HomeMy WebLinkAboutPUD 88-07FINDINGS
EXHIBIT A
FINDINGS AND CONDITIONS OF APPROVAL
REVISED PRELIMINARY AND FINAL DEVELOPMENT PLAN
PUD 88-7 AND TENTATIVE MAP 7167
Wood Ranch North
The Town Council of Danville hereby finds as follows in
support of the Preliminary and Final Development plan:
The proposed planned unit development is consistent
with the Danville General Plan and the Sycamore Valley
Specific 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 FEIR prepared for the Sycamore
Valley Specific Plan (in conjunction with the addendum
to the EIR prepared in 1985) discussed potential
impacts associated with development of the site for
residential uses, in part satisfying the requirements
of the California Environmental Quality Act.
The proposal to establish 24 more lots than originally
approved for this portion of the Wood Ranch project may
create traffic and other impacts which may be
cumulatively significant if not mitigated. Project
conditions which follow serve in part to mitigate
potential cumulative impacts identified in the
Mitigated Negative Declaration of Environmental
Significance prepared for this project.
The Town Council of Danville further finds as follows in
support of the Tentative Map:
The proposed subdivision is consistent with the
Danville General Plan;
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The design of the subdivision and the type of
associated improvements will not cause significant
environmental damage or substantially and voidably
injure fish or wildlife or their habitat;
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The design of the subdivision and the type of
associated improvements will not likely cause serious
public health problems;
The site is physically suitable for the proposed
density of development;
The design of the subdivision and the type of
associated improvements will not conflict with
easements, acquired by the public at large, for access
through or use of, property within the proposed
subdivision;
Conditions of Approval
Unless otherwise specified, the following Conditions shall be
complied with prior to the recordation of the Final Map. Each
item is subject to review and approval by the Planning
Department unless otherwise specified.
A. General Provisions
This approval is for a single family residential
development of a maximum of 74 lots with proposed open
space easement areas along Sycamore Creek (Parcel A)
and along Camino Tassajara (Parcel B). Development
shall be substantially as shown on the project drawings
as follows, except as may be modified by conditions
contained herein;
"Preliminary Development Plan - Wood Ranch -
Signature Properties, Inc. - Danville,
California", consisting of a single sheet,
prepared by IWA - Isakson, Wood & Associates, and
dated received June 29, 1988.
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"Preliminary and Final Development Plan and
Vesting Tentative Map - Wood Ranch Subdivision
7167 Signature Properties, Inc. - Danville,
California", consisting of a single sheet,
prepared by D.K. Associates, and dated received
June 29, 1988.(Note: Minimum lot size shall be
5,000 square feet).
Unit Elevations and Floor Plans labeled
"Northridge - 1504, 1682, 2001, 2170 and 2390"
prepared by Kenneth Gooch, Architect A.I.A.,
consisting of twenty sheets, and dated received
June 29, 1988.
The developer shall pay any and all Town and other
related fees that the property may be subject to.
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These fees shall be based on the current fee schedule
in effect at the time the relevant permits are
secured. Special attention should be made of the Park
Dedication fees which will be assessed on the 24 units
established beyond the original 50 units in SD 6155.
The developer shall submit written documentation that
all requirements of the San Ramon Valley Fire
Protection District have been met to the satisfaction
of the District. The developer is referred to the
District's comments of August 24, 1988 in which the
District advises, among other things, that seven fire
hydrants will be required to be supplied for this
project. If determined necessary by the District, the
development plan lotting layout shall be modified to
provide an emergency vehicle access between the
south-easternmost proposed cul-de-sac and Old Blackhawk
Road and/or between the south-westernmost cul-de-sac
and Camino Tassajara.
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 professional archeologist, certified by
the Society of California Archeology and/or the Society
of Professional Archeology, shall be notified. Site
work in this area shall not occur until the
archeologist has had an opportunity to evaluate the
significance of the find and to outline appropriate
mitigation measures, if they are deemed necessary.
Construction and grading operations, delivery of
construction materials, and warming up of grading
and/or construction equipment 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.
