HomeMy WebLinkAbout91-22RESOLUTION NO. 91-22
A RESOLUTION OF THE PLANNING COMMISSION OF THE
TOWN OF DANVILLE RECOMMENDING THAT THE TOWN COUNCIL ADOPT
A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE
AND APPROVE GENERAL PLAN AMENDMENT GPA 89-1 AND THE CONCURRENT
PRELIMINARY DEVELOPMENT PLAN - REZONING REQUEST (PUD 89-15)
FOR PARK VIEW PROPERTIES (APN: 207-050-009)
WHEREAS, Park View Properties and Shapell Industries of Northern California
sought approval of a General Plan Amendment and a concurrent Preliminary
Development Plan - Rezoning request involving 23 +/- acres generally located at the south
side of the intersection of Camino Tassajara and Sycamore Valley Road (APN 207-050-009
and 207-050-011); and
WHE~, on February 23, 1989 the Town Council of the Town of Danville
authorized staff preparation of a General Plan Amendment Study and directed the project
proponents to submit a concurrent Preliminary Development Plan - Rezoning application,
to detail a preliminary land plan for the Plan Area; and
WHEREAS, the project proponents filed a General Plan Amendment request (GPA
89-1) reclassifying the subject 23 +/- acres from a Public & Open Space - Parks and
Recreation land use designation to a mixture of Residential - Single Family - Low Density
and Medium Density (1-3 to 3-5 dwelling units per acre, respectively) and Public & Open
Space - General Open Space; and
WHEREAS, the project proponents filed a concurrent Preliminary Development Plan
- Rezoning request (89-15) seeking approval of a 49-unit single family residential Planned
Unit Development; and
WHE~, the Planning Commission did review the project at a series of noticed
public hearings, concluding (as regards the Park View Properties portion of the proposal)
with a hearing on May 14, 1991; and
WHEREAS, the proper notice of the proposals were given in all respects as required
by law; and
WHEREAS, a Negative Declaration of Environmental Significance has been prepared
for the project pursuant to the regulations of the California Environmental Quality Act
(CEQA), indicating that no significant environmental impacts are anticipated to be
associated with the development of the site, and which calls for additional environmental
analysis to be conducted with the subsequent submittal of detailed Tentative Map/Final
PAGE 1 RESOLUTION NO. 91-22
Development Plan applications with said environmental work to be based in part on
additional studies (acoustical, hydraulic, tree preservation and soils/geotechnical studies);
and
WHEREAS, the Planning Commission, after receiving the staff report for their April
9, 1991 hearing took the following two actions;
Denied without prejudice the Park View Properties portion of GPA 89,1 and
PUD 89-15.
Indicated their intent to approve the Shapell Industries of Northern
California portion of GPA 89-1 and PUD 89-15, continuing the matter to
their meeting of April. 23, 1991 and directing staff to return with the
appropriate revisions to the draft Negative Declaration of Environmental
Significance and draft Resolution and Development Criteria; and
WHEREAS, the applicants for the Park View Properties portion of the proposal filed
a request that the Planning Commission reconsider their April 9, 1991 action to deny the
Park View Properties portion of GPA 89-1 and PUD 89-15 (letter of April 18, 1991); and
WHEREAS, the Planning Commission at their April 23, 1991 meeting passed Planning
Commission Resolution No. 91-18 recommending the Town Council approve the Shapell
Industries of Northern California portion of the proposal - reassigned as GPA 91-3 and
PUD 91-7 for record keeping purposes); and
WHEREAS, the Planning Commission at their May 14, 1991 meeting, voted to
reconsider their decision; and
WHEREAS, the Planning Commission did hear and consider all reports,
recommendations and testimony presented prior to or during the public hearings.
WHEREAS, the Planning Commission determined that elimination of Lots 5, 6, 7
and 14 from the applicant's revised' 16-lot submittal was necessary for the following
reasons:
Allows the retention of an important view corridor through the project (as
viewed from Camino Tassajara and Sycamore Valley Road) by limiting the
area disturbed by grading, reducing the length of architectural sound wall
along Camino Tassajara that will "close in" the side as viewed from these
streets and by retaining an open area along the east side of the EBMUD
pumping station site (APN: 207-050-008) allowing views through to the
creek area and the slopes beyond.
