HomeMy WebLinkAboutPUD 85-04AFINDINGS AND CONDITIONS OF APPROVAL
PUD 85-4
FINDINGS
ae
The Town of Danville Planning Commission hereby finds as
follows in support of the Final Development Plan:
The proposed planned unit development is consistent
with the Town General Plan;
The residential development will constitute a
residential environment of sustained desirability and
stability, and will be in harmony with the character of
the surrounding neighborhood and community;
The development will mitigate off site traffic impacts
through the assurance of off site improvements in a
manner acceptable to the Town.
The previously certified EIR prepared for the rezoning
and Preliminary Development Plan for the Rassier Ranch
project fully discussed potential impacts associated
with development of this site satisfying the
requirements at the California Environmental Quality
Act.
The Town of Danville hereby finds as follows in support of
the Tentative Subdivision Map:
The proposed map is consistent with the Danville
General Plan and is consistent with the Preliminary and
Final Development Plans for the project;
The design and improvement of the proposed subdivision
is consistent with the Danville General Plan, will not
cause substantial environmental damage or substantially
and avoidably injure fish or wildlife or their habitat;
The design of the subdivision or type of improvements
is not likely to cause serious public health problems.
The site is physically suitable for the proposed
density of development;
The design of the subdivision or the type of
improvements will not conflict with easements, acquired
by the public at large, for access through or use of,
property within the propo~d ~ubdivision.
lC
0
The previously certified EIR prepared for the Rezoning
and Preliminary Development Plan for the Rassier Ranch
project fully discussed potential impacts associated
with development of this site satisfying the
requirements of the California Environmental Quality
Act.
CONDITIONS OF APPROVAL
A. General
The development shall be substantially as shown on the
project drawings as follows, except as may be modified
by conditions contained herein.
ae
"Final Development Plan" dated 8/87 prepared by
John Nicol, Landscape Architect.
be
"Tentative Map, Subdivision 6886" dated June 15,
1987 prepared by James R. Steadman Associates.
"Rassier Ranch - Patio Homes" at 1" = 40' - dated
June 15, 1987.
"McCauley Road Extension" at 1" = 40' - containing
two sheets, engineering and landscaping, dated
June 15, 1987, (revised 8/14/87) and 8/87
respectively.
ee
"Conceptual Wall and Fence Plans" dated 6/87
prepared by John Nicol, Landscape Architect.
"Wall and Fence Elevations" dated 6/87 prepared by
John Nicol, Landscape Architect.
"Tree Analysis/Tentative Plan" and "Existing Tree
Analysis" both dated 8/87 based on the report by
Hort Science, Inc. ; supplemented by the July 21,
1987 memo from John Nicol and the August 17, 1987
memo from David E. Coldoff.
he
Various sectional drawings containing 4 sheets
dated 6/87 prepared by John Nicol, Landscape
Architect.
"Recreation Area" dated 6/87 prepared by John
Nicol, Landscape Architect.
The developer shall pay any and all Town and other
related fees that the property may be ~ubject 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 Town's
Transportation Improvement Program (TIP) fee, Park
2C
Be
Dedication Fee and the drainage acreage fees as
established by the Flood Control District. If
extraordinary off site fees are paid or traffic
improvements are made which exceed the amount of the
residential TIP fees, the Town will consider waiving
the fees.
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 suggest appropriate mitigation measures, if they
are deemed necessary.
Construction and grading operations 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.
e
If this subdivision intends to file multiple final
maps, the first submittal shall be accompanied by an
overall phasing plan. This plan shall address offsite
improvements to be installed in conjunction with each
phase, erosion control for undeveloped portions of the
site and shall be reviewed subject to the approval of
the city Engineer/Chief of Planning.
Site Planninq
Ail lighting shall be installed in such a manner that
glare is directed away from surrounding properties and
rights-of-way. Particular attention shall be paid to
street lighting along McCauley Road adjacent to
residents served by Redondo Way and/or E1 Cajon Drive.
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. Development of the site shall occur as follows:
ae
Up to 226 dwellings may be constructed on the
site.
