HomeMy WebLinkAboutPUD 85-06Director of Development Services Eddie Peabody reviewed the
sources of projects: neighborhood requests, traffic study, flood
control records, Sycamore Valley Assessment District projects,
E1 Cerro study, Downtown study, City Council, Planning
Commission, staff, etc. Peabody indicated that the bulk of the
projects fell in the area of transportation and parks. Projects
have been matched to the availability of funds.
Mayor McNeely requested that Council provide staff with their
questions in advance of the December 10 meeting.
The public hearing was opened.
Ron Crane, representing the Park and Recreation Committee,
suggested that the program be longer than five years. Due to
projections on population, there will be a great shortage of
parks and sports facilities in the long term. Crane suggested
that an assessment or bond issue may be needed to finance the
needs of the community in this area.
Councilmember Offenhartz suggested that independent action, such
as an initiative, on the part of Danville residents might work.
John Schafgans, Janet Bertelero, Georgie Monighetti, Evelyn
Seuberth, Judy Cox, Duff Danilovich and Barbara Scribner.urged
the Council to place Green Valley Road improvements high on the
priority list due to safety issues.
Discussion of this item was continued to December 10.
d. Continued from November 13. Resolution No. 97-85, approvinq
a Final Development Plan for Navlet's Home Improvement Center
(PUD 85-6).
CoUncilmember Offenhartz indicated that he would be abstaining
from discussing and voting on the TIP issue.
Wayne Rasmussen of the Planning Department reviewed the amended
Conditions of Approval.
Councilmember Offenhartz suggeSted that "keep clear" striping be
painted on Camino Ramon. City Engineer Steve Lake indicated
that such striping is usually optional.
It was moved by Council Offenhartz and seconded by Councilmember
May to adopt Ordinance No. 79-85 rezoning the site to P-1 for
defined specialized commercial uses as amended in the Conditions
of Approval. Motion was unanimous and so ordered.
-6-
ADMINISTRATIVE STAF~ REPORT
TO: Mayor and City Council November 18, 1985
SUBJECT: Navlet's Home Improvement Shopping Center
This report recommends that the City Council adopt an ordinance
rezoning the property at 800 Camino Ramon to Planned District
and approve the proposed development plan for a home improvement
center on the site.
Backqround
On November 13, 1985, the City Council reviewed plans for the
proposed Navlet's Home Improvement Shopping Center and took the
following actions:
1. Granted a Negative ]Declaration;
Approved a General Plan Amendment for the site to
Specialized Commercial;
Introduced an ordinance rezoning the site to Planned
District;
Reviewed the recommended conditions of project approval
and directed staff 'to prepare revised wording for several
conditions to be reviewed by the Council at a subsequent
hearing; and
Continued the matter for further discussion on November 18,
1985.
The requested conditions of approval have since been modified by
staff as attached. Wording which was requested to be deleted is
shown under slash marks, and wording which was requested to be
added is underlined.
Recommended Actions
Adopt Ordinance No. 79-85 rezoning the site to P-1 for
defined specialized commercial uses; and
Approve Resolution No. 97-'85 adopting the proposed
development plan for the project.
Prepared by:
Wayne Rasmussen
Senior Planner
GPA 85-1, PUD 85-6
EXHIBIT-A
RECOHMENDED FINDINGS AND CONDITIONS OF APPROVAL
RECOMMENDED FINDINGS
Negative Declaration
The project as proposed and conditioned by the City will not have
a significant effect on the environment.
P-1 Rezoning
The proposed P-1 rezoning will substantially comply with the
requirements and intent of the General Plan;
2. The commercial users proposed in the P-1 zone are compatible
1 '
with uses in the surrounding land use districts; and
Community need for the proposed home improvement related uses
is clearly evidenced by the current lack of such uses in -
Danville.
P-1 Final Development Plans
The proposed development plan is consistent with the intent
and purpose of the P-1 district and compatible with other
uses in the vicinity.
designers., contractors
architects, interior
decorators and energy
consultants
Automated banking machines
Garden products
The combined floor areas of such uses shall not exceed
a total of 5,200 square feet.
