HomeMy WebLinkAbout90-45EXHIBIT A
RESOLUTION NO. 90-45
FINDINGS AND CONDITIONS OF APPROVAL
FOR FINAL DEVELOPMENT PLAN DP 90-17 AND TENTATIVE MAP 7527
(REVISING FINAL DEVELOPMENT PLAN
PUD 88-11 AND FINAL MAP 7299)
Ahmanson Developments, Inc. - Images of Danville
WHEREAS, Ahmanson Developments, Inc. has requested approval of
DP 90-17 and Tentative Map 7527 to revise a previously approved
Final Development Plan and Final Map (PUD 88-11 and SD 7299).
WHEREAS, the entire residential project known as "Belleterre"
is located on the east side of Old Blackhawk Road, approximately
500 feet north of the intersection of Old Blackhawk Road and Camino
Tassajara. The site affected by the amended Development Plan and
Tentative Map is east of Belleterre Drive; and
WHEREAS, a landslide occurred on the eastern boundary of the
subject site on November 6, 1989, requiring slide mitigation
measures and a revision to the previously approved Development Plan
and Final Map; and
WHEREAS, The Town of Danville's P-l; Planned Unit Development
District Ordinance requires approval of a revised Development Plan
and Tentative Map to amend previously approved PUD 88-11 and Final
Map 7299; and
WHEREAS, the Planning Commission did review the project at a
noticed public hearing on July 24, 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 the
Planning Commission approve the request; 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 hereby adopts the Supplement to the previously
adopted Mitigated Negative Declaration of Environmental
Significance and approves the revised Development Plan DP 90-17 and
Tentative Map 7527 per the conditions contained herein, and makes
the following findings in support of this action:
The proposed Planned Unit Development and Tentative Map are
consistent with the Danville 2005 General Plan and the Old
Blackhawk Road Specific Plan;
PAGE 1 OF RESOLUTION NO. 90-45
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 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 Mitigated
Negative Declaration of Environmental Significance and its
Supplement prepared for this project.
De
The design and improvement of the proposed subdivision will
not cause substantial environmental damage or substantially
and avoidably injure fish or wildlife or their habitat.
The design of the subdivision or type of improvements is not
likely to 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 improvements
proposed 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 issuance of a grading permit or the
recordation of the initial Final Map for the project. Each item is
subject to review and approval by the Planning Department unless
otherwise specified.
A. General Provisions
This Final Development Plan and Tentative Map approval is
for a mixed used townhouse and single family residential
development (a maximum of 42 townhouses and 18 detached
single family units), a recreation area serving the
townhouses and an Open Space/Trail System. Development
shall be substantially as shown on the project drawings
as follows, except as may be modified by conditions
contained herein;
Site plan labeled "Revised Final Development Plan -
Site Plan and Tentative Map 7527", consisting of a
single sheet, prepared by Bissell & Karn and dated
received July 20, 1990, by the Planning Department.
Elevations and floor plans for the townhouse units,
PAGE 2 OF RESOLUTION NO. 90-45
single family detached units and the recreation
buildings, labeled "Images", consisting of twenty-
one sheets, prepared by Danielian Associates and
dated received March 10, 1989, by the Planning
Department.
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Preliminary landscape plans labeled "Images",
consisting of one sheet, prepared by Melvin Lee
Associates - ASLA and dated received May 18, 1990,
by the Planning Department.
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,
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.
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 and/or
repair/servicing 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.
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
roadways, private recreation facilities, private
drainage systems, and other common open space areas
and facilities shall be assured.
Requirement that construction of architectural
additions and/or remodels, and accessory structures
PAGE 3 OF RESOLUTION NO. 90-45
of any kind shall require the approval of the
Homeowner's Association and the Town of Danville
Planning Department through a Minor Development
Plan permit process. (Alternatively, the Developer
and~or the Homeowner's Association may develop
architectural criteria~standards for additions,
remodels or accessory structures. Said standards
shall be subject to review and approval by the
Planning Department.)
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The Town shall be granted the 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 to the CC&Rs which
pertain to conditions of approval imposed upon the
project shall be submitted to the Town for review
by the City Attorney prior to their adoption.
De
Membership in the Homeowner's Association shall be
mandatory for all owners in the project.
