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Home My WebLink AboutDP 87-19 EXHIBIT A FINDINGS & CONDITIONS OF APPROVAL 279 Front Street - DP 87-19 FINDINGS Development Plan The proposed project is in conformance with the Downtown Master Plan. The proposed project is in conformance with the RB-S2 zoning regulations and design standards for office development. The proposed project is in compliance with the goals and intent of the Downtown Parking District by retaining a maximum number of parking spaces on the site. The proposed project is planned to integrate with adjacent development and will not have an adverse impact on neighboring property owners. Variance A' height variance to allow a 41 maximum foot high structure is allowed in order to permit the proposed project to match the floor elevation of the existing structure. The second story building elevation is designed to be integrated into the roof structure which will reduce the visual impact and apparent height of the building. The building height is minimized through removal of all roof mounted mechanical equipment. All such equipment will be contained within the second story of the building. The addition is well screened by surrounding tree cover and by the existing building. The 13' 6" open clearance above parking reduces the apparent mass of the building. CONDITIONS OF APPROVAL A. General The development shall be substantially as shown on the project drawings labeled addition to law offices for Parkside Associates, as prepared by Jerry Loving & Assocla%e~ ~a%e~ 1/~/~ and ma~k~d ~hibit I~Cll on file with the Planning Department except as modified by the following conditions of approval· lC 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 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 (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. The developer shall be responsible for providing security to the site during the construction phase of the project. The developer shall pay the applicable drainage area 10 fee. B. Site Planning 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. The developer shall fund the design and installation of a fire hydrant and service line on the adjacent municipal parking lot at the time of construction of 2C the municipal parking lot. The location of the fire hydrant is subject to approval by the City Engineer and the Fire District. 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. Ail plant material shall be served by an automatic underground irrigation system and maintained in a healthy growing condition. Ail trees shall be a minimum of 15 gallon container size and properly staked. Shrubs not used as ground cover shall be a minimum of 5 gallons is size. Ail landscaped areas not covered by shrubs and trees shall be planted with live ground cover. 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. Additional redwood trees shall be planted along the northwest boundary of the site to screen the building from the adjacent property and areas to the west. 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). 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(s). 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(s) of the building(s) shall be posted so as to be easily seen from the street at all times, day and n~h~. 3C Ee If additional signing for the development is desired, in addition to the existing signage, a comprehensive sign program shall be submitted to the City for consideration under a separate application. Final colors and materials shall match the materials on the existing building. 6. The roofing material must be class A or B. 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. 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. 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 Street," and street name signs. Traffic signs and parking restriction signs shall be approved by the Engineering Department. The applicant shall paint the curb red and post "No Stopping" signs south of the southerly driveway. 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. Ho So 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. e 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. Landscaping shall not obstruct the sight distance at the driveway or within the parking lot. Infrastructure 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 on Front Street. Off-site drainage flows shall be intercepted at the project boundary via an approved storm drain facility, or as approved by the Town. 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. The developer shall comply with all relevant requirements of the Contra Costa County Flood Control District and the Department of Fish and Game. 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 furnish proof to the city Engineer of the acquisition of all necessary rights of entry, 5C permits and/or easements for the construction of off-site temporary or permanent road and drainage improvements. Ail new utilities required to serve the development shall be installed underground. 10. Ail public improvement plans shall be prepared by a licensed civil engineer. 11. 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 excavating 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 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 created by the development will be based on the Flood Control District's standard impervious surface area ordinance. Approved by the Town of Danville Planning Commission on January 25, 1988 lanningCommission 6C