Ce
Conditional Uses (subject to Planning commission
approval
Family style sit down restaurants in Buildings A, B and
C with or without assessory bar.
Delicatessens
Ice Cream Parlors
Uses exceeding 6,000 sq. ft. in floor area
Building materials and supplies
Bakery and donut shops
D. Unanticipated Uses
Any use not listed in B or C above but related to home
and garden improvement sales or service may be approved
by the Planning Director or referred to the Planning
Commission as a conditional use.
3. Shopping Center activities shall be regulated as follows:
ae
A litter collection program shall be continuously
maintained to prevent the accumulation of litter on and
off-site;
Be
Truck deliveries to the rear of Buildings 1-4 shall be
limited to the hours of 7:00 a.m. to ~/99 7:00 p.m.
on weekdays and 9:00 a.m. to 5:00 p.m. on Saturdays
and Sundays;
Co
Public vehicular access to the rear of buildings 1-4
shall be blocked between the hours of 9:00 D.m. and
7:00 a.m., suDject to approval by the Planning
Department and Fire District;
De
Use of amplified outdoor public address systems and
amplified signaling devices shall not be permitted;
Business hours for tenants in Buildings 1-4 shall be
limited to 8:00 a.m, to~9/999:00 p.m.;
Outdoor storage and sales shall be limited only to
those areas specified on the final development plan;
GPA 85-1, PUD 85-6
RECOMMENDED CONDITIONS OF APPROVAL
Phase-I development shall take place in accordance with the
proposed final development plans dated August 26, 1985
(Exhibit-J) subject to the conditions listed below.
Phase-II final development plan approval (including the
design of Building 4) shall be required prior to the
issuance of Phase II construction permits.
2. Future uses in the P-1 zone shall be regulated as follows:
A) Excluded Uses
Convenience markets
Grocery stores
Supermarkets
Bars (as primary use)
* Fast food restaurants
Drug stores
Construction equipment
rentals
Automotive sales, parts
or service
Car washes
Service stations
Pet shops
Medical, professional and
business offices except
as allowed below
Laundaries
Cabarets/entertainment
Amusement arcades
Liquor stores
Banks
Savings and loans
Child care
Real estate sales
Clothing/shoe stores
Beauty salon/barber shops
Photo processing
Records/tapes
* Characterized by fast food preparation, food take out and
food served in disposable containers.
B) Permitted Uses
Antique stores
Art stores and gallaries
Clock shops
Frame shops
Furniture stores
Garden products
Glass shops
Hardware stores
Home appliances
Home furnishings
Kitchen accessories
Paint stores
Nurseries
Offices for building
Craft stores
Floor coverings
Florists
Phone stores
Retail plumbing
Electronic sales
Swimming pool/spa
sales, service and
accessories
Wall coverings
Window coverings
Lighting, lamp stores
Piano/organ sales and
service
Se
e
Architectural design plans shall conform to the following
requirements:
ae
The proposed 3!5 foot high "theme tower" shall be
reduced in height to not exceed$$29 feet;
Second story attic space shall not be converted into
habitable floor area;
Ce
Rear building elevations shall be given the same design
treatment as front elevations in terms of materials,
style, form, roof overhangs, and details, subject to
approval by the Planning Department;
De
All buildings :shall be constructed with wood exterior
siding and wood shake or shingle roofing. Exterior
building materials shall be natural and not simulated;
and
E®
Exterior building colors shall be subject to approval
by the Planning Department.
