HomeMy WebLinkAbout90-39RESOLUTION NO. 90-39
A RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF DANVILLE
RECOMMENDING ADOPTION OF A MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL SIGNIFICANCE AND APPROVAL OF A PRELIMINARY
DEVELOPMENT PLAN REQUEST FOR PUD 89-14
WHEREAS, Wood & Company and William Peck have requested approval of a
Preliminary Development Plan for a Planned Unit Development (PUD 89-14) to establish
a 23 unit custom home single Family development on a 10.07 acre site; and
WHEREAS, the subject site is located on the south side of Camino Tassajara at the
intersection of Alta Vista Way (^;PN: 217-030-010 & 217-040-020); and
WHEREAS, the Town of Danville's P-l; Planned Unit Development District
Ordinance requires approval of a Preliminary Development Plan to establish a Planned
Unit Development District; and
WHEREAS, the Planning Commission did review the project at a noticed public
hearing on June 26, 1990; and
WHEREAS, the proper notice of this request was given in all respects as required
by law; and
WHEREAS, a staff report was submitted recommending that Planning Commission
recommend approval of the request to Town Council; and
WHERE~S, 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 recommends that Tov~n Council adopt the Mitigated Negative Declaration of
Environmental Significance and approve the Preliminary Development Plan for Planned
Unit Development PUD 89-14 per the conditions contained herein, and makes the
following findings in support of this action:
The proposed Planned Unit development is consistent with the Danville 2005
General Plan and the Sycamore Valley Specific Plan;
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The residential development will constitute a residential environment of sustained
desirability and stability, and will be harmony with the character of the
surrounding neighborhood and community;
PAGE 1 OF RESOLUTION NO. 90-39
The development will mitigate off-site traffic and drainage impacts through the
assurance of off-site improvements in a manner acceptable to the Town.
Project conditions will serve to mitigate potential significant environmental impacts
identified in the Mifigared Negative Declaration of Environmental Significance
prepared for this project:.
CONDITIONS OF APPROVAL
Unless otherwise specified, the following Conditions shall be complied with prior to Final
Development Plan and Tentative Map approval for the project, iEach item is subject to
review and approval by the Planning Department unless otherwise specified.
A. GENERAL
This approval is for a preliminary development plan for a 23 lot single
family residential development identified as '~doodside Estates".
Development shall be subject to further detailed review by way of submittal
and processing of a Final Development Plan and accompanying Tentative
Map. Development shall be substantially as shown on the project drawings
as follows, except as may be modified by conditions contained herein;
a0
"Preliminary Development Plan - Woodside Estates" prepared by
David Hop, dated received June 20, 1990.
b0
"Preliminary Architectural Drawings" consisting of a one story and a
two story home design prepared by La Perle Architects Inc. and
approved by the Design Review Board on February 21, 1990.
C0
"Landscape Plan for Subdivision 7433" prepared by Brian Kisling
Landscape )a'chitect and dated received December 28, 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 Town's Transportation Improvement
Program (TIP) fee, Park Dedication Fee, Chid Care fee 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
PAGE 2 OF RESOLUTION NO. 90-39
have been or will be, met to the satisfaction of these respective agencies.
3.
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 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
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
All lighting shall be installed in such a manner that glare is directed away
from surrounding properties and rights-of-way.
The location of any pad mounted transformers shall be subject to approval
by the Planning Department prior to the issuance of a building permit.
Generally speaking, such transformers shall not be located between any
street and the front of a building.
The 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.
PAGE 3 OF RESOLUTION NO. 90-39
Each residential lot shall have a minimum lot size of 9,500 square feet, a
minimum average width of 85 feet and a minimum depth of 100 feet.
The creek access between lots 9 & 10 shall be a minimum of 20 feet in
width.
Minimum building setbacks shall be 25 feet for primary front yards, 25 total
feet in side yard areas (with a minimum building separation of 25 feet), and
25 feet for rear yard areas. On corner lots, the minimum secondary front
yard setback area shall be 20 feet. Side loaded garages shall maintain a
minimum 20 foot front yard setback.
Each dwelling unit shall have a minimum of two vehicle parking spaces
located in a garage and two additional on site spaces contained within a
driveway. All garage doors shall be articulated and operated by an
automatic garage door opener.
Fences shall not exceed a height of six feet. Any fence, hedge or wall located
within the require,d minimum primary or secondary front yard areas shall
not exceed 42 inches in height.