3C
be
Areas represented as 10,000 square foot average
lots (lots 1-100) shall be developed in a manner
consistent with the R-10 standards of the Zoning
Ordinance, excepting that lot sizes may include an
average of 10,000 square feet and except as
follows:
i)
a minimum of 15 feet of side yard set back
shall be maintained from the top of slope if
the grade difference between adjacent
building pads exceeds five (5) feet in
height.
ii)
Ail side and rear setback requirements shall
be measured from the top or toe of slopes
adjacent to the building pad.
iii)
The difference in pad elevation between
adjoining lots shall not exceed ten feet
except where the lots are adjoining due to
common rear lot lines, and where greater
differences are noted on the Tentative Map
cited in condition A.l.b.
Areas represented as 5,000 square foot minimum
lots (lots 101-226) shall be developed in accord
with the 1" = 40' - scale plan cited in condition
A.l.c above and subject to the following:
i)
Structures on adjacent parcels shall be
separated by a minimum of ten feet.
ii)
Sideyard setbacks may be zero on one side
but shall be a minimum of ten feet on one
side; except that if a side slope between
adjacent lots exceeds five feet in height
the setback from the top of slope shall not
be less than ten feet and the setback from
the toe of slope shall not be less than five
feet.
iii)
A minimum of one on street parking space per
dwelling unit shall be provided within the
zero lot line development area of which 75%
4C
e
shall be on the street directly in front of
the residences to be served. If this
standard cannot be met, parking bays shall
be provided. This parking requirement shall
be in addition to a required two car garage
within each dwelling.
The open space area delineated along the south and east
portions of the site shall be offered for dedication to
the East Bay Regional Park District, or the Town of
Danville. Such an offer shall be in the form of an
option which allows the Park District or the Town a
period of five years from date of first final map
recordation, to accept or reject the dedication. Upon
acceptance of open space dedication, the developer
shall be responsible for installing improvements within
the open space area as may be required by the East Bay
Regional Park District. In the event that the open
space areas are not accepted for dedication by the Town
or the East Bay Regional Park District, and during the
period prior to any such decision, these open space
areas shall be maintained by the homeowner's
association. Development rights for the Open Space
parcels shall be dedicated to the Town in the event
that all or a portion of the open space is not accepted
for dedication by the East Bay Regional Park District.__
Open space lands created as a part of this subdivision
shall not be altered subsequent to completion of the
construction of the subdivision except as may be
expressly permitted by the Town. Additionally, trees
required to be saved through approval of this
subdivision shall be preserved and shall not be removed
except as may be permitted in writing by the Chief of
Planning of the Town.
Covenants, Conditions and Restrictions, 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 & R's which address any applicable
conditions included in the project conditions of
approval. Prior to filing a final subdivision map, the
City Attorney shall review the CC & R's to assure that
all applicable conditions of approval have been
addressed.
The existing house behind lot 98 shall be ~~/~
5C
maintained at no less than the level of its condition
today and shall remain of beneficial use to the
homeowner's association, subject to the review and
approval by the Chief of Planing, City Engineer and
Chief of Police. The structure may be removed only if
the cost of complyinq with applicable building codes is
unreasonable as determined by the Chief of Planninq.
Ail masonry pilasters throughout the project shall be
of a consistent design including color, materials,
inclusion of a "cap", etc. as may be required by the
Design Review Board. Consideration shall be given to
alternate fencing designs between rear yard areas of
the patio homes.
Fencing around the detention basin as may be required
shall be decorative with masonry pilasters as described
by condition B.7 above. Wrought iron fencing to match
that proposed around the recreation area or other
comparable material shall be used.
C. Landscaping
* 3.
A final landscaping plan shall be submitted for review
and approval by the Chief of Planning prior to approval
of a Final Map. The landscaping plan shall address
entry landscaping, landscaping of graded slopes,
landscaping within the creek area, landscaping in the
detention basin and landscaping of the recreation
area. The landscaping plan shall include common names
of all plant materials and shall indicate the size that
the various plant materials will achieve within a 5
year period of time.
* 4.
Ail plant material shall be served by an automatic
underground irrigation system excepting the landscaping
installed in the open space areas in graded slopes, and
where drought resistant materials are acceptable to
staff, and shall be maintained in a healthy growing
conditions.