Landscape design plans shall conform to the following
requirements:
ae
The propOsed landscape strip along the full length of
the eastern property line shall be widened to a minimum
of~9~ feet and. improved with a decorative (both
sides) six foot high masonry sound wall, earth berms
and plant material (including low-growing evergreen
trees) adequate to screen the view of the shopping
center rear yard from neighboring residences;
Be
As a part of Phase, II development, the proposed
landscape strip along the southern and western property
lines between the railroad right-of-way and the front
setback of the "Animal Clinic" shall be widened to a
minimum of 10 feet, except in areas where storaqe bins
currently exist, and improved with a decorative (both
sides) wooden six foot high sound wall and plant
material (including low-growing evergreen trees)
adequate to screen the view of the Center from
neighboring residences;
Ail permanent plant material shall be served by a City
approved automatic underground irrigation system, and
properly maintained in healthy growing condition;
All trees shall be a minimum of fifteen ~allon
container size and shrubs not used as ground cover
shall be at least five gallons;
Go
The use of trucks and tractors in the Navlet's outdoor
building material storage yard shall be limited to the
hours of 8=00 a.m. to 6=00 p.m. on weekdays and
Saturdays, and 9=00 a.m. to 5=00 p.m. on Sundays;
He
me
J®
The unpackaged storage of manure or other animal waste
products shall not be permitted. Odiferous spraying of
plants shall be done in a manner consistent with the
Navlet's letter of August 20, 1985. Materials with
occasional odors shall not be permanently stored
adjacent to the southern property line;
The outdoor storage of building and construction
materials and other merchandise shall take place in a
neat and orderly manner; and
The development (including buildings, landscaping,
lighting, trash screens, parking and fencing) shall be
maintained in a good state of repair and free of
graffiti.
Parking lot design shall conform to the following
requirements:
Ae
Drive thru service lanes shall not be permitted in the
Center;
Be
The twelve 60 degree angle parking spaces proposed
behind Building-1 shall be turned to 90 degrees for
more convenient access or relocated on plans;
Ce
The ends of the parking row which abuts the northern
end of Building-1 shall be modified to conveniently
accommodate the turning maneuvers of tractor/trailer
trucks exiting from the rear yard loading areas;
D. Minimum parking dimensions shall be as follows:
TvDe of space
60 angle 90 angle
Width Length backuD backup
Standard 9 feet 19 feet 20 feet 28 feet
ComDa¢= 8 fee= 16 feet 20 feet 24 feet
E®
Ail parking surface edges shall be bordered with City
approved concrete curbing; and
A maximum use of 25 percent compact car sized parking
spaces shall be permitted.
12. Miscellaneous
If archeololgic materials are uncovered during grading,
trenching or other excavation, earthwork within 100
feet of.these :materials shall be stopped until a
professional archaeologist who is certified by the
Society of California, Archeology (SCA) and/or the
Society of Professional Archaeology (SOPA) has had an
opportunity to evaluate the significance of the find
and suggest appropriate mitigation measures, if they
are deemed necessary.
The site shall be watered during the dry season to
prevent excessive dust during construction.
C®
Outdoor project construction activities shall be
limited to the. hours of 7 a.m. to 6:30 p.m. on weekdays
and 8:00 a.m. to 5:00 p.m. on Saturdays. Project
construction shall not be permitted on Sundays.
De
No antennas, microwave or satellite receiving dishes or
other broadcas~ting or receiving devices shall be
permitted on the roof of any building in the Center.
Any such ground mounted equipment shall be visually
screened according to City requirements.
Mechanical equipment shall not be permitted on the
sloping portion of any building roof. Mechanical
equipment located in roof wells shall not extend higher
than the surrounding roof. Ail outdoor mechanical
equipment shall be architecturally screened, subject to
design approval by the Planning Department prior to
installation.
Buildings A] ~md B ~/~ shall have a 20 foot
minimum setback from the Camino Ramon street
right-of-way. Building C shall be permitted a 10 foot
minimum setback from Camino Ramon or may be recon-
figured in order to allow for a greater than 10 foot
setback subject to approval bY the Planning Director.
Project design and maintenance shall conform to all
standard requirements of the San Ramon Valley Fire
Prevention District.
Sewage disposal service for the project shall be
provided by tl%e Central Contra Costa Sanitary District
in accordance with the standard requirements of the
District.
Water service for the project shall be provided by the
East Bay Municipal Utilities District in accordance
with the standard requirements of the District.
Ge
Final landscape plan design, including plant materials,
street furniture, decorative pavement, fencing, etc.,
shall be subject to approval by the Planning
Department;
The proposed parking lot shall be screened from view of
public streets by the use of landscaping; and
All existing permanent on-site trees with a trunk
diameters exceeding four inches shall be indicated on
plans. Such trees shall be preserved whenever they can
be reasonably integrated into the approved site plan,
subject to approval by the Planning Department.