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Storage of vehicles within the required front yard
and side yard areas shall be prohibited.
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Storage or parking of recreation vehicles on the
individual lots or within the established right-of-
way for periods in excess of eight hours shall be
prohibited.
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Provision of landscape maintenance activities that
assure healthy growing conditions for project
landscaping and assure proper operation of
irrigation systems.
Prior to recordation of the initial Final Map, the draft
CC&Rs shall be submitted for review and approval by the
City Attorney to assure that all applicable Conditions of
Approval have been addressed to his satisfaction.
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 priolr to recordation of the initial Final Map.
Plans for street lighting and signage and entry signage
as required by the Sycamore Valley Specific Plan and the
Old Blackhawk Road Specific Plan shall be submitted in
conjunction with Project Landscape and Irrigation Working
Drawings submi'tted to assure compatibility with building
materials, colors and placement.
The developer shall be responsible for linkage of trails
PAGE 4 OF RESOLUTION NO. 90-45
located along Sycamore Creek, construction of a staging
area in vicinity of the "Landmark Oak Tree Site",
including a contribution not to exceed $15,000 for the
design, construction and any associated landscaping for
a pedestrian bridge across Sycamore Creek, development of
the Major Neighborhood Entry Point at Camino Tassajara
(as conceptually detailed in Figure 6 of the Old
Blackhawk Road Specific Plan), and development of project
entry walls and project fencing along Old Blackhawk Road.
10.
Authorization for all existing and future residents of
the Old Blackhawk Specific Plan Area to utilize the Open
Space/Trail System established in this project shall be
guaranteed by the recordation of the appropriate easement
agreements and by the manner the homeowner's associations
covering these project amenities is structured. The form
of the easement agreements and the layout of the
easements across this project shall be subject to review
and approval by the City Attorney and the Chief of
Planning prior to recordation of the initial Final Map.
11.
Authorization to utilize the facilities in the Main
Recreation Area (to be established in the subject
property's portion of Sub-Area 3) by residents of future
projects in the remainder of Sub-Area 3 shall be
guaranteed by the recordation of the appropriate cross-
use/easement agreements and by the manner the homeowner's
association covering these facilities is structured. The
cross-use easement agreements shall be subject to review
and approval by the City Attorney prior to their
recordation.
12.
A minimum of 60 days prior to the recordation of the
Final Map for this project, the developer shall submit a
draft document outlining the proposed structuring of the
Master Homeowlner's Association called for by the Old
Blackhawk Road Specific Plan. This document shall
specify the facilities to be maintained (e.g., public
recreation facilities, landscape areas, trails, and other
designated spaces provided for the enjoyment of residents
in the specific plan area) and the responsibilities and
rights of fu'ture members of the Master Homeowner's
Association.
Site Planninq
The land uses and minimum dimensional standards and
requirements for principal and accessory structures for
the 18 single family detached units established lots on
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:
Lot sizes shall be substantially consistent with
those shown on the development plans referenced in
PAGE 5 OF RESOLUTION NO. 90-45
Condition #A.l.a. above. Pad sizes shall not be
less than 4,500 square feet in size.
Front yard setbacks shall be varied and shall
observe an average minimum setback of not less than
20 feet. A minimum front yard setback of eighteen
feet shall be observed for any second story element
and for all front-load garages where second floor
elements are utilized, they shall be tapered or
stepped back from first floor elements.
Minimum building sideyard setbacks shall be as
follows:
-Sideyard setback: 5 foot minimum
-Aggregate sideyard setback: 15 foot minimum
-Buildingl-to-building
minimum separation: 15 foot minimum
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A minimum 3 foot width clear and level area shall
be provided on all sideyard areas.
Rearyard setback shall be 20 feet minimum for two-
story units, and 15 feet minimum for single-story
units, neither of which minimums shall include
slopes.
On corner lots, the secondary setback (streetside
sideyard) shall be a minimum of 7 feet.
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No building or structure shall exceed two stories
or 28 feet above average finished grade.
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Each dwelling unit shall maintain a minimum of two
vehicle parking spaces located within a garage (@ 9
ft. x 19 ft. minimum) and two additional spaces
located within the driveway serving said garage
(also, @ 9 ft. x 18 ft. minimum).