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The subject property shall be annexed into the overall
homeowner's association established for SD 6155 to
allow joint use of the recreational areas and amenities
to be established for that portion of the Wood Ranch
North planned unit development. Covenants, Conditions
and Restrictions (CC&Rs), 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&Rs
which address any applicable conditions included in the
project Conditions of Approval, and the following areas
of concern:
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Provision of ongoing maintenance of private
drainage systems, lot grading and landscaping, and
subdrain areas.
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Requirement that construction of architectural
additions and/or remodels, swimming pools and
accessory structures of any kind shall require the
approval of the homeowner's association and the
Town of Danville.
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Provision of ongoing maintenance of the project
emergency vehicle access (if established).
CC&Rs shall include the Town as a beneficiary of
the agreement. The Town shall be granted right
but not the duty of enforcing any provisions
contained in the CC&Rs. Additions to the CC&Rs by
the homeowner's association consistent with the
original CC&Rs may be made at the discretion of
the homeowner's association. Any changes
pertaining to conditions of approval imposed upon
the project shall be submitted to the Town for
review by the city Attorney.
Membership in the Association is mandatory for all
lot owners in the subdivision.
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CC&Rs shall clearly document that Contra Costa
County Flood Control District responsibility for
maintenance of Sycamore Creek shall be limited to
maintenance of drop structures clearing of debris
and sediments as necessary to maintain capacity
and preventing future erosion from exceeding the
limits of the flood plain.
Prior to recordation of the Final Map, the draft CC&Rs
shall be submitted to the City Attorney to assure that
all applicable Conditions of Approval have been
addressed.
The developer shall comply with the requirements of the
San Ramon Valley Unified School District as specified
in the Sycamore Valley Specific Plan. Said compliance
shall be verified in the form of a letter of
understanding or agreement prior to recordation of a
Final Map.
Plans for street lighting and signage and entry signage
as required by the Sycamore Valley Specific Plan shall
be submitted in conjunction with final architectural
plans at building permit apDlication submittal to
assure compatibility with building materials, colors
and placement.
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Landscape plans for the common areas adjacent to the
creek and streets in the project shall be submitted for
review and approval by the Planning Department prior to
the recordation of the Final Map. Plans shall be
prepared consistent with development standards set
forth within the Sycamore Valley Specific Plan.
10.
The acoustical recommendations contained in the report
prepared for the project by Edward L. Pack Associates
dated June 3, 1985 shall be incorporated into the final
design of the project.
11.
Parcel B shall be offered for dedication to the Town of
Danville. This area shall be maintained by the
maintenance district established for landscape and
lighting maintenance of the Camino Tassajara Corridor.
12.
Development of the project's eastern side shall be
designed to integrate to the maximum degree possible
with the proposed Ohmanson project lying to the east
(within the boundaries of the Old Blackhawk Road
Specific Plan). COoperation between the two developers
shall occur as regards the reconstruction of Old
Blackhawk Road and associated landscaping, linkage of
trails located along Sycamore Creek, construction of a
staging area including a foot bridge across Sycamore
Creek (developer of the subject property shall grant
the necessary easements in favor of the Town to
accommodate the planned citing of this footbridge),
development of the Major Neighborhood Entry Point (as
conceptually detailed in Figure 6 of the Old Blackhawk
Road Specific Plan), and development of project signage
and project fencing along Old Blackhawk Road.
B. Site Planning
The individual air conditioning condensers serving each
unit in this project shall be ground-mounted, shall be
located behind residential fencing and shall be
situated so as to maintain a minimum 3' clear and level
passage area on side yards.
The land uses and minimum dimensional standards and
requirements for the principal and accessory structures
on the lots in the subject project shall be consistent
with the R-6; Single Family Residential District
standards, as established by the Town Zoning Ordinance,
except as follows.
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Lot sizes shall be substantially consistent with
those shown on the development plans referenced in
Item A.l.b. above.
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Minimum building sideyard separations shall be as
follows:
1 story/1 story: 10 foot minimum separation
1 story/2 story: 15 foot minimum separation
2 story/2 story: 15 foot minimum separation
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A minimum 3 foot width clear and level area shall
be provided on all sideyard areas developed in the
project.