The following items shall be completed prior to the granting
of any new occupancy permits for the shopping center: all
Phase I landscaping and parking improvements, Phase I
architectural improvements to the Navlet's building, and
required landscape buffering along the southern and western
property lines of the site. Pad areas for Building A, B and
C shall be planted and maintained with lawn until such time
as construction on each of the three building commences.
Trash enclosure screens shall be provided for all buildings
in the Center adequate to accommodate the needs of the
tenants, subject to quantity, size, location and design
approval by the Planning Department. Visability and
potential disturbance of neighboring residences shall be
given primary consideration in siting the screens.
Outdoor lighting fixtures shall be designed and screened to
shine light directly downward. The design of outdoor
lighting fixtures and poles shall be consistent with the
architectural style of the buildings. Light poles shall not
exceed 20 feet in height. Ail outdoor building lights shall
be soffit mounted.
10. A specific sign program (including directional signing)
consistent with the proposed conceptual sign plans shall be
submitted to the Planning Department for review and approval
prior to the issuance of any building permits for the
project. A maximum of two shopping center identification
signs containing only the name and address of the Center
shall be permitted. Such signing shall not exceed Z0 sq.
ft. in area nor six feet in height as measured from grade to
the top of the sign. Internally illuminated signing shall
not be permitted. Only one of the two proposed 20 sq. ft.
wall signs proposed for Navlet's shall be permitted.
11. Final design plan details (i.e., required plan
modifications, landscaping, irrigation, trash enclosure
screening, outdoor lighting, signing, curbing, etc.) shall
be subject to approval by the Planning Department.
Ho
mo
The applicant shall construct a six foot wide concrete
sidewalk to City standards within the walkway easement
or within the right of way along Camino Ramon. The
applicant shall also construct sidewalks adjacent to
the Sycamore Valley Blvd. frontage (see future
Assessment District plans on file with City).
The applicant shall construct frontage improvements for
the planned future street widths on Camino Ramon and
Sycamore Valley Road. These improvements include but
are not limited to pavement widening, curb and gutter,
utility relocation, signing and striping and street
lighting as necessary. Frontage improvements shall
include transitions as required by the City Engineer.
~/~] Vehicular access from the site to
Sycamore Valley Road shall be Drohibited and shall be
deleted from plans.
Kelly Lane~/'~/~$~/~vehicular access to the
~/~~!~ center may be used only by emDloyees
of the Center and service trucks between the hours of
8:00 a.m. and 5:00 p.m. ~/~/~~/~/~/~~/
~~/ P__roper directional signing indicatin~ this
restriction shall be posted at the front of Kelly Lane
subject to approval of the Planning Director.
Proper sight distance shall be designed into the
landscaping plan at the entrances to the site and on
the median islands.
Any deficiencies in the existing frontage improvements
shall be corrected. Existing driveways which will not
be used shall be removed and replaced with curb, gutter
and sidewalk.
Applicant shall pay the Transportation Improvement
Program Fee required by City Ordinance Number 62-85.
Je
Project design shall conform to all standard
requirements of the Contra Costa County Flood Control
District and all applicable drainage fees shall be paid
to the District.
K. Final grading plans shall provide for a naturally
contoured site with no slopes in excess of 3:1, subject
to approval by the Planning Department.
L. Garbage collection and sweeping activitv shall be
performed between the hours of 8:00 a.m. and 6:00 p.m.
to eliminate the potential for nighttime noise impact.
No garbage pick-up shall be permitted on Sundays or
legal holidays.
13. The project shall conform to the following requirements of
the City Engineer:
A. The applicant shall deed to the City the necessary
right of way to~$~/~/~$~/~/~/~/~/79/~/
street improvements plus the additional right turn only
lane in the northerly direction on Camino Ramon and the
right-of-way necessary for an additional north bound
lane on Camino Ramon between the primary driveway
(number 2) and the driveway next to the animal clinic
(number 3), subject to approval of the City Engineer.
Such street improvements shall be completed at the
applicant's expense as part of Phase I construction.
The applicant shall provide joint use agreements,
acceptable to the City Engineer, executed by all owners
of any existing utility or other easement within the
right of way to be deeded.