For purposes of unit siting, the following criteria shall
apply to the single family detached portion of the
project:
On opposing corner lots, at least one unit shall be
of a true one story design.
be
True one story designed units shall be interspersed
throughout the project.
Sideyard fencing shall be located so as to combine
sideyard areas with frontyard to the greatest
extent feasible.
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The same unit shall not be located next to, or
directly across the street from one another.
The land uses and minimum dimensional standards and
PAGE 6 OF RESOLUTION NO. 90-45
requirements for the 42 townhouse units established on
the subject property shall be consistent with the M-9;
Multiple Family Residential District standards, as
established by the Town Zoning Ordinance, except as
follows:
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Lot sizes and project density shall be
substantially consistent with those shown on the
development plans referenced in Condition # A.l.a.
above. Lot sizes shall be adequate to reflect a
maximum building coverage'of 40%.
Front yard setbacks shall be varied and shall
observe a minimum setback from the back of sidewalk
(or the back edge of curb where no sidewalk is
present) of eighteen feet. No second story
elements shall encroach into the minimum frontyard
setback.
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Minimum building-to-building separations shall be
20 feet where sides of building groupings are
parallel to one another. This minimum may be
reduced to a 15 foot minimum where the sides of the
building groupings are not parallel.
Private rearyards shall be a minimum of 400 square
feet in area with minimum depths of 12 foot (with a
15 foot "typical") and a minimum width of 35 feet
(with a 39 foot "typical").
ee
Each dwelling unit shall maintain a minimum of two
vehicle parking spaces located within a garage (@ 9
ft. x 19 ft. minimum) and two additional spaces
located within the driveway serving that unit (also
@ 9 ft. x 18 ft. minimum).
The pedestrian circulation system developed for this
project shall include, at a minimum;
a) In the Single Family Detached area; Sidewalks
on one side of "Chatelaine Court" and "Bonaire
Court", on both sides of Belleterre Drive, and on
the east side of "Ambience Way".
b) The pedestrian trail entered from "Ambience Way"
shall have bollards located to match the setback of
the front elevation of the structure located on Lot
18.
c) The mouth of the pedestrian trail located
between the single family detached homes and the
townhouse units (with access from Belleterre Drive)
shall be flaired open a minimum width of 10 feet on
the north side of the pedestrian path. Widening
the trail entrance will require the southwest
corner of Lot 1 to be "clipped".
PAGE 7 OF RESOLUTION NO. 90-45
d) There shall be a landscape area, a minimum of 5
feet wide located between the pedestrian walk and
the back fences of Single Family Lots 1-3 which may
require the adjustment of rear property lines for
the aforementioned lots. The final landscape plan
is subject to Planning Staff approval.
e) The V-Ditch located between the single family
and the townhouse units shall be replaced with an
earth swale or enclosed drainage system beginning
upstream of the pedestrian bridge, subject to
review and approval of the City Engineer.
f) The loop roadway in the townhouse area shall
have sidewalks on the outside edge of the roadway.
g) Five foot (minimum width) sidewalks through the
proposed Open Space/Trail System area.
h) The Open Space Trail/Maintenance Road developed
along the top of slope at the east side of the
project shall be supplemented with a connection to
the Delco Open Space Trail located to the south of
the subject project.
i) An additional pedestrian trail connecting to
the terminus of the driveway serving townhouse
units 27-29 and connecting to the Open Space
Trail/Maintenance Road. The trail shall be paved
and shall be a minimum of 5 feet wide.
The individual air conditioning condensers serving the
single family detached units 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 air
conditioning condensers serving the townhouse units in
this project shall be located at the rear of the units
they serve.
Project lighting shall be installed in such a manner that
glare is directed away from surrounding properties and
rights-of-way.
C. Landscapinq
Landscape and irrigation working drawings shall be
submitted for review and approval by the Planning
Department prior to recordation of the initial Final Map.
Frontyard landscaping for the single family detached
units shall be supplied prior to occupancy of dwelling
units and shall incorporate a minimum of one 15 gallon
sized street 'tree per 20 linear feet of frontage, one
other 15 gallon tree per unit, shrubs and ground cover
PAGE 8 OF RESOLUTION NO. 90-45
and/or turf.
