HomeMy WebLinkAboutPUD 88-12 FINDINGS AND CONDITIONS OF APPROVAL
PRELIMINARY AND FINAL DEVELOPMENT PLAN PUD 88-12
AND TENTATIVE MAP 7095
FINDINGS
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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 (as amended);
The proposed 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 proposed 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 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 more units in the Sycamore
Valley Specific Plan Area than originally anticipated
may create traffic and other impacts which may be
cumulatively significant if not mitigated. Project
conditions which follow serve 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;
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 23 lots~with proposed open
space easement areas along both Camino Tassajara and
Alta Vista Way. Development shall be substantially as
shown on the revised project drawings labeled
"Tentative Map - Subdivision 7095," consisting of two
sheets prepared by DeBolt Civil Engineering, and dated
received October 13, 1988, as modified by the Revised
Staff Study dated October 14, 1988 (revisions
incorporate the lot layout and road layout for the
westernmost five lots as detailed on the revised
project drawings submitted by the applicant). For
purpose of these conditions, lot identification for the
westernmost five lots shall be changed from the
applicant's submittal (Lots 7, 8, 9, 10 & 11) to the
lot identification shown on the Revised Staff Study
(Lots 7, 8a, 8, 9 & 10).
The developer shall pay any and all Town 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 permits are
secured. Special attention should be made of the Park
Dedication fees which will be assessed on the 6 lots
established on the Quierolo property beyond the two
original lots accounted for by the Sycamore Valley
Assessment District.
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The developer shall submit written documentation that
all requirements of the San Ramon Valley Fire
Protection District and the San Ramon Valley School
District have been met to the satisfaction of the
Districts. The developer is referred to the Fire
District's preliminary comments on this project,
contained in their letter dated May 5, 1988.
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 also 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.
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 from the District 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 application submittal to
assure compatibility with building materials, colors
and placement.
Landscape plans for the proposed landscape easement
areas adjacent to Camino Tassajara and Alta Vista Way
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.
The acoustical recommendations contained in the report
prepared for the project by Edward L. Pack Associates
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dated June 3, 1985 shall be incorporated into the final
design of the project.
A landscape easement encompassing the areas designated
as Parcels A and B on the Revised Staff Study of
October 14, 1988, 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.
Development of the project's eastern side shall be
designed to integrate to the maximum degree possible
with the Woodranch project lying to the east. The
developer shall contact the Woodranch developer to
pursue coordination between the two projects as regards
the location, grading and alignment of the roadway
serving the subject property, (which is proposed to
extend off of Alta Vista Way), as regards establishment
of finished grading and associated landscaping of the
area abutting Alta Vista Way and development of project
fencing along Camino Tassajara and Alta Vista Way. The
developer's responsibility for landscape installation
in vicinity of Alta Vista Way shall be as generally
depicted on the Revised Staff Study prepared for this
project and referenced in Condition #A.1. above. This
shall include (subject to securing the necessary
approvals from the affected property owners) the
triangular areas shown on the Revised Staff Study
having legs measuring 80± feet and 100± feet and each
being 4,000± square feet in area and shall also include
a 15 foot width landscape strip extending beyond these
triangular areas on either side of the new roadway from
Alta vista Way for a distance of 100± feet.
Within 45 days of the effective date of this
entitlement, the developer's engineer shall submit a
revised Tentative Map and Preliminary Grading Plan
reflective of the design changes detailed in the
Revised Staff Study of October 14, 1988 and design
changes called for by these Conditions of Approval.
These plans shall be subject to review and approval by
the Planning Department to verify compliance with these
conditions.
The areas involved for the landscape easements along
Camino Tassajara and Alta Vista Way shall be retained
in private ownership and shall be controlled by a
maximum of two lots in this subdivision.
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Site Planninq
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 5 foot 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-15; 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 Revised Staff Study of October
14, 1988.
Building-to-building sideyard separations shall be
a minimum of 25 feet.
A minimum 5 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 (an exception to this
requirement is granted for Lots 4, 5, 6, 7, 8a, 8,
9 & 10 whose flat rear yards shall be subject to
Planning Department review and approval as part of
the review process of the Final Grading Plan for
the project.)
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On corner lots, the secondary setback (streetside
sideyard) shall be a minimum of 15 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 for those units.
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Building heights of principle structures shall not
exceed 28 feet above average finished grade.
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The sideyard setback for the east sideyard for Lot
1 shall be a minimum of 20 feet.
Deviation from these criteria, or interpretation of
standards, shall be subject to administrative review
and approval of the Chief of Planning.
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For purposes of unit siting, the following criteria
shall apply:
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One story units shall be interspersed throughout
the project. A minimum of four one story units
shall be developed, two of which shall be located
on Lots 1 and 20 (as identified by the Revised
Staff Study of October 14, 1988).
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The same unit plan or elevation shall not be
located next to or directly across the street from
each other.
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Front yard setbacks shall be varied to create
additional visual relief.
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Sideyard fencing shall be located so as to combine
sideyard areas with front yard to the greatest
extent possible.
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Lots 4, 5, 6, 7, 8a, & 8 shall be developed in a
manner consistent with Danville's
Hillside/Ridgeline Guidelines.