B. The applicant shall construct and landscape a median
island in Camino Ramon. A six foot wide median island
shall extend from Sycamore Valley Road to the second
driveway from Sycamore Valley Road and from the second
driveway to the third driveway. The median shall be
properly maintained by the applicant for a period of
three years following the date of improvement
acceptance of the City. T~e applicant s~all also agree
to participate in a landscape maintenance assessment
district for the purpose of maintaining the median
after the initial three year period. The applicant
shall stripe a two way left turn lane.
C. The applicant shall grant an eight foot wide public
utility easement contiguous to Camino Ramon where the
distance from the curb face to the right of way line is
less than ten feet.
De
The applicant shall grant a six foot wide walkway
easement for the proposed walkway along Camino Ramon
where it is outside the road right of way.
Bo
Se
The developer shall install stop signs on the site
roadways where they intersect Camino Ramon. The
developer sh~ll 9articiDate in the installation of a
traffic signal at the main entry to the center on
Camino Ramon bY constructing the necessar~ underground
interconnect cable "between the proposed signal and the
existing signal at Camino Ramon/Sycamore Valley Road"
at the time of public street improvements and by
providing a 1.etter of credit to the City for the cost
of comDletinq 'the remaining signal improvements.
the estimated cost of constructing the proposed
railroad right-of-way trail which backs onto the
pro~ect. Such contribution shall be used to construct
trail related improvements in the immediate ~icinity of
the site (i.e., the actual trail, bridge, etC.).
lp: pcrm826
Lo
Me
Ne
Oo
In accorda'nce with Section 82-2.014 of the County
Ordinance Code as adopted by the City of Danville, this
development shall conform to the requirements of
Division 914 (Drainage) of the Subdivision Ordinance.
The applicant's Civil Engineer shall do a drainage
study and recommend drainage improvements for review
and approval by the City Engineer.
The applicant shall prevent storm drainage, originating
on the property and conveyed in a concentrated manner,
from draining across the sidewalk or driveways.
All utility distribution services to the proposed
buildings shall be installed underground.
The entrances to the site shall have curb returns
rather than driveways. These entrances shall have a
minimum pavement width of 24 feet to facilitate turns
to and from the Camino Ramon driving lane next to the
curb. A special pavement treatment shall be provided
to designate these entrances as private roadways.
Where ingress and egress roadways are separated the
minimum one way pavement width shall be sixteen feet.
Plans accompanying the application for building permits
shall show existing contours, the extent of the
proposed grading, and drainage improvements.
Submit improvement plans prepared by a registered Civil
Engineer to the City Engineer for review; pay the
inspection and plan review and lighting fees. The
improvement plans shall be sUbmitted to the City
Engineer prior to the issuance of any building permit.
The review of the improvement plans and payment of all
fees shall be completed prior to the clearance of any
building inspections, If occupancy is requested prior
to construction of improvements, the applicant shall
execute a bonded improvement agreement with the City to
guarantee completion of the work.
Obtain an encroachment permit from the Engineering
Department for any ¢~nstruotion of improvements within
the public right of way. A CalTrans Encroachment
Permit shall be obtained for any work within the
CalTrans jurisdiction.
BEFORE THE CITY COUNCIL OF THE CITY OF DANVILLE
In the Matter of:
Rezoning from A-2 to P-1 )
the Navlet's 10-Acre Property )
at 800 Camino Ramon )
(APN 207-021-010, -011 and -021 )
)
ORDINANCE NO. 79-85
The city Council of the city of Danville DOES ORDAIN as
follows:
SECTION 1.
The 10-acre property located at 800 Camino Ramon and
identified as Assessor's Parcel Nos. 207-021-010, -011 and -021
is changed from the A-2 (General Agricultural) zoning
classification to the P-1 (Planned Unit District) zoning
classification, subject to the approved development plan and its
conditions of approval (Resolution No. 97-85).
SECTION 2.
This ordinance is adopted under the authority of Government
Code section 65850 and following and Contra Costa County
Ordinance Code Chapter 84-66 (adopted by the City by reference).
SECTION 3.