Allows retention of a portion of the site under the existing Public & Open
Space - Parks and Recreation designation for use in the future for for
PAGE 2 RESOLUTION NO. 91-22
development as an equestrian staging area - a public facility whose need in
this area has been reflected in the Town's adopted Trails Master Plan. The
equestrian center will permit pedestrians, equestrians and others to access
the trailhead to the public trail and avoids the creation of a "dead-end" trail
terminating in this subdivision. The equestrian staging area therefore
facilitates and promotes the use and enjoyment of the public open space by
members of the general public.
Provides a necessary buffer zone between new residential uses and the
existing and future impacts of the operation of the EBMUD pumping station
facility.
Elimination of a minimum of two of the hillside lot is necessary to conform
to the Town's Hillside Development policies.
NOW, THEREFORE, BE IT RESOLVED THAT the Planning Commission of the Town
of Danville recommends the Town Council of the Town of Danville adopt a Negative
Declaration of Environmental Significance for the project and approve General Plan
Amendment GPA 89-1 as recommended by staff, amending the subject property's land use
designation to a combination of Residential - Single Family - Low Density (1-3 dwelling
units per acre) and Public & Open Space - General Open Space and Parks and Recreation
designations and limiting the maximum yield for the 11 acre Park View Properties portion
of the original Plan Area to 12 lots, with development of the property subject to the GPA
89-1 General Development Criteria developed for the Park View Properties site
(Attachment A of the resolution); and
BE IT FURTHER RESOLVED THAT the Planning Commission recommends the Town
Council of the Town of Danville approve Preliminary Development Plan - Rezoning PUD
89-15, as generally detailed on the Staff Study dated May 9, 1991 and subject to the
conditions of approval listed below; and
BE IT FURTHER RESOLVED THAT the Planning Commission of the Town of Danville
makes the following Findings in support of their recommendation for approval of General
Plan Amendment GPA 89-1:
The General Plan Amendment is consistent with the Goals and Policies of the
General Plan.
The General Plan Amendment will not adversely affect the preservation of present
aesthetics and other community qualities.
The General Plan Amendment will not adversely affect the Town's ability to
maintain high-quality public facilities and services.
PAGE 3 RESOLUTION NO. 91-22
The General Plan Amendment will not adversely affect the quality of life within
existing developed areas of the community.
The General Plan Amendment will not adversely affect the harmony between
Danville's development and its physical setting; and
BE IT FURTHER RESOLVED THAT the Planning Commission makes the following
Findings in support of their recommendation to approve Preliminary Development Plan -
Rezoning PUD 89-15:
The proposed rezoning is in conformance with the General Plan Goals and
Policies.
The uses authorized under this rezoning action will be compatible with the uses
existing and proposed in the adjacent zoning districts.
3. Residential use is a demonstrated community need.
The Planned Unit Development will constitute a residential environment of
sustained desirability and stability, and will be in harmony with the character of the
surrounding existing neighborhood and the ultimate development planned for the
subject area.
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The design of the proposed development is in substantial conformance with the
applicable zoning regulations..
The design of the development and the type of associated improvements will not
likely cause serious public health problems because water and sanitary facilities
services will be available to the new development.
7. The density of the development is physically suitable for the site.
The design of the proposed development and improvements are not likely to cause
substantial environmental damage or subsequently injure fish or wildlife or their
habitat since this property is in an area where residential development has
previously occurred.
The design of the proposed development and proposed improvements will not
conflict with easements, acquired by the public at large, for access through or use
of, property within the proposed subdivision; and
BE IT FURTHER RESOLVED THAT The Planning Commission recommends that the Town
Council waive the Park Dedication in-lieu-fees that this project is required to pay in
acknowledgement of the retention of the land dedication this project will make for the
PAGE 4 RESOLUTION NO. 91-22
planned equestrian staging area.