The recreation area, and associated fencing and
landscaping in the townhouse area shall be completed no
later than occupancy of 20th dwelling unit.
The various legs of the Open Space/Trail System in the
project shall be installed prior to occupancy of the
adjoining respective dwelling units.
The entrance to the townhouse area shall receive special
focal/decorative landscaping treatment at the north and
south sides of the intersection of "Promenade Lane" and
"Belleterre Drive", and in the area located south of the
recreation area. The treatment provided in these areas
shall be reflective of an overall landscape design theme
for the entire project.
The developer shall diligently pursue rights to extend
the slope planting program for the slope areas at the
east side of the project into the adjoining offsite area
at the southeast corner of the project extending up to
the 630' +/_ contour line. Documentation as to what
efforts have been taken to pursue the rights to establish
the referenced off-site landscaping shall be submitted
with the plans.
Minimum tree planting ratios for the slope planting
program shall be 1 tree @ 600 sq. ft. (with a minimum 25%
to be 15 gallon size and a maximum 75% to be 5 gallon
size). Minimum shrub planting ratios shall be 6 shrubs
@ 600 sq. ft. (with all shrubs to be 5 gallon minimum
size) .
The developer shall be responsible for the following
additional on-site/off-site improvements which shall
occur in the staging area described in Figure 4 of the
Old Blackhawk Road Specific Plan as the "Landmark Oak
Tree Site";
a) Pedestrian footbridge providing access from the Old
Blackhawk Specific Plan area across Sycamore Creek to
provide the connection on to the Short Ridge Open Space
area.
b) Rough grading.
c) Installation of hardscape areas
d) Development of parking along Old Blackhawk Road for
the staging area.
The Project Improvement Plans and the Landscape and
Irrigation Working Plans prepared for this project shall
include detailed working layout, grading, drainage and
landscape plans for the staging area described above in
PAGE 9 OF RESOLUTION NO. 90-45
Condition #C.8. above. These plans shall be accompanied
by an expanded tree preservation plan for the "Landmark
Oak", which shall be prepared by a licensed arborist
deemed acceptable to the town of Danville. The arborist
shall review tlhe plans for the staging area and prepare
recommendations which detail, as necessary;
a) Corrective/protective work of immediate need and
b) Ongoing maintenance and/or corrective/protective
work.
The developer shall be responsible for
corrective/protective work cited for immediate need. No
work within the dripline of the "Landmark Oak" shall
occur without prior written authorization being secured
from the Town.
10.
Project landscaping shall combine pleasing aesthetics
with water conservation measures. Plant materials shall
be hardy and drought tolerant, while providing good
coverage, shade, and variation in color. Native species
shall be emphasized. Irrigation systems shall emphasize
efficient water usage through the use of drip systems,
bubblers, low volume emitters, and other advanced
technologies to conserve water.
11.
Ail project landscape elements (walks, driveways, patios,
etc.) shall be designed as integral parts of the project
architecture.
12.
Landscaping developed in the parkways and common areas
shall incorporate trees at a minimum of one tree per 200
square feet of area. Trees located in these areas shall
be minimum 15 gallon size; 25% of all these trees shall
be 24 inch box size.
13.
A combination of evergreen and deciduous trees shall be
used on Belleterre Drive. Berming shall be supplied to
the extent feasible in these areas. A tree canopy effect
shall be established for parkways.
14.
Intersections and other locations where sight distances
are important shall utilize low profile shrubs and ground
cover.
15.
Long uninterrupted exterior walls and fences shall be
avoided along all public right-of-ways. Walls shall have
relief to create an interesting blend of shapes and
textures using landscaping and a combination of different
types of masonry material to soften the architecture.
16.
The design of 'the two proposed retaining walls on Lot 18
are subject to additional review. The applicant shall
make an effort to increase the size of plantable area
between the first and second retaining walls on the
PAGE 10 OF RESOLUTION NO. 90-45
northeast corner of the lot.
D. Architecture
Ail units developed in this project shall be designed in
accord with the following criteria:
ae
Ail 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.
be
Approved spark arrestors shall be installed on each
chimney used for fireplaces and appliances in which
solid or liquid fuel may be used.
Where frontyard setbacks are less than 20 feet,
rollup garage doors shall be installed and
maintained. All garage doors shall be operated by
an automatic garage door opener.