Ail trees shall be a minimum of 15 gallon container
size and properly staked except that 5Q specimen trees
(two-thirds 24 inch and one-third 36 inch box) shall be
provided in key areas of the site such as the
recreation area, at the project entry and around the
detention basin. Shrubs not used as ground cover shall
be a minimum of 5 gallons in size.
Ail landscaped areas and open space areas abutting
public streets not covered by shrubs and trees shall be
6C
Se
planted with live ground cover with the exception that
rocks and pebbles may be substituted in certain areas,
subject to review and approval at the time of
consideration of the final landscaping plan.
Existing trees on the site shall be preserved as
delineated on the "Existing Tree Analysis" cited in
condition A.l.g above. Trees designated as "trees to
be protected" on the plan shall also be preserved to
the extent practicable. No trees on the site shall be
removed except those so designated on the above
referenced plan without the written approval of the
Chief of Planning. Such approval may be granted only
after careful consideration of alternatives including
alternate dwelling unit designs, grading plan
modifications, lot line adjustments, etc. A tree
specialist acceptable to the Town shall be present on
the site during grading operations. Trees to be saved
which are in close proximity to graded areas shall be
enclosed by a chain link or other similar fence. Any
costs incurred by the Town as a result of this
condition shall be reimbursed to the Town by the
developer.
Ail cut slopes above areas to be developed with
residential units shall be landscaped with tree
planting and hydroseeding (including wildflowers) to
achieve a natural appearance. Areas hydroseeded with
the wildflower mix shall be protected from fire control
measures to the extent possible.
Street trees shall be planted at a ratio of 2.5 trees
for each 10,000 square foot lot, and 2 trees for each
5,000 square foot lot.
Front yard areas of the patio homes shall be landscaped
with materials to include trees, shrubs, and qround
cover subject to the review and approval of the Design
Review Board.
Trees identified as numbers 253 and 254 at lot 101
shall be saved. The tentative map shall be modified
and lots shall be removed to the extent necessary to
save these trees. Trees numbered 1 through 9 above
lots 70-72 shall be saved, except that if lots beyond
those served by 'G' Court would be deleted in order to
save the trees, the trees may be removed.
7C
D. Architecture
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). No mechanical equipment
shall be mounted on the roof of any structure on the
site.
Single family structures shall be designed generally as
represented in the plans prepared by Gentry Associates,
titled "Rassier Ranch" dated June 3, 1987 and in accord
with the following criteria:
ae
Each model shall have a minimum of three
architectural elevations.
be
Ail four exterior unit elevations 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.
Ce
Variation shall be included in the three rooflines
proposed with each floor plan.
de
White stucco finishes and/or red tile roofs shall
be avoided in favor of beige or earthtone colors.
Se
Ail air conditioners/condensers shall be ground
mounted and screened from public view.
fe
Approved spark arrestors shall be installed on
each chimney used for fireplaces and appliances in
which solid or liquid fuel may be used.
The same unit plan or elevation shall not be
located next to or directly across the street from
each other.
Front yard setbacks shall be varied to create
additional visual relief.
The side and rear elevations shall be detailed at
the same level as the front elevation on all lots
which back up to or side-on McCauley Road or the
recreation area as may be required by the Design
Review Board.
On opposing corner lots, a minimum of one unit
shall be single story design. Single story units
are encouraged on corner lots to the greatest
extent possible.
8C
Fo
Re
Single story houses shall be integrated
appropriately to provide variety in the
streetscape.
Single and patio home structures shall be submitted for
review and approval by the ~~~/~~
~~ Planninq Commission prior to approval of a
Final Map.
Prior to the issuance of building permits, samples of
final colors and materials selected for all single and
patio home structures shall be submitted to the
Planning Department for review and approval.
Substitutions for approved colors shall be submitted
for review and approval by the Planning Department.
Ail development and construction on the site shall be
consistent with Danville's Residential Development
Standards.
Grading
Any grading on adjacent properties will require written
approval of those property owners affected. Such
written approval shall be submitted with the
application for a grading permit.
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.
Graded areas shall not exceed a slope of 3:1, excepting
slopes between building pads with less than five feet
of grade difference between adjacent pads, and in the
patio home area where the slope is between common rear
lot lines, in which cases the slopes may be graded to
2:1.
Grading proposed on the hills within the open space
area shall be contoured to simulate the existing hill
form, not resulting in concave or straight cut slopes.