Prior to the recordation of a Final Map, the developer
shall submit preliminary grading plans and typical unit
siting information for lots 1-14 (as designation on the
Revised Staff Study dated October 14, 1988) to the
Planning Department for review and approval.
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 Alta Vista Way. Project
identification signage shall be subject to separate
review and approval under a Sign Review permit.
The following adjustments shall be made to the
Tentative Map (as depicted on the Staff Study prepared
for this project):
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Lots 1 through 4 shall be widened to a minimum
width of 100 feet. Lots 5 & 6 shall reflect a
minimum width of 120 feet. Lots 11-15 & 19 shall
reflect a minimum width of 100 feet. Lot 16 shall
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have a minimum width of 100 feet as measured at
the front setback line. Lot 17 shall have a
minimum width of 80 feet as measured at the front
setback line.
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The "legs" on the two hammerhead turnaround areas
shall be a minimum length of 25 feet and shall be
separated by a 15 foot (minimum) radius.
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The alignment of the private driveway serving Lot
4-6 shall be shifted to allow the centerline of
the easement to align as a radial to the adjoining
cul-de-sac bulb. This driveway shall be posted as
a fire lane to prohibit on-street parking. The
driveway established in this easement shall have a
minimum face-of-curb to face-of-curb width of 24
feet.
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The private driveway easement serving Lots 7-10
shall be located as generally shown on the Revised
Staff Study. The driveway established in this
easement shall be a minimum face-of-curb to
face-of-curb width of 24 feet. This driveway
shall be posted as a fire lane to prohibit
on-street parking.
The driveways serving Lot 22 shall be modified to
be limited to a single access connection to the
proposed public road. This connection shall be
established at the north west corner of this lot.
The developer may, at his option, retain a
circular driveway access for lot 22 if the second
driveway connection is onto the driveway stem
serving lot 1 rather than onto the cul-de-sac.
Sideyard property lines for lots located around
either of the cul-de-sacs shall be modified as
feasible to be radials of the center of the
respective cul-de-sac bulbs.
The private driveways serving Lot 6 shall be a minimum
width of 16 feet.
C. Landscapinq
Landscape and irrigation working drawings for landscape
areas along Camino Tassajara, Alta Vista Way, the new
westerly public road adjoining Lots 7 & 8a and areas
cited in Condition #A.11 above shall be submitted for
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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. The
minimum width of the landscape easement along Camino
Tassajara shall be 40 feet, as measured from the
northerly right-of-way line for Camino Tassajara.
Street trees shall be supplied at a ratio of two trees
per lot. If determined necessary and effective by the
City Engineer, 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.
A landscape easement for the area along Camino
Tassajara, Alta Vista Way and the new westerly public
road abutting Lots 7 & 8a shall be offered in
dedication to the Town of Danville.
Rearyard slope areas for all lots except Lots 5-10
which have a height or drop of an excess of 12 feet
shall receive additional tree plantings which shall be
installed by the developer at a planting ratio of one
tree per 1,000 square feet of slope area.
Fencing established across 2:1 slopes in excess of 12
feet in height in rear yard areas shall be an
open-mesh/tight weave fence.
Additional tree planting on slope areas adjacent to
Camino Tassajara and slope areas adjacent to the new
westerly public road abutting lots 7 & 8a shall be
detailed on the plans cited in Condition #C.1. above.
D. Architecture
The proposed design of single family units developed in
this project shall be submitted for review and approval
by the Design Review Board a minimum of 60 days prior
to submitting for building permit plan check. The
units shall be designed in accord with the following
design criteria:
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.
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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.
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Lots 4, 5, 6, 7, 8a, 8 & 9 shall be developed with
custom homes which shall be developed with minimal
site padding/grading.
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.
Street numbers for new residences developed in this
project shall be posted so as to be easily seen from
the street at all times, day and night.
The design, height, building materials and precise
location of retaining walls utilized along the east
side of the new westerly public road abutting Lots 7 &
8a shall be subject to review and approval by the
Planning Department prior to the recordation of the
initial Final Map.
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.
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
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control measures to prevent dust. These measures shall
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.
Grading shall be completed in compliance with a
detailed soils report and the construction grading
plans prepared for this project. The soils report
shall contain specific recommendations for foundation
design of the building. The engineering
recommendations outlined in the project specific soils
report shall be incorporated into the design of this
project.
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.
The soils engineer shall sign the final grading plans.
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
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to the preparation of improvement plans in order to
determine appropriate measures to convey rear yard and
downspout drainage of the lots within the project.
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 Town. This shall include, but is
not necessarily limited to "Stop", "Fire Lane-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 Camino
Tassajara and Alta Vista Way frontages.
Ail improvements within the public right-of-way,
including curb, gutter, sidewalks, driveways, paving
and utilities, shall be constructed in accordance with
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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.
Abutter's rights of access along the project's Camino
Tassajara, Alta Vista Way frontages and along the new
westerly public road abutting Lots 7 & 8, except for
the intersection areas, shall be relinquished to the
Town. The relinquishment shall include the right of
way returns of the intersection areas.