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
as exterior siding, or their equivalent, is expressly
prohibited.
Development shall be consistent
Residential Development Standards.
with Danville's
Project Fencing shall be substantially as shown on Sheet
LP-8 of the preliminary landscape plans approved with PUD
88-11 and SD 7299.
No roof mounted mechanical equipment of any kind shall be
permitted. All mechanical equipment shall be completely
shielded from view whether from adjacent properties or
public rights-of-way.
The Project Landscape and Irrigation Plans submitted for
this project shall include design information for all
project lighting to be developed in this project (i.e.,
lighting for internal and perimeter roadways, for parking
areas, for pedestrian trail system areas, for recreation
areas, and for security lighting at units). The lighting
details shall be subject to review and approval by the
Planning Department prior to the issuance of building
permits. At tlhe discretion of the Chief of Planning, the
lighting details for the project may be referred to the
Design Review Board for consideration.
The location for storage of individual garbage cans, and
the means by which the areas shall be treated
architecturally, shall be detailed in the working
PAGE 11 OF RESOLUTION NO. 90-45
drawings for the units in this project and shall be
subject to review and approval by the Planning
Department.
Ail window frames shall be of wood or bronze or other
colored anodized aluminum. Mill finish aluminum window
frames are not permitted.
Large glass areas shall be broken up by the use of window
mullions or other architectural features.
10.
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.
11.
Minimum eave projections shall extend at least 18 inches
from the exterior building walls.
12.
The minimum size fascia shall be 8 inches. Whenever
possible, additional relief shall be provided to create
shadow lines or other architectural interest.
13.
Ail building designs shall incorporate gutters and
downspouts.
E. Grading
The developer shall confer with the Town Engineer prior
to the preparation Project Improvement Plans in order to
determine appropriate measures to convey rear yard and
downspout drainage of the lots within the project.
Any proposed off-site grading shall be subject to review
and approval by the City Engineer prior to the
recordation of the initial 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
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 of each year.
o
Where soils or geologic conditions encountered in grading
operations are different from that anticipated in the
project specific soil and geologic investigation report,
or where such conditions warrant changes to the
PAGE 12 OF RESOLUTION NO. 90-45
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 tlhe Sycamore Valley Specific Plan.
8. The soils engilneer 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.
10.
Mitiqation Measure: Development of the project shall be
completed in compliance with the recommendations of the
June 6, 1990, Geotechnical Review and Supplemental
Investigation, Images - Subdivision 7299, Danville,
California For Ahmanson Developments, Inc. prepared by
Berlogar Geotechnical Consultants and submitted as part
of the application submittal package.
11.
If necessary, 'the Town of Danville shall contract with a
qualified "third party" consulting firm for the purpose
of conducting an independent review and appraisal of the
final soils and geotechnical report prepared for this
project. The cost of this review shall be borne by the
developer and 'will be based on time and materials plus a
1% administrative fee for the Town. The developer shall
provide the Town with all necessary data to facilitate
this review a minimum of thirty days prior to the
recordation of the initial final map or the request for
issuance of grading permits.
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", "No Parking", "Not a
Through Street", and street name signs. Traffic signs
and parking restriction signs shall be subject to review
PAGE 13 OF RESOLUTION NO. 90-45
and approval by the City Engineer and the Police
Department. In conjunction with this review, the
developer shall submit a project stripping plan to
indicate areas of restricted parking. The Homeowner's
Association shall be responsible for the ongoing costs
associated with the use of painted curbs to restrict
project parking.
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.
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 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.
The two cul-de-sacs (Chatelaine Court and Bonaire Court)
serving the single family dwellings shall be dedicated to
the Town of Danville and shall be a maximum of 70 feet in
diameter from curb to curb.
Copies of the Final Map and Project Improvement Plans,
indicating all lots, streets, and drainage facilities
within the subdivision, shall be submitted to the City
Engineer at 1" = 300 ft. scale, for Town mapping
purposes.
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,
t~mporary or p~rmanent, road and drainage imDrovements.
10.
Convey to the Town, by offer of dedication, all necessary
right-of-way along the frontage on Old Blackhawk Road as
PAGE 14 OF RESOLUTION NO. 90-45
Ge
11.
required to achieve the planned half widths. These
widths are as established in the Old Blackhawk Road
Specific Plan.