The City's Chief of ]Planning is directed to incorporate
these changes into the City's zoning map.
SECTION 4. Effectiws Date.
This ordinance becomes effective 30 days from its adoption.
SECTION 5. 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 5 days before
its adoDtion and again within 15 days after adoDtion.
542 San Rarnon Valley Biw~l. * Danville, CA * 94526 * (415) 820-6337
The foregoing ordinance was introduced at a meeting of the
City Council of the City of Danville held on November ]5 ,
1985, and was adopted and ordered published at a meeting of the
City Council held on November 18 , 1985, by the following
vote:
AYES: Lane, May, McNeely, Offenhartz, Schledorf
NOES: None
ABSTAIN: None
ABSENT: None
ATTEST:
' ~ ~ITY CLERK
BEFORE THE CITY COUNCIL OF THE CITY OF DANVILLE
In the Matter of:
Approving a Final Development )
Plan for Navlet's Home )
Improvement Center (PUD 85-6) )
)
RESOLUTION NO. 97-85
Chapter 84-66 of the Contra Costa County Ordinance Code
(adopted by the City by reference) sets forth regulations for
applications, approvals and development of planned unit
districts.
The subject property is 10 acres located at 800 Camino
Ramon, Danville, identified as Assessor's Parcel No.s
207-021-010, -011 and -021.
Navlet's, Inc., property owner and applicant, has submitted
a proposal (PUD 85-6) for a home improvement center project
("the project") consisting of two phases totalling 64,562 square
feet of indoor commercial floor area. In connection with the
project the applicant requested a general plan amendment (from
single-family to specialized commercial), a rezoning (from A-2
to P-l) and final development plan approval. Details of the
proposed project are on file in the city as GPA 85-1 and PUD
85-6.
On August 26, 1985, the Planning Commission considered the
proposed project and held a properly noticed public hearing. At
the conclusion of the hearing the Commission decided to
recommend to the city Council that it (1) approve a negative
declarationsubject to certain mitigation measures and (2)
approve a general plan amendment changing the designation of the
property from single-family residential to specialized
commercial for specific uses.
On September 9, 1985, the Planning Commission again
considered the project at a continued public hearing and then
decided to recommend to the City Council that it (3) rezone
parcels 207-021-010, -011 and -021 from general agricultural
(A-2) to planned unit district (P-l) based upon findings and
conditions and (4) approve the proposed preliminary/final
development plan based upon findings and conditions.
542 San Rarnon Valley Blvd. * Danville, CA * 94526 * (415) 820-6337
On , 1985 the city Council considered the
project and Planning Commission's recommendations at a public
hearing. At the conclusion of the hearing the City Council took
the following actions:
1. Adopted Resolution No. 95-85, approving a Negative
Declaration for the project; and
2. Adopted Resolution No. 96-85, amending the General
Plan changing the property from single-family residential to
specialized commercial (GPA 85-1); and
3. Voted to introduce Ordinance No. 79-85, rezoning
the property from general agricultural (A-2) to planned unit
district (P-l). (If adopted at a subsequent meeting,
Ordinance No. 79-85 will become effective 30 days after
adoption.)
The Council also decided to approve the final develop-
ment plan, subject to certain conditions.
NOW, THEREFORE, the City Council of the City of Danville
resolves that:
1. The final development plan PUD 85-6 for the Navlet's
Home Improvement Center Project is approved subject to the
conditions attached to this Resolution as Exhibit "A".
2. The applicant is required to comply with the
requirements set forth in County Ordinance Chapter 84-66
regarding planned unlit districts. (Particularly applicable
at this stage are Articles 84-66.16, Termination and
84-66.18, Plan Changes.)
3. The approval granted in this Resolution is contingent
upon the adoption of Ordinance No. 79-85 (rezoning), and
does not become effective until the effective date of that
ordinance.
PASSED, APPROVED AND ADOPTED this 18
1985, by the following vote:
day of November
AYES: Lane, May, McNeely, Offenhartz, Schlendorf
NOES:
ABSENT:
ABSTAIN:
ATTEST:
None
None
None ( ~~'~'~'~9~
~CITg CLERK