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.
9C
0
e
Ail 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 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.
Handicapped ramps shall be provided and located as
required by the 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 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.
The developer of this subdivision and the developer of
the Magee Diablo Ranch project shall be jointly
responsible for construction of all the street and
related improvements listed below:
ae
Widening of Diablo Road between E1 Cerro Boulevard
and Green Valley Road;
Widening of Diablo Road between Camino Tassajara
and E1 Cerro Boulevard;
Reconstruction and widening of E1 Cerro Boulevard
between 1-680 and Diablo Road; and
de
Installation of traffic signals and associated
intersection modifications at the intersections of
Diablo Road/E1 Cerro Boulevard and Diablo
Road/Green Valley Road.
10C
The proportionate responsibility of each project shall
be determined by the Chief of Planning and the City
Engineer based on consideration of the number of
dwelling units contained in the Rassier and Magee
Diablo Ranch projects.
Satisfaction of this condition will require actual
construction of improvements based on the following
criteria:
ae
At the time that this project proceeds with filing
of the initial Final Map for the project, 100% of
improvements (a) and (d) cited above shall be
constructed or financially assured.
be
If a Final Map for the first phase of the Magee
Diablo Ranch project is not approved prior to
issuance of building permits for greater than 50%
of the lots within this subdivision improvement
(c) cited above shall be constructed or
financially assured prior to issuance of any
permits which exceed 50% of the total lots in this
subdivision.
The developer may seek reimbursement through a
reimbursement agreement for reimbursement of costs
incurred through construction of the above improvements
which exceed this developers responsibility as
determined in the manner described above.
Reimbursement from the developer of the Magee Diablo
Ranch project and other in-fill development in the
vicinity will be recommended to the Town Council.
If a Final Map for the Magee Diablo Ranch development
is recorded prior to development of this subdivision,
the developer of this subdivision shall be responsible
for constructing or financially assuring any
improvements cited herein not constructed or assured by
the developer of the Magee Diablo Ranch. Additionally,
if a reimbursement agreement is applied for by the
developer of the Magee Diablo Ranch, and the agreement
is approved, the developer of this subdivision shall be
required to reimburse the developer of the Magee Diablo
Ranch for this project's share of improvements which
may already be constructed.
The developer of this subdivision and the developer of
the Magee Diablo Ranch shall be responsible for funding
a 25% share of the Green Valley Road improvement costs
a~ id~n%ifi~d in %he ~own'~ Capital Improvement
Program. The proportionate responsibility of each
llC
10.
11.
12.
13.
project shall be determined by the Chief of Planning
and the City Engineer based on consideration of the
number of dwelling units contained in the Rassier and
Magee Diablo Ranch projects. The identified fee shall
be paid at the time of filing the initial Final Map for
the development.
E1 Cajon Drive shall be closed at McCauley Road
excepting that provisions shall be made for pedestrian
and bicycle access as well as for emergency vehicle
access as delineated on the plan referenced in
condition A.1 above. Actual design of the barrier
restricting unauthorized vehicular access shall be
subject to review and approval by the Chief of
Planning, the Police Chief, the Fire District and City
Engineer prior to approval of a Final Map.
McCauley Road from Diablo Road to "G" Court shall be
improved as a 36' curb to curb street within a 56'
right of way with curb and gutter, street paving,
sidewalks on both sides, street lighting and signs
except as follows:
Within 300' of Diablo Road the curb to curb
dimension shall be increased to 46'.
Sidewalk may be deleted on the Northeasterly side
from Diablo Road to "A" Court.
The curb to curb dimension from E1 Cajon Drive to
approximately 200' southerly may be reduced to
30'.
A landscape strip of approximately 7' shall be
provided on the northeasterly side and
landscape and pedestrian walk of approximately 17'
on the southwesterly side from Diablo Road to E1
Cajon Drive.
"J" Court from McCauley Road to "M" Court shall be
improved as a 36' curb to curb street within a 56'
right of way with curb and gutter, street paving,
sidewalks on both sides, street lighting and signs.
Project streets other than those specified in
conditions 10 and 11 above shall comply with the
standards established in Title 9 of the City Code.
Applicant shall allow for an easement for access
purposes from the southeasterly terminus of McCauley
12C
14.
15.
