HomeMy WebLinkAboutDP 88-26EXHIBIT A
FINDINGS & CONDITIONS OF APPROVAL
DP 88-26
178 E. Prospect Avenue
Father Nature's Shed
FINDINGS
The Planning Commission finds as follows in regards to the
application:
The project is consistent with the goals and the policies
of the Downtown Master Plan and the recently adopted
Downtown Zoning Ordinance (Ordinance 135) and the Danville
2005 General Plan.
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The project is compatible with adjacent development and
does not impose adverse impacts on adjacent properties.
The project as conditioned will upgrade the appearance of
the site and improve the existing parking layout on-site.
The proposed project integrates with the Town's capital
improvement project for the signalization of the
intersection of Diablo Road and Front Street.
CONDITIONS OF APPROVAL
A.General
The development shall be substantially as shown on the
project drawings labeled Proposed Storage Addition - Father
Natures Shed, as prepared by Dahlin Group dated December
5, 1988 and marked Exhibit "E" 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 Contra Costa County Flood Control
District.
The developer shall supply written documentation that all
requirements of the San Ramon Valley Fire Protection
District (specifically with regard to fire rated walls and
sprinklers) and the San Ramon Valley Unified School
District have been met to the satisfaction of the
respective districts.
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 , the Town Planning Department notified, and a
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professional archeologist certified by the Society of
California Archeology and/or the Society of Professional
Archeology shall also be notified. Sitework in this area
shall not recommence until the archaeologist 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 project developer shall
provide security fencing around the construction site if
deemed necessary by the City Engineer.
Loading and unloading operations shall be located in the
parking lot and shall take place during non-business hours.
Site Planninq
Ail lighting shall be installed in such a manner that glare
is directed away from surrounding properties and
rights-of-way. The developer shall provide a security
lighting plan which provides evening hour security wash
lighting, to the Planning Department for review and
approval prior to issuance of a building permit.
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 the building.
The developer shall record a lot merger for lots APN: 208-
010-020 & 002 prior to application for a building permit
for the project.
Landscaping
A final landscaping and irrigation plan shall be submitted
for review and approval by the Planning Department prior
to the issuance of a building permit. To the greatest
extent feasible, the landscape plan shall conform with the
standards of the Old Town Beautification Plan. This plan
will include street trees and grates located within the
public right-of-way.
Ail plant material shall be served by an automatic
underground irrigation system and maintained in a healthy
growing condition.
Ail newly installed on-site trees shall be a minimum of 15
gallon container size and shall be double staked. New
shrubs not used as ground cover shall be a minimum of 5
gallons is size. All street trees shall be 24" box size
and shall be double staked.
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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 of the existing on-site trees
will be allowed only upon securing prior written approval
of the Planning Department.
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. All fire riser locations shall be shown
on the building permit plans and shall be subject to review
and approval by the Planning Department.
Ail trash and refuse shall be contained within a trash
enclosure which shall be architecturally compatible with
the main structure. Enclosure design shall include six
(6) inch high concrete wheel stop on three sides. Gates
will be self-closing and self-latching. The developer
shall coordinate with the trash pick-up agency as regards
the location and size of the enclosure and means of
accessing the trash enclosure. The area where pick-up
service will occur shall be developed with a 10' x 12'
concrete apron with a 6" section. All trash service plans
shall be reviewed and approved by the Planning Department
prior to issuance of a building permit.
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.
If signing for the development is desired, in addition to
any signs previously approved for the site, 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 for review and approval. The
siding shall be lapped wood. The roof material utilized
shall match the existing gift shop roof materials.
Parking
One handicapped parking space meeting minimize building
code sizing standards shall be provided on-site. A minimum
of 3' of landscaping shall be provided around the entire
perimeter of the parking area. The developer shall provide
a detailed site plan prepared by an engineer or licensed
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land surveyor for review and approval by the Planning
Department showing that adequate area exists in the parking
lot area to accommodate all seven parking spaces (one
handicap) meeting the Town's dimensional parking standards.
If determined necessary by the Planning Department, one on-
site parking space shall be deleted from the site plan.
The in lieu parking fee calculation for the additional
square footage being added to the building shall be
dependent on the number of parking spaces provided on-site
(see #E.1. above). For calculation purposes, six existing
on-site parking spaces are acknowledged. Ordinance #135
shall be used to calculate the parking requirement for the
site. $1,800 shall also be credited to the property owner
for reimbursement for contributions made to Assessment
District 1974-75. The in lieu parking fee shall be payable
prior to issuance of a building permit.
Ail parking spaces shall be double 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 signageo
Compact spaces shall be no less than 8 feet by 16 feet in
size including allowable overhang.
The parking area shall be reserved for parking only.
Temporary structures or storage bins shall be prohibited.
Gradinq
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 Chief Building Official 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. Traffic signs and parking
restriction signs shall be provided by the developers as
determined necessary 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.
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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.
On demand of the city Engineer (approximately Spring 1989),
and in conjunction with the Town's contract for
signalization of the intersection of Diablo Road and Front
Street, the developer shall comply with all conditions
stated in the recorded Deferred Improvement Agreement (Book
14001, page 892 Contra Cost County Recorder's Office) for
the property.
Infrastructure
Water supply service shall be provided by the East Bay
Municipal Utility District in accordance with the
requirements of the District.
Sewer disposal service shall be provided by the Central
Contra Costa Sanitary District in accordance with the
requirements of the District.
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.
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.
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.
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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
stormwater runoff from this development on the San Ramon
Creek watershed by contributing to the County Deficiency
Development Fee Trust (Fund No. 812100-0800) a drainage fee
of $0.10 per square foot of new impervious surface area
created by the development. Within 12 months of receipt
of the contribution, the Contra Costa County 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.
VED BY THE TOWN OF DANVILLE
ember 12, 1988
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