A detail for rear yard fences adjacent to the creek and sideyard fences
adjacent to the creek access (to be between lots 9 & 10) shall be submitted
with the final development plan application for this project.
10. The Floor Area Ratio of building area to lot area shall be reviewed with the
Final Development Plan.
ARCHITECTURE
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 approved
as part of this application, a comprehensive sign program shall be submitted
to the City for consideration under a separate application.
Buildings adjacent ~to Camino Tassajara shall have variable setbacks from the
fence line.
4. Long, flat exterior 'wall planes are prohibited on rear yard elevations.
PAGE 4 OF RESOLUTION NO. 90-39
Rear elevations arid elevations visible from the street shall have articulated
architectural features.
The intent of the, se guidelines is to establish standards of high quality
architecture to be used in the design of buildings, structures and
surrounding environment. The developers are encouraged to use
innovative techniques to make the project area a significant statement of
design.
no
If production-housing is utilized, substantial architectural variation
shall occur through the number of floor plans developed and by
providing multiple elevations for each floor plan. Elevations shall
show variations through changes in materials, roof lines, colors and
window treatment.
Building e~erior colors shall be subdued with compatible colors
used for trims and accent areas.
Architectural style shall establish a consistent theme. The western
contemporary style used in the Sycamore Valley is encouraged.
Exterior wMls shall be designed with features such as offsets,
reveals, recessed or projecting windows and other architectural
features. Recesses for courtyards or gardens are encouraged. Long
expanses of blank walls are discouraged.
No building or structure shall exceed two stories or 28 feet in height
(not including chimneys), measured from average finished grade to
the ridge beam.
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Building elevations shall be tapered or stepped so that no two story
elevations occur at the minimum primary front yard setback. This
requirement is intended to reduce the visual mass of the structure,
further enhance separation between buildings, and create a more
open and comfortable streetscape setting. Rear elevations which
abut, or are oriented towards streets shall receive special design
treatment to soften visual appearance.
D. DESIGN GUIDELINES
This development is subject to the site development and architectural
guidelines titled "Woodside Estates" and approved by the Town Design
Board on June 20, 1990. The following modifications shall be incorporated
PAGE 5 OF RESOLUTION NO. 90-39
into the proposed guidelines:
Building heights shall not exceed 28 feet in height.
In section Front Elevations., the following shall be added: Front
elevation accent materials should wrap around the corners of the
homes to an appropriate architectural feature.
In section Side and Rear-Facing Elevations the following shall be
added: No TI-11 siding material shall be visible along rear elevations
on Camino Tassajara.
Side loaded garages can be 20 feet from front property lines.
In section Exterior Siding the following shall be added: The
combination of TI-ll siding and wood and/or stucco should be
sensitive as to where the different materials meet (i.e. natural plane
breaks or where there is an architectural element).
E. OPEN SPACE AND RECREATION
The natural character of Sycamore Creek shall be preserved and enhanced
for its habitat value and as a recreation and visual amenity.
Where drainage improvements are necessary along Sycamore Creek, they
shall be designed to enhance the natural appearance of the creek. If rip-
rapping is required, it shall utilize large, ungrouted rocks that permit
ingrowth of grasses and other vegetation. Landscaping shall be installed
along the banks of Sycamore Creek to enhance the appearance of this
topographical feature.
The exact location of a creek trail system along Sycamore Creek is currently
under study by Town staff. A creek trail system shall be developed (on the
north or south side of the creek) as a part of this project and may require
a pedestrian bridge located somewhere along the project's creek frontage.
The final trail design and location shall be determined prior to recording
the Final Map and shall be subject to review and approval of Planning Staff,
Parks and Recreation Staff, and the City Engineer.
Disturbed slope areas along the creek (disturbed for lot or road
development or for creek improvements) shall receive an upgraded
hydroseeding with heavy planting of native vegetation and trees.
PAGE 6 OF RESOLUTION NO. 90-39
~ F. LANDSCAPING
Final Landscape and Irrigation Plans (with planting shown at 1"= 20' scale)
shall be submitted for review and approval by the Planning Department.
The plan shall include common names of all plant materials and shall
indicate the size that various plant materials will achieve within a five year
period of time.
All plant material shall be served by an automatic underground irrigation
system and maintained in a healthy growing condition.
All street trees shall be a minimum size of 24 inch box and shall be
properly staked. Shrubs not used as ground cover shall be a minimum of
5 gallons is size.