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Rearyard minimum shall be 20 feet, which shall be
level and useable.
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On corner lots, the secondary setback (streetside
sideyard) shall be a minimum of 10 feet. Where
possible, this minimum shall be increased to 12
feet.
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Front yard setbacks may be reduced to 15 feet on
some of the units if side-load garages are
utilized.
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Building heights of principle structures shall not
exceed 28 feet above average grade.
Deviation from these criteria, or interpretation of
standards, shall be subject to administrative review
and approval of the Chief of Planning.
For purposes of unit siting, the following criteria
shall apply:
On opposing corner lots, at least one unit shall
be one story.
One story units shall be interspersed throughout
the project.
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The same unit plan or elevation shall not be
located next on or directly across the street from
each other.
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Front yard setbacks shall be varied to create
additional visual relief (i.e., Units 1682 and
2170 shall utilize 23 foot to 25 foot setbacks
where it is possible to increase the front setback
and retain the 20 foot minimum rearyard).
Sideyard fencing shall be located so as to combine
sideyard areas with frontyard to the greatest
extent possible.
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A unit plotting plan shall be submitted to the Planning
Department for review and approval to the recordation
of the Final Map.
Project lighting shall be installed in such a manner
that glare is directed away from surrounding properties
and rights-of-way.
If project identification is desired by use of a
subdivision entry sign, said signage shall be located
at the project entry off of Old Blackhawk Road.
Project identification signage shall be subject to
separate review and approval under a sign review
permit.
The lotting plan at the south east portion of the
project shall be modified to allow a widening of Lots
12 & 13 to allow the eastern sideyard setbacks of these
two lots to be increased as much as is feasible (design
goal being 15 feet to 18 feet).
C. Landscaping
Landscape and irrigation working drawings shall be
submitted for review and approval by the Planning
Department prior to recordation of the Final Map. The
precise citing of the two walkways along Camino
Tassajara shall be determined through the review of
those drawings.
Street trees shall be supplied at a ratio of two trees
per lot. If determined necessary and effective by the
City Engineer, some, or all, of the street trees shall
be planted with root shields. The type of trees
utilized shall be subject to final review and approval
by the Planning Department.
Ail street trees shall be a minimum of 15 gallon
container size and shall be double staked°
Project landscape along Old Blackhawk Road, Camino
Tassajara and Sycamore Creek shall be installed prior
to the occupancy of the 40th unit in this project. A
landscape easement for the area along Camino Tassajara
shall be offered in dedication to the Town of Danville.
D. Architecture
Single family units developed on the site shall be
designed in accord with the following design criteria:
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The same unit, with a matching architectural
elevation, shall not be located next to, or
directly across the street from each other.
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Ail four exterior elevations of each unit 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.
Substantial variation shall be included in the
roof lines proposed for each unit.
White stucco finishes and/or red tile roofs are
discouraged in favor of beige or earthtone colors.
Approved spark arrestors shall be installed on
each chimney used for fireplaces and appliances in
which solid or liquid fuel may be used.
Prior to the issuance of building permits, samples of
final colors and materials selected for each individual
structure shall be submitted to the Planning Department
for review and approval. The use of masonite,
pressboard or their equivalent is expressly prohibited.
Ail development and construction on the site shall be
consistent with Danville's Residential Development
Standards.
Grading
Ail proposed grading shall be carried out in accordance
with the "Grading and Erosion Control Requirements" as
set forth in the Sycamore Valley Specific Plan and
recommendations contained in the "Geotechnical
Investigation" prepared for SD 6155 by Harding Lawson
Associates, dated October 4, 1984. Top of bank
elevations along Sycamore Creek shall not be lowered
unless the lowering is authorized by a project specific
hydraulic study which has been reviewed and approved by
the City Engineer.
Any proposed off-site grading shall be subject to
review and approval by the City Engineer prior to the
recordation of the Final Map. Such grading requires
written approval, submitted to the city Engineer, of
all affected property owners.
