Loading...
HomeMy WebLinkAbout90-35Exhibit A RESOLUTION NO. 90-35 A RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF DANVILLE APPROVING MINOR SUBDMSION REQUEST MS 854-90 WHEREAS, De Bolt Civil Engineering has requested approval of Minor Subdivision request MS 854-90 for a three lot subdivision on a 2.38 acre site; and WHEREAS, the subject site is identified as 104 Edinburgh Circle, being further identified as Assessor's Parcel Numbers 202-281-017; and WHEREAS, the Parcel Map complies with the standards set forth in the California Subdivision Map Act and the Town of Danville R-15; Single Family Residential District Zoning Ordinance; and WHERFakS, the Planning Commission did review the project at a noticed public hearing on May 22, 1990; and WHEREAS, the proper notice of this request was given in all respects as required by law; and WHEREAS, the Planning Commission did hear and consider all reports, recommendations, and testimony submitted in writing and presented at the hearing; NOW, THEREFORE, BE IT RESOLVED THAT the Planning Commission of the Town of Danville approve the Minor Subdivision per the conditions contained herein, and makes the following findings in suppo~t of the Minor Subdivision requests; Minor Subdivision 1. The proposed minor subdivision is consistent with the Danville 2005 General Plan. The design of the proposed minor subdivision is in substantial conformance with the R-15; Single Family Residential District. The design of the proposed minor subdivision and the type of associated improvements will not cause significant environmental damage or substantially and voidably injure fish, wildlife or their habitat. 4. The design of the proposed minor subdivision and the type of associated Page I of Resolution 90-35 improvements will not likely cause serious public health problems. The proposed site is physically suitable for the proposed density of the development. The design of the subdivision and the type of associated improvements will not conflict with easements, required 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 Parcel Map for the project. Each item is subject to review and approval by the Planning Department unless otherwise specified. A. GENERAL This approval is for a single family residential development of a maximum of three parcels. Development shall be substantially as shown on the project drawings as follows, except as may be modified by conditions contained herein; Tentative Parcel Map 854-90 prepared by DeBolt Civil Engineering dated received by the Planning Division on May 1, 1990. 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. Notice should be taken specifically of the Park Dedication Fee, Sycamore Valley Benefit District (which has been calculated to $21,992.40 as of 7/1/90, based upon two new lots) and the drainage acreage fees as established by the Contra Costa County Flood Control District. Prior to the issuance of grading or building permits, the developer shall submit written documentation that all requirements of the San Ramon Valley Fire Protection District and the San Ramon Valley Unified School District have been or will be, met to the satisfaction of these respective agencies. The Fire District's initial comments on this project are summarized in part within their letter of April 13, 1990. 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 Page 2 of Resolution 90-35 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 activation of grading and construction equipment 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. If determined necessary by the City Engineer, the project developer shall provide security fencing around the entire site during construction of the project. All physical improvements shall be in place prior to occupancy of any new structure 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 structure shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonably expected services and amenities, and appropriately separated from remaining additional construction activity. SITE PLANNING 1. 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 sc) as to maintain a minimum 5 feet clear and level passage on side yards. The land uses and minimum dimensional standards and requirements for the principal and accessory structures on the proposed parcels shall be consistent with the R-15; Single Family Residential District standards, as established by the Town Zoning Ordinance. Development on the two new parcels shall be substantially as shown on the plans referenced in Condition A. 1. Project lighting shall be installed in such a manner that glare is directed away from surrounding properties and rights-of-way. The developer shall work diligently with the San Ramon Valley Fire Protection District to reduce the width of the access driveway from 20 feet. 6. The lot line adjustment on Parcel C shall be recorded prior to the Town Page 3 of Resolution 90-35 Co Council approval of the parcel map. LANDSCAPING A Fencing Plan shall be submitted for review and approval by the Planning Division prior to the recordation of the Parcel Map. The fencing plan shall include both the design and location proposed. o The existing 40 foot wide landscape maintenance easement of the Town of Danville, along Camino Tassajara, shall be widened to include all the area from Camino Tassajara up to the face of the existing block wall (wall is not to be included within, this easement). The revised easement location shall be shown on the iParcel Map. D0 ARCHITECTURE The final architectural design shall be subject to review by Staff. If deemed necessary, the plans shall be reviewed and approved by the Design Review Board prior to the issuance of a building permit. 