Mitiqation Measure: The subject development shall
contribute toward the planned future signalization at the
intersection of Old Blackhawk Road and Camino Tassajara.
The exact level of contribution shall be as determined by
the City Engineer.
12.
Pursuant to the Circulation Element of the Old Blackhawk
Road Specific Plan, the Project Improvement Plans
submitted for this project shall reflect the following
road design criteria;
a)
Approximately 250 feet of clear sig~ distance
shall be maintained for traffic exiting cul-de-
sacs.
b)
A minimum of 100 feet of tangent between reverse
curves shall be provided.
c)
The radius dimension for cul-de-sacs shall be a
minimum of 40 feet (measured to curb face).
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.
e
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.
Ail storm water run-off shall be collected and conducted
via an approved drainage method to the nearest approved
downstream facility.
Se
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.
7. Concentrated drainage flows shall not be permitted to
PAGE 15 OF RESOLUTION NO. 90-45
10.
11.
12.
13.
14.
15.
16.
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 prolject shall conform to the provisions of the
City Subdivision Ordinance (Title 9).
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.
The developer shall be responsible for the construction
of all draina~ ~t~uctu~ within th~ property to conform
to the Sycamore Creek Floodway Plan.
PAGE 16 OF RESOLUTION NO. 90-45
17.
Proposed drainage discharge points to Sycamore Creek
shall be desiglned to conform with requirements of Contra
Costa County Flood Control District and the Town of
Danville.
18.
19.
Ail closed conduit drainage systems shall be designed
with self-cleaning flow velocities (not less than 2 feet
per second).
The public's responsibility for maintenance of drainage
facilities shall begin at the first inlet accepting
public street drainage.
I. Miscellaneous
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.
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 the initial 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 installed
in conjunction with each phase, erosion control to be
installed for undeveloped portions of the site, and
phasing of project grading. The phasing plan shall be
subject to the review and approval of the City Engineer
PAGE 17 OF RESOLUTION NO. 90-45
10.
11.
12.
13.
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 d[eveloper.
The developer of the project shall provide deed
notification to all purchasers that an Open Space/Trail
System which :shall be available for use by all future
residents of the Old Blackhawk Road Specific Plan area,
will establish in the project. The CC&Rs developed for
the project Shall also provide notification to future
residents of this situation.
At the time of approval of the pertinent Final Map, the
project developer shall pay to the Town of Danville the
Sycamore Valley Fee Benefit District fee for each unit
developed on the property. If the necessary funding of
the Sycamore Valley Fee Benefit District has been
acquired, this development, as determined by the
previously adopted Mitigated Negative Declaration of
Environmental Significance, shall contribute to the
funding of capital improvements deemed necessary to serve
the additional, developments anticipated in the vicinity.
The applicant shall disclose the occurrence of the
November 6, 1990 landslide on the eastern border of the
project, utilizing at the applicant's option the
disclosure forms set forth in California Civil Code
Section 1102.6 or l102.a. (b).
If possible, a minimum of three new guest parking spaces
shall be added to the townhome project area subject to
review and approval of the City Engineer and Planning
Staff.
The entire maintenance road/pedestrian pathway shall be
a minimum of 10 feet wide and shall be paved, or gravel
contained within a header board, or shall consist of a 5
foot wide portion of gravel and a 5 foot wide portion of
pavement, subject to recommendations of the soils report
and review and approval of the City Engineer.
The applicant shall cooperate with the developers of the
PAGE 18 OF RESOLUTION NO. 90-45
developments located due north and south of the subject
site (PUD 89-12, Old Blackhawk Subdivision; and PUD 89-
11, Delco) to connect the open space trails located on
the eastern portion of each respective development. All
trail connections are subject to the review and approval
of the city Engineer and Chief of Planning.
PASSED, APPROVED AND ADOPTED THIS 24th day of July, 1990 by the
following vote:
AYES:
Vilhauer, Hughes, Hendricks, Hunt, Hirsch
NOES:
ABSTENTION: Frost
ABSENT: Wright
Chairman
APPROV] ~-~: ~
ity At t~rrney~~
pdpzl0
PAGE 19 OF RESOLUTION NO. 90-45