16.
17.
18.
Road to the south property boundary. Location of this
easement shall match the location of the easement to be
granted across the adjacent Shapell property. A
covenant between the subdivider and his assigns and
successors in interest and the Town shall be recorded
running with the land within this subdivision advising
of the existence of this access easement. The
recording shall occur in a form which will provide
disclosure of the easement through a statement in a
Preliminary Title Report.
Once improvement plans for McCauley Road have been
reviewed and approved by the Town of Danville,
construction may begin on the section from Diablo Road
to the northerly boundary of lot 6 with the filing of
the required fees and sureties. Title verification of
proposed street right of way will be required. Such
proof of title shall be submitted with the improvement
plans for McCauley Road.
In the event that necessary right of way for McCauley
Road cannot be acquired from adjacent property owners,
revised entry road designs shall be subject to review
and approval by the Chief of Planning.
An emergency vehicle access shall be provided extending
to the EBMUD water tank northeast of the site subject
to design approval by the Chief of Planning, City
Engineer and Chief of Police. In the event that
necessary easements cannot be acquired from EBMUD or
the adjacent landowner to accommodate the emergency
access, alternative access to the east shall be
identified and constructed subject to review and
approval as described in this condition. Improvement
of the EVA shall commence at the time of initial
construction within the patio home area and shall be
completed prior to occupancy of the patio homes.
Efforts shall be made to locate McCauley Road as far as
possible away from the existing homes on Redondo Way,
subject to the requirements and recommendations of the
project soils engineer.
Property transfers to the owners of the homes along
Redondo Way may occur as shown on the proposed plans
except that if one or more of the owners declines to
accept the property, the configuration of the property
lines on the adjacent piece may have to be modified in
order to provide logical property boundaries, and
continuity in the MoCauley Road =tre~t~caDe. This may
13C
Ge
include elimination of property transfers on adjacent
parcels at the discretion of the Chief of Planning.
Any transfer of property provided for in this condition
may occur only with the concurrent recordation of an
appropriate instrument to combine the transferred
parcel with the existing parcel.
19.
Conditions of this approval require the construction of
certain roadway improvements within the Town of
Danville (see condition F.7) with the specific intent
of maintaining a mid-range level of service 'D' traffic
condition. Prior to approval of each respective Final
Map for the project, the developer shall prepare an
update to the TJKM traffic study to determine if the
mid-range level of service 'D' traffic condition will
be maintained at all locations within Danville where
traffic improvements are required to be made by this
developer. 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 at the intersection(s)
where the required level of service is exceeded..
Infrastructure
Water supply service shall be provided by the East Bay
Municipal Utility District in accordance with the
requirements of the District. Annexation to the
District as may be necessary shall be completed prior
to approval of a Final Map.
Sewer disposal service shall be provided by the Central
Contra Costa Sanitary District in accordance with the
requirements of the District. Annexation to the
District as may be necessary shall be completed prior
to approval of a Final Map.
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 Town.
0
Roof drains shall empty onto paved areas, concrete
swales, other approved dissipating devices, or into a
pipe.
14C
10.
11.
12.
13.
14.
15.
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, the minimum storm
drain easement width shall be ten feet. Wider
easements will be required in some cases based on pipe
size and depth.
The developer shall comply with all relevant
requirements of the Contra Costa County Flood Control
District.
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.
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 as contained
herein.
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 project
developers each year by October 15.
Mitigation of the drainage impacts resulting from this
development shall be provided as follows:
ae
On site detention basin(s) may be constructed to
limit the rate of runoff at or below
predevelopment levels, provided that the detention
facility is maintained either by the Contra Costa
County Flood Control District in accord with their
letter ~t¢~ July 6, 19~7 o~ by another Dublic
agency acceptable to the Town;
15C
16.
17.
be
In the event that the Flood Control District or
another acceptable public agency does not accept
maintenance of the detention facility, storm
drainage facilities shall be constructed within
existing public rights of way and/or drainage
easements to carry storm flows from the project to
Green Valley Creek, discharging at the approximate
location of existing discharge. Additionally,
downstream improvements shall be constructed as
may be necessary to accommodate the additional
unmitigated storm flows.