0 Prior to the issuance of building permits, samples of final colors and materials selected for each individual structure shall be submitted to the Planning Division for review and approval. The exterior colors and materials shall be consistent with those approved for the Country Estates project by Shapell (Subdivision 6516). The use of masonite, pressboard as exterior siding, or their equivalent, is expressly prohibited. All 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 two new residences within this project shall be designed in accord with the following criteria: a0 All four exterior elevations of each unit or building group 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. bo Rollup garage doors shall be utilized and be operated by an automatic garage door opener. Page 4 of Resolution 90-35 c. The new structures shall not exceed a maximum height of 28 feet. o All window frames shall be of wood, bronze or other colored anodized aluminum. Mill finish aluminum window frames are not permitted. Tinted (non-reflective) glass is preferred where solar heat gain is a concern and where windows cannot be shaded by either overhangs, awnings or landscaping. o 10. 11. 12. Minimum eave projections shall extend at least 18 inches from the exterior building walls. The minimum size fascia shall be 8 inches. Whenever possible, additional relief shall be provided to create shadow lines or other architectural interest. All building designs shall incorporate gutters and downspouts. No roof mounted mechanical equipment of any kind shall be permitted. Development shall be consistent with Danville's Residential Development Standards. The street number of the buildings shall be posted so as to be easily seen from the street at all times, day and night. F0 GRADING Any grading on adjacent properties will require written approval of those property owners affected prior to the recordation of the Parcel Map. 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. Development 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. Page 5 of Resolution 90-35 Where soils or geologic conditions encountered in grading operations are different from that anticipated in the soil report, a revised soils report shall be submitted for review and approval by the City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from settlement and seismic activity. 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. 6. The soils enginee~c shall sign the final grading plans. Each parcel 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. G. 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. 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. 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. A five foot wide public utility easement shall be offered to the Town of Danville along the Edinburgh Circle frontage. H. INFRASTRUCTURE Water supply service shall be provided by the East Bay Municipal Utility District in accordance with the requirements of the District. Page 6 of Resolution 90-35 o 10. 11. 12. Sewer disposal service shall be provided by the Central Contra Costa Sanitary District in accordance with the requirements of the District, unless approval is secured to utilize a private sewage disposal system. 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. All storm water run-off shall be collected and conducted via an approved drainage method to the nearest approved downstream facility. Maintenance of all drainage facilities located on private property shall be the responsibility of the property owner. Off-site drainage flows shall be intercepted at the project boundary via an approved storm drain facility, or as approved by the City. 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 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, or be in an easement between lots, the easement shall be equal to or at lease double the depth of the storm drain. 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. Electrical, gas, telephone, and Cable TV services, shall be provided underground 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. All utilities required to serve the development shall be installed underground. Page 7 of Resolution 90-35 13. All public improvement plans shall be prepared by a licensed civil engineer. 14. The developer shall mitigate the impact of additional stormwater runoff from this development on the San Ramon Creek watershed by either of the following methods: ao 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. Ail excavated material shall be disposed of offsite by the developer at his cost. The site selection, land rights, and construction staking will be determined 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 foot of new impervious surface area created by the development. XW~thin 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. 15. In accordance with Section 92.2006 of the Town 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 established for the Tentative Map approved for this project. MISCELLANEOUS The project shall be constructed as approved. Minor modifications in the design, but not the use, may be approved by the Planning Division. Any other change will require Planning Commission approval through the Development Plan review process. o Conditions of this approval may require the developer to install public improvements on land neither the developer, not the Town, has easement rights to allow the improvements to be installed. The developer shall be responsible for acquisition of 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 Page 8 of Resolution 90-35 developer's submittal of any parcel map. All costs associated with such acquisition shall be borne by the developer. AYES: NOES: ABSTAIN: ABSENT: PASSED, APPROVED AND ADOPTED THIS 22nd day of May, 1990 by the following vote: Vilhauer, Hughes, Hendricks, Wright, Hunt, Hirsch Frost MS 854-90.STA Page 9 of Resolution 90-35