Areas undergoing grading, and all other construction
activities shall be watered, or treated with other dust
control measures to prevent dust. These measures shall
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be approved by the City Engineer and employed at all
times as conditions warrant.
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 the developer by October 15.
Where soils or geologic conditions encountered in
grading operations are different from that anticipated
in the soil and geologic investigation report, or where
such conditions warrant changes to the recommendations
contained in the original soil investigation, a revised
soil or geologic report shall be submitted for approval
by the Town Engineer. It shall be accompanied by an
engineering and geological opinion as to the safety of
the site for hazards of land slippage, erosion,
settlement and seismic activity.
If grading is commenced prior to filing the Final Map,
a surety or guarantee, as determined suitable by the
city Engineer, shall be filed with the City of Danville
to ensure restoration of the site to stable and erosion
resistant state if the project is terminated
prematurely.
Ail grading plans shall be accompanied by erosion
control and revegetation plans. Said plans shall be
prepared consistent with Grading and Erosion Control
requirements set forth in the Sycamore Valley Specific
Plan.
8. The soils engineer shall sign the final grading plans.
10.
Each lot shall be so graded as not to drain on any
other lot or adjoining property prior to being picked
up by an approved drainage system.
The developer shall confer with the Town Engineer prior
to the preparation improvement plans in order to
determine appropriate measures to convey rear yard and
downspout drainage of the lots within the project.
F. 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.
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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 subject to
review and approval by the City Engineer and the Police
Department.
The developer shall keep adjoining public streets free
and clear of project dirt, mud, materials and debris
during the construction period, as is found necessary
by the City Engineer. The developer shall be
responsible for corrective measures at no expense to
the Town of Danville. Construction fencing shall be
supplied as required by the City Engineer if determined
necessary, to provide public safety.
Handicapped ramps shall be provided as required by the
State of California, Title 24 and as may be 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 to the
greatest extent possible.
Any damage to existing public street improvements
resulting from project construction shall be repaired
to the satisfaction of the City Engineer at full
expense to the developer. The developer shall also be
responsible for correction of any existing frontage
deficiencies along the subject property's frontage
along Camino Tassajara and Old Blackhawk Road.
Ail improvements within the public right-of-way,
including curb, gutter, sidewalks, driveways, paving
and utilities, shall be constructed in accordance with
approved standards and/or plans and shall comply with
the standards established in Title 9 of the City Code.
At the time Project Improvement Plans are submitted,
the developer shall supply to the City Engineer an
up-to-date Title Report for the subject property.
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Abutter's rights of access along the project's Old
Blackhawk Road and Camino Tassajara frontages, except
for the intersection areas, shall be relinquished to
the Town. The relinquishment shall include the right
of way returns of the intersection areas.
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Ail interior subdivision streets shall be dedicated to
the Town of Danville and constructed to the adopted
public road standards.
10.
The paving/right-of-way section developed for the
project's Old Blackhawk Road frontage shall be
consistent with the sections detailed in the Old
Blackhawk Road Specific Plan.
11.
Copies of the Final Map and improvement plans,
indicating all lots, streets, and drainage facilities
within the subdivision, shall be submitted at 1" = 300
ft. scale, for Town mapping purposes.
12.
Proof shall be furnished 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.
13.
Convey to the Town, by offer of dedication, all
necessary right-of-way along the frontage on Old
Blackhawk Road as required to achieve the planned half
widths. These widths are as established in the Old
Blackhawk Road Specific Plan.
14.
Ail necessary right-of-way shall be conveyed to the
Town of Danville, by offer of dedication, on Camino
Tassajara as required for the planned parkway.
15.
The developer shall be responsible for the design and
construction of frontage improvements for the half
width of the Old Blackhawk Road right-of-way. These
improvements include but are not limited to curb,
gutter, sidewalk, pavement widening, pavement overlay,
and street lighting.
Infrastructure
Water supply service for this subdivision shall be
provided by the East Bay Municipal Utility District in
accordance with the requirements of the District.
Sewer disposal service for this subdivision shall be
provided by the Central Contra Costa Sanitary District
in accordance with the requirements of the District.