A drainage/hydraulic study shall be prepared for review
and approval by the City Engineer addressing all
drainage impacts associated with development of the
site including all tributary areas and extending to the
point of drainage onto Green Valley Creek. The study
shall address: Debris/trash racks; inlet and conduit
sizing; open flows thru side yards of lots; siltation
basins; detention facility sizing, configuration,
mechanics, appearance, side slopes and safety issues.
This study shall be submitted with the initial Final
Map, grading plan or street improvement plan, whichever
may occur first except that if McCauley Road is
proposed to be constructed prior to application for a
grading permit or filing of a Final Map, the
drainage/hydraulic study need only address those
aspects of the drainage plan that relate to the
construction of McCauley Road as determined by the City
Engineer.
The drainage facilities identified on this tentative
map are generally acceptable subject to the findings of
the drainage study required by condition F.16 above and
with certain design modifications as follows:
Se
Debris/trash racks will be required before all
inlets accepting open space flows.
be
Ail inlets accepting flows from open space areas
shall be oversized.
Where open space drainage inlets lie abutting rear
lots of residential units, an improved overland
drainage escape facility shall be installed to the
nearest public street.
de
Multiple debris/trash racks may be required along
the northeasterly side of lots 87 thru 98.
Se
A siltation basin may be required at the storm
drain inlet near lot 99.
16C
18.
19.
20.
21.
22.
The open drainage channel which exists in the far
northwest corner of the site behind the existing homes
fronting on E1 Cajon Drive and Redondo Way shall be
improved as a closed conduit compatible with existing
facilities.
With the filing of each Final Map for the subdivision,
the following fees shall be paid to the Town for
off-site drainage and related improvements:
a. $500.00 per dwelling unit; plus,
$0.10 per square foot of new imperious surface
area created by the development.
These funds will be held by the Town of Danville in an
account established for Green Valley Creek and
downstream improvements. The funds may be dispersed to
the Contra Costa County Flood Control District for use
by the District in preparing studies or constructing
drainage and related improvements related to Green
Valley Creek and areas downstream. Any such studies
and/or improvements shall be mutually agreed to by the
Town and the District in order for the funds to be
dispersed. In the event that mutually agreeable
drainage projects are not identified, within 12 months
of the receipt of the money, the Town may independently
utilize the funds for preparation of studies or
constructing improvements within Green Valley Creek and
areas downstream.
Ail closed conduit drainage systems shall be designed
with self-cleaning flow velocities. (NOT LESS THAN 2
FEET PER SECOND).
Ail improvement plans shall be prepared in accord with
the provisions of the Town of Danville Standard Plans.
The Town will contract with a qualified "third Party"
for the purpose of conducting an independent review and
appraisal of the geologic report on this project. The
cost of this review shall be borne by the applicant and
will be based on time and materials plus a 1%
administrative fee. Applicant shall provide the Town
all necessary data to facilitate this review within 30
days of the final approval date of this Tentative Map.
The initial review will be completed within 3 weeks of
submittal of the data, at which time the applicant and
his soils engineer shall address all comments and
resubmit the complete package for final review.
17C
Concurrent with the final review the applicant's
engineer shall make any necessary changes on the
tentative map which result from the third party review,
together with other necessary modifications called for
in these conditions and the revised tentative map shall
be resubmitted within 75 days of the final approval
date of this tentative map. In the event that the City
Engineer concludes, from analysis of all pertinent
information, that the site, or portions of the site,
are unsuitable for the type of development proposed,
the Final Development Plan (PUD 85-4) and Tentative
Subdivision Map (SD 6886) shall be referred back to the
Planning Commission for reconsideration.
23.
Prior to recordation of a final map, the applicant
shall prepare a study addressing the need for day care
facilities generated by this project. The applicant
shall make provisions within the subdivision to address
this demand through setting aside a suitable site for
the development of day care facilities, designing
project recreational facilities to accommodate joint
usage with day care, payment of a per unit fee to be
used towards construction of day care facilities or
other alternatives acceptable to the Town of Danville.
If the developer chooses to pay a per unit fee, the
Town shall be notified of the developer's intent in
writing and the fee shall be set by the Town Council
within 120 days of the receipt of the letter.
Approved on appeal by Town of Danville
Town Council on September 21, 1987
of g
prep2
Commission
September 14, 1987
Date
18C