail public i~rovement plans shall be prepared by a
licensed civil engineer and shall conform with the
Downtown Streetscape Guidelines when complete. This
may include installation of a bus stop bench along
Hartz Avenue.
The brick seatwalls shall not encroach into public
right of way.
A 25 foot sight distance triangle, as shown on Danville
Standard Plan number 116, shall be maintained at the
corner. Any project signage or other improvements may
not extend higher than 2-1/2 feet above the top of the
curb in this area.
10.
A ten foot right of way line radius shall be provided
between Hartz Avenue and Linda Mesa. The exact area to
be dedicated will be based on the title report.
11.
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.
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
requirements of the District, unless approval is
secured to utilize a private sewage disposal system·
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Drainage facilities 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.
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.
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 public underground utility that traverses private
property shall lie within a dedicated easement. The
easement width shall be a minimum of twice the
facilities design depth.
Drainage from the trash enclosure area shall be
directed into a catch basin and not be allowed to cross
public rights-of-way or sidewalk areas.
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 new utili'ties required to serve the development
shall be installed underground.
Ail public improvement plans shall be prepared by a
licensed civil engineer.
A 4.5 foot Public Utility Easement shall be provided
adjacent to tlhe right-of-way along the entire Linda
Mesa frontage of the property. No permanent structures
shall be allo'wed within this easement and the document
shall be recorded prior to issuance of a building
permit.
The developer shall mitigate the impact of additional
stormwater runoff from this development on the San
Ramon Creek watershed by either of the following
methods:
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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 impe].~;ious 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
be
Contribute to the County Deficiency Development
Fee Trust (Fund No. 812100-0800) a drainage fee of
$0.10 per square feet of new impervious surface
area created by the development. Within 12 months
of receipt of the contribution, the Flood Control
District will use the monies to implement the
subject improvements. The added impervious
surface area improvements. The added impervious
surface area created by the development will be
based on the Flood control District's standard
impervious surface area ordinance.
APPROVED BY THE TOWN OF DANVILLE
~.NING CO~SION ON October 26,
1987