Ail interior subdivision streets (with the exceptions
of the private driveways serving Lots 1 and 4-10) shall
be dedicated to the Town of Danville and constructed to
the adopted public road standards.
10.
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.
11.
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.
12.
The developer shall convey to the Town, by offer of
dedication, all necessary right-of-way along the
frontage of Alta Vista Way as required to achieve the
planned ultimate right-of-way section.
13.
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.
14.
Ail necessary right-of-way shall be conveyed to the
Town of Danville, by offer of dedication, for the new
westerly pUblic road adjoining Lots 7 & 8a. The
northernmost leg of this new roadway shall be located
completely on the adjoining property to the west.
15.
The developer shall be responsible for the design and
construction of frontage improvements for the half
width of the new westerly public road extending from
Camino Tassajara opposite Creekside Avenue running up
to the driveway extending easterly between lots 7 & 8a.
The design of the road shall reflect the standards
utilized for a public minor road (for horizontal and
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vertical alignments, right-of-way width, pavement
width, and design specifications for its intersections
with Camino Tassajara and the private driveway serving
Lots 7-10). The right of way width for the
southernmost 200'+/- shall be 60'. The remaining
section shall have a right of way width of 48'. A
slope easement area for any cut slope areas above the
roadway resulting from its installation shall be
offered to the Town. This roadway's centerline
alignment of Creekside Drive to the south. The
improvements the developer is responsible shall
include, but are not limited to, curb, gutter, sidewalk
halfwidth pavement (24 foot minimum width), up-slope
retaining walls, 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
(CCCSD) in accordance with the requirements of the
District. A portion of the annexation into the
district must be secured prior to the recordation of a
Final Map over the area in questions. The developer is
referred to the District's preliminary comments on this
project, contained in their letter, with accompanying
transmittal, dated June 20, 1988.
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.
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.
Concentrated drainage flows shall not be permitted to
cross sidewalks or driveways. Each lot shall be
supplied with curb shoots through adjoining
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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.
10.
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.
11.
To mitigate the impact of creating additional storm
water runoff from this development on San Ramon Creek,
the developer shall be responsible for the removal of 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 Contra Costa County
Flood Control District. Payment of an "in-lieu" fee
may be made if determined acceptable by the District.
12.
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.
13.
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.
14.
The developer shall be responsible for the installation
of street light standards and luminaries with the
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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.
15.
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.
16.
Storm drain facilities shall be designed to channel
water into natural drainage ways.
17.
Ail closed conduit drainage systems shall be designed
with self-cleaning flow velocities (not less than 2
FEET PER SECOND).
18.
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.
Prior to the recordation of the initial Final Map, 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.
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Masonry wall adjoining the Camino Tassajara and
Alta Vista Way frontages.
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Heavy wooden fencing adjoining the future City
park site.
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. Any offsite
fencing located on the adjoining Town property shall be
removed by the developer within 45 days of receipt of
notice from the Town calling for its removal.
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 and water
wells 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.
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
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installed in conjunction with each phase, erosion
control to be installed for undeveloped portions of the
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 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 a Revised Final
Development Plan review process.
The project developer shall pay to the Town of Danville
at the time of approval of the pertinent Final Map fee
of $7,632 for each unit above two units developed on
the Quierolo property (APN: 215-090-021 & 022). This
fee covers the projected per lot prorata 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.
The project developer shall pay to the Town of Danville
at the time of approval of the pertinent Final Map, the
required Fee Benefit District Fee for the new lots
created on the Holbrook property (APN: 215-090-011 &
017) which benefited from construction of improvements
financed under Assessment District 1985-1 (Sycamore
Valley Assessment District).
Upon recordation of a Final Map for the westerly 4.6 +
- acre portion of this project (APN 215-090-011), the
uses authorized under LUP 87-9 (feed supply operation)
shall cease and all outward signs of such use (i.e.,
signage, outdoor storage, gravel Darking lot, etc.)
shall be removed. Lot 6 shall not be established with
a concurrent retention of the feed supply operation.
17C
14.
The Town will contract with a qualified "third party"
for the purpose of conducting an independent review and
appraisal of Final Soils and Geotechnical Report for
this project. The cost of this review shall be borne
by the applicant and will be based on time and
materials. The developer shall provide the Town all
necessary data to facilitate this review prior to the
issuance of building permits. The developer and his
soils engineer shall address all comments and re-submit
the complete package for final review. Concurrent with
the final review, the developer's Civil Engineer shall
make any necessary changes on the final grading plan
which result from the third party review.
16.
The developer shall rescind the easement to the water
well on the adjoining city-owned property upon
recordation of the initial Final Map. A storm-drainage
study which addresses the collection of building-site
runoff and restricting the flow of storm runoff across
individual lot lines shall be submitted for the review
of the City Engineer. The recommendations of the study
and/or the requirements of the city Engineer shall be
incorporated into the subdivision-improvement plans.
The Final Map shall include private storm-drainage
easements as needed.
APPROVED BY THE TOWN OF DANVILLE
PLANNING COMMISSION ON October 20, 1988
Kevin ~ail y, Principal Planner
_~y, Pr
pkgpl3
Date
18C