Drainage facilities serving this subdivision,
maintenance thereof, 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.
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10.
11.
12.
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.
Roof drains shall empty onto paved areas, concrete
swales, other approved dissipating devices, or into a
pipe, unless an alternative lot drainage scheme is
determined acceptable to the project civil engineer and
authorized by the City Engineer.
Concentrated drainage flows shall not be permitted to
cross sidewalks or driveways. Each lot shall be
supplied with curb shoots through adjoining
sidewalks/curbs, unless otherwise stipulated by the
City Engineer.
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. Written documentation shall be supplied to
the city to verify that the District's requirements
have been met to the satisfaction of the 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. Electrical, gas, telephone, and Cable TV
services, shall be provided underground to each lot in
accordance with the City policies and existing
ordinances. All utilities shall be located and
provided within public utility easements, sited to meet
utility company standards, or in public streets.
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.
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14.
15.
16.
17.
18.
19.
20.
21.
The developer shall be responsible for the
installation of street light standards and luminaries
with the design, spacing height, lighting intensity and
locations subject to approval by the city Engineer.
Low height light standards may be utilized if deemed
acceptable by the City Engineer and the Chief of
Planning.
Storm drains shall be placed in streets wherever
possible and the plan shall be designed so that this
can be accomplished without the pipes being excessively
deep.
Storm drain facilities shall be designed to channel
water into natural drainage ways. Outfall lines should
be designed to carry water from the edge of developed
areas to energy dissipaters at nearby creekbeds in
order to minimize erosion that will occur if outlets
are placed at the top of slopes.
A storm drainage easement on Sycamore Creek shall be
offered for dedication to Contra Costa County Flood
Control District or the Town of Danville. The nature
and design of the easement shall conform to the adopted
Sycamore Valley Specific Plan Floodway Plan. A 50 foot
width easement along the northern side of that easement
shall also be dedicated to the Town of Danville for
public trail access purposes.
The developer shall be responsible for the construction
of all drainage structures within the property to
conform to the Sycamore Creek Floodway Plan.
Existing erosion along Sycamore Creek, if present,
shall be repaired as directed by Contra Costa County
Flood Control District.
Proposed drainage discharge points to Sycamore Creek
shall be designed to conform with requirements of
Contra Costa County Flood Control District and the Town
of Danville.
An allweather roadway surface twelve feet wide shall be
provided on a twenty foot wide bench along Sycamore
Creek for maintenance purposes, unless otherwise
specified by Contra Costa County Flood Control
District. Vehicular turnarounds shall be supplied if
the District determines them to be necessary.
Ail closed conduit drainage systems shall be designed
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with self-cleaning flow velocities (not less than 2
FEET PER SECOND).
22.
The public's responsibility for maintenance of drainage
facilities shall begin at the first inlet accepting
public street drainage.
I. Miscellaneous
Prior to recordation of the Final Map, the developer
shall prepare a study addressing the need for day care
facilities generated by this project. Payment of a per
unit fee to be used towards construction of day care
facilities shall be made, or an other alternative
negotiation as determined 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.
The developer shall confer with local postal
authorities to determine the type of mail receptacles
that are to be utilized for this project. The
developer shall supply a letter to the City which
indicates the postal authority's satisfaction with the
system chosen prior to the issuance of building
permits.
The developer shall submit a Project Fencing Plan which
indicates the locations of various project fencing.
This plan shall be accompanied with detailed
construction specifications for each of the types of
fencing listed below. Installation of project fencing
shall be the developer's responsibility.
Masonry wall adjoining the Cam·no Tassajara and
Old Blackhawk Road frontages.
Heavy wooden fencing adjoining the Sycamore Creek
drainage easement.
Standard wooden fencing for residential lots (side
and rearyard fencing).
Wooden fencing developed in the project shall utilize
4" X 4" pressure treated Douglas Fir fence posts and 2"
X 8" (minimum width) kickboards, unless otherwise
authorized by the Planning Department. The masonry
wall to be located along Old Blackhawk Road shall
include stagger(s) in vicinity of Lots 12 and 13 to
avoid the creation of a long, uninterrupted wall at the
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edge of the public right-of-way. Lot 48's northeast
corner shall be clipped and the wall shall be extended
a minimum distance of 25 feet around this lot's north
boundary.