All landscaped are:as not covered by shrubs and trees shall be planted with
live ground cover,
Detailed drawings of the masonry block sound walls at the entrance of the
project shall be submitted to Planning Staff for review and approval prior
to installation.
The installation of any decorative paving in the Public Right of Way is
subject to the review and approval of the City Engineer. Any proposal for
decorative paving shall be reviewed by the Planning Commission upon
submission of the Final Development Plan.
The applicant shall submit detailed landscape drawings for the pedestrian
path connecting ff~e project to Sycamore Creek. The landscape plans are
subject to review and approval by Planning Staff.
(Mitigation Measure.) The Project Grading Plans submitted for this project
shall be accompanied by the tree preservation plan outlined in the arborist
report titled, Tree Evaluation, prepared by "Treescapes" and dated March 5,
1990. All existing trees on the site shall be preserved to the largest extent
practical. Removal of any trees on site shall conform to the tree evaluation
table within the Tree Evaluation. A certified arborist shall review and
approve the grading plan prior to issuance of grading permits. Removal of
any trees within the creek area will be allowed only upon prior written
approval from the Planning Department. Special additional efforts shall be
taken to retain additional trees, above and beyond the trees shown by the
developer for retention including, the London Plane Trees currently located
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on the east side of the project site.
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Landscaping along Camino Tassajara shall conform to the Camino Tassajara
Streetscape Standards, which require provision of a architectural sound wall
and a six foot wide meandering concrete paved pathway subject to review
and approval of the City Engineer.
10.
The architectural sound wall along Camino Tassajara shall be a split face
block concrete wall constructed to match the existing sound wall
constructed along Camino Tassajara. The easterly section of the wall shall
not be designed with a long uninterrupted stretch, but instead shall include
a minimum of one jog along the right-of-way, working around a pocket of
deciduous and evergreen trees.
11.
The major entry shall consist of a landscaped setback area (150 sq. ft.
minimum on each side). The use of signs, graphics, special paving, lighting
and street furniture at the access point is encouraged and can be considered
during review of the Final Development Plan submittal.
GRADING
Any grading on adjacent properties will require written approval of those
property owners affected.
Areas undergoing grading, and all other construction activities shall be
watered, or treated with other dust control measures to prevent dust. These
measures shall be approved by the 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. 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 soils report, a revised soils report shall
be submitted for review and approval by the Town Engineer. It shall be
accompanied by an engineering and geological opinion as to the safety of
the site from settlement and seismic activity.
PAGE 8 OF RESOLUTION NO. 90-39
~ H. 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.
Street signing shall be installed by the developer as may be required by the
City Engineer. Traffic signs and parking restriction signs shall which may
be required to be installed shall be subject to review and approval 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.
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.
o
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.
Handicapped ramps shall be provided and located as required by the City
Engineer.
All 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.
"A" street between "B" street and Camino Tassajara shall be widened to
provide these minimums:
Southbound:
Median:
Northbound:
16 foot curb to curb street section
6 foot wide landscaped median
26 foot curb to curb street section
PAGE 9 OF RESOLUTION NO. 90-39
The left turn lane for traffic entering onto Camino Tassajara from "A" street
shall align with the left turn lane exiting Alta Vista.
10.
This subdivision shall be responsible for the completion of the Alta
Vista/Camino Tassajara traffic signal. This subdivision and all other future
subdivisions accessing Camino Tassajara via "A" street, are responsible for
50% of the total as built signal costs. The appropriate contribution
percentages shall be reviewed with the Final Development Plan. A final
determination by the City Engineer shall be made at the time of the filing of
this subdivision's :final map, as to the fair share due from this subdivision.
All costs for the installation of the remaining improvements will be credited
towards any fee due.
11.
Phase I improvements shall include all of "C" street and all of the
underground storm drainage to Sycamore Valley Creek.
12.
Camino Tassajara, along the frontage of this subdivision, shall be improved
with the installation of any missing or deficient curb, gutter and meandering
sidewalk.
13.
The east side of "A" Street and one side of "B" and "C" Streets shall have 4.5
foot wide sidewalks and abutting 5 foot wide public utility easements.
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, unless
approval is secured to utilize a private sewage disposal system.
0
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.
Off-site drainage flows shall be intercepted at the project boundary via an
approved storm drain facility, or as approved by the City.