Separate approvals shall be secured from the Planning
Department prior to establishment of off-site
subdivision signs, placement of construction office
trailers and/or creation of a model office/sales office
complex.
Ail abandoned septic tanks or leach fields located
across the property shall be destroyed per the
requirements of the Contra Costa County Health Services
Department.
Ail physical improvements shall be in place prior to
occupancy of any unit in the project. If occupancy
within the project is requested to occur in phases, all
physical improvements shall be required to be in place
prior to occupancy except for items specifically
excluded in a Construction-Phased Occupancy Plan
approved by the Planning Department. No individual
unit shall be occupied until the adjoining area is
finished, safe, accessible, provided with all
reasonable expected services and amenities, and
appropriately separated from remaining additional
construction activity.
The developer shall submit a list of proposed street
names and a draft addressing scheme for review and
approval by the Planning Department prior to
recordation of Final Map.
Abandoned septic tanks and wells, if present, shall be
destroyed per the requirements of the Contra Costa
County Health Services Department.
The developer shall provide for an easement to be
granted in favor of the Town, involving the north
eastern corner of the project, which will facilitate
the future citing of a pedestrian bridge crossing of
Sycamore Creek, as generally depicted in Figure 4 -
Conceptual Design - Landmark Oak Tree Site in the Old
Blackhawk Road Specific Plan.
10.
If the developer intends to construct the project in
phases, then the first submittal for building permits
shall be accompanied by an overall phasing plan. This
plan shall address off-site improvements to be
installed in conjunction with each phase, erosion
control to be installed for undeveloped portions of the
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11.
12.
13.
14.
site, timing of delivery of emergency vehicle access
connections, and phasing of project grading. The
phasing plan shall be subject to the review and
approval of the City Engineer and Chief of Planning.
Conditions of this approval may require the developer
to install public improvements on land neither the
developer, nor the Town, has easement right to allow
the improvements to be installed upon. Developer shall
be responsible for acquisition on the necessary
easements either through private negotiations or by
entering into an agreement with the Town and assume all
responsibilities for acquisition pursuant to the Town's
authority for condemnation. Such acquisitions shall be
commenced prior to the developer's submittal of any
final map. All costs associated with such acquisition
shall be borne by the developer.
The developer shall make provisions to address the need
for daycare facilities generated by this project by one
or more of the following: 1) through setting aside a
suitable site for the development of daycare
facilities; 2) designing project recreational
facilities to accommodate joint usage with daycare (and
allowing such a use to occur); and 3) payment of a per
unit fee to be used towards construction of daycare
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.
Ail physical improvements shall be in place prior to
occupancy of any unit in the project. If occupancy
within the project is requested to occur in phases, all
physical improvements shall be required to be in place
prior to occupancy except for items specifically
excluded in a Construction-Phases Occupancy Plan
approved by the Planning Department. No individual
unit shall be occupied until the adjoining area is
finished, safe, accessible, provided with all
reasonable expected services and amenities, and
appropriately separated for remaining additional
construction activity.
The developer shall be responsible for the installation
of street signs with the design, materials and location
subject to approval by the city Engineer and the Chief
of Planning.
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15.
The project shall be constructed as approved. Minor
modifications in the design, but not the use, may be
approved by Staff. Any other change will require
Planning Commission approval through the Development
Plan review process.
16.
The project developer shall pay to the Town of Danville
at the time of approval of the Final Map an average fee
of $7,632 for each dwelling unit above 50 units
established in the project. This fee covers the
projected per lot contribution (determined by the
Mitigated Negative Declaration of Environmental
Significance prepared for this project) necessary to
complete the funding of capital improvements deemed
necessary to serve additional development anticipated
in the immediate vicinity of the project.
APPROVED BY THE TOWN OF DANVILLE
PLANNING COMMISSION ON October 20, 1988
Kevin G incipal Planner
Date
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