PAGE 10 OF RESOLUTION NO. 90-39
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.
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 least double the depth of the storm drain.
10.
The developer shall comply with all relevant requirements of the Contra
Costa County Flood Control District and the Department of Fish and Game.
The developer shall submit any additional reports or studies required by
CCCFCD.
11.
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.
12.
All utilities required to serve the development shall be installed
underground.
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:
Removing 1 cubic yard of channel excavation material from the
inadequate portion of San Ramon Creek near Chaney Road for each
50 square feet of new impervious surface area created by the
development. All 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,
PAGE 11 OF RESOLUTION NO. 90-39
J0
b0
Contribute to the County Deficiency Development Fee Trust (Fund
No. 8121019-0800) 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 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.
The developer shall notify the Department of Fish and Game, P.O. Box 47,
Yountville, California 94599 of any proposed construction project that may
affect streams in accordance with Section 1601 and/or 1602 of the Fish and
Game Code. If the subdivision is subject to requirements of the Department
of Fish and Game,. the developer Shall submit with the Project Improvement
Plans a letter from the Department of Fish and Game which indicates the
Department's reffuirements. Requirements by the Department of Fish and
Game shall be noted or shown on the construction plans.
16.
Abutter's rights of access along the project's Camino Tassajara frontage,
except for the approved intersection areas, shall be relinquished to the
Town. The relinquishment shall include the right of way returns of the
intersection areas.
17.
The developer s]hall 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..
MISCELLANEOUS
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.
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
PAGE 12 OF RESOLUTION NO. 90-39
for condemnation. Such acquisitions shall be commenced prior to the
developer's subrnittal of any final map. All costs associated with such
acquisition shall be borne by the developer.
Sycamore Creek improvements, structure setbacks and right-of-way
dedications shall conform to recommendations of the Contra Costa County
Flood Control District and any deviations therefrom authorized by the City
Engineer.
Public Improvement plans shall be prepared by a Registered Civil Engineer
for all street, drainage and creek work. These plans are subject to the
approval by the City Engineer. The improvement plans for the entire
subdivision shall ibe required as part of the first phase.
Evidence shall be submitted prior to any final map approval, documenting
the abandonment of the existing 50 foot wide access easement along the east
boundary of the project.
This development shall be incorporated into Zone B, Landscaping and
Lighting District. During review of the Final Development Plan, staff will
assess the additional costs of landscape maintenance within the project. The
Town may impose an additional assessment in addition to the normal
Landscape and Lighting assessments.
The developer of the project shall provide deed notification to all
purchasers that a ]public Open Space/Trail will be established in the Project.
The project CC&Rs developed for the project shall also provide notification
to future residents of this situation.
(Mitigation Measure) All aboveground oil storage containers shall be
removed from the site. The soil around the aboveground oil storage area
shall be excavated[ and stockpiled on visqueen. Chemical Analyses shall be
collected from the stockpiled soil to determine levels of contamination
present. Stockpiled soil shall be disposed in an appropriate manner based
on chemical analyses consistent with requirements mandated by the State
of California. The underground waste-oil storage tank shall be removed
and soil samples shall be collected to determine absence/presence of
contamination in 'the tank area. Soil samples shall be collected per State of
California Regional Board Staff Recommendations for Initial Evaluation and
Investigation of Underground Tanks (Revised May 1.8, 1989). All work shall
be performed under the direction of a Registered Professional with
experience in contamination cleanup practices and by a qualified contractor
with proper OSI-L~_ training. The Town of Danville has the right to require
PAGE 13 OF RESOLUTION NO. 90-39
any additional environmental information regarding soils contamination.
It may be necessary to require additional soils studies and inspections to
insure proper cleanup of the site.
(Mitigation Measure) Archeological Field Survey Recommendations: If any
significant cultur:fl materials (artifacts, human burials, or the like) are
exposed during construction operations, such operations shall cease within
100 feet of the find, the Danville Planning Division shall be notified, and a
qualified archaeologist shall be contacted for further recommendations.
PASSED, APPROVED AND ADOPTED THIS 26 day of June, 1990 by the following vote:
AYES:
Vilhauer, Hughes, Frost, Hunt, Hirsch
NOES:
ABSTAIN: Hendricks, Wright
ABSENT:
Chairman
APPROVED AS TO FORM:
~/~i~y Att<-O--~ ey
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PAGE 14 OF RESOLUTION NO. 90-39