CONDITIONS OF APPROVAL
Preliminary Development Plan - Rezoning approval is granted for the 11 +/- acre
Park View Properties property (APN: 207-050-009). Development shall be
consistent with the GPA 89-1 General Development Criteria (Attachment A of this
resolution). Development shall be as generally shown on the revised plans entitled
"Preliminary Site Plan - Park View Properties", dated received by the Planning
Division on April 22, 1991. The project shall be modified to generally reflect the
plan revisions depicted in the Staff Study dated May 9, 1991, and these conditions
of approval.
Development shall occur within the 1 to 3 dwelling units per acre density range
permitted under the Residential - Single Family - Low Density land use designation
of the General Plan. Area excluded from the calculation for density shall include
the area devoted to the future equestrian staging area, the area to be ultimately
transferred to the Contra Costa County Flood Control District (CCCFCD) through
fee title dedication or by easement for flood control purposes and the area above
the 475 foot contour line.
The area detailed as Lots 7 through 12 on the May 9, 1991 Staff Study shall be
subject to further modification during the Tentative Map/Final Development Plan
review. The maximum number of traditionally configured lots for the development
area south of the creek (i.e., narrow-deep lots) shall be six lots. If it is determined
by the Planning Commission at the Tentative Map/Final Development Plan review
that excessive grading would be required to develop traditionally configured lots
(with or without use of front-to-rear split level pads), then use of long-shallow lots
shall occur, with a maximum of four such lots to be developed. The private
roadway system serving these lots shall be subject to detailed review (i.e., easement
width, paved section width, provisions for emergency service vehicles, provisions
for pedestrian movement, etc.) as part of the Tentative Map/Final Development
Plan review. The design of the roadway system utilized shall be such to allow a
reduction in the amount of grading necessary to develop in this portion of the
project. The road system north of the creek shall terminate at a standard cul-da-
sac bulb at the northeast side of the proposed bridge. The design, precise location
and construction materials of the bridge shall be determined at the Tentative
Map/Final Development Plan review. A reduction of the number of lots
established in this area shall also occur if it is determined necessary by the
Planning Commission at the Tentative Map/Final Development Plan review to
provide lots with adequately sized/configured building areas and/or to provide
functional rear yard areas. Cross-sections through this area shall be developed and
submitted as part of the submittal for the Tentative Map/Final Development Plan
review.
PAGE 5 RESOLUTION NO. 91-22
Lots 5 and 6 of the Staff Study shall generally reflect the development criteria of the
R-10; Single Family Residential District and shall be reconfigured to integrate
better with the proposed lots of the adjoining Shapell Industries of Northern
California project (PUD 91-7 - APN: 207-050-011).
Lots 1 through 4 of the Staff Study (lots backing up to Camino Tassajara) shall be
reconfigured to integrate better with the proposed lots of the adjoining Shapell
Industries of Northern California project (PUD 91-7 - APN: 207-050-011). These
lots shall reflect a minimum lot size of 12,000 square feet, with a minimum width
at the front setback of 85' and an approximate lot depth of 120'. Additional
modification to these four lots (including the potential elimination of Lot 4) shall
occur if the Planning Commission determines through the Tentative Map/Final
Development Plan review that additional land area is necessary to provide a
functional equestrian staging area and/or if the required acoustical report reveals
that lot reconfiguration and/or a reduction in the unit count is necessary as a
mitigation to noise impacts of the neighboring EBMUD pumping facility.
The applicant shall submit to the Town of Danville fees required to file a Notice
of Determination for this project, as required by AB 3158 and the Town's adopted
Fee Schedule.
APPROVED by the Danville Planning Commission at a Regular Meeting on May 14, 1991
by the following vote:
AYES:
NOES:
ABSTAINED:
ABSENT:
ch~ ~i Planning
Arnerich, Hughes, Hunt, Murphy, Osborn, ¥ilhauer
Wright
prkvres.ml4
PAGE 6 RESOLUTION NO. 91-22
ATTACHMENT A
GENERAL PLAN AMENDMENT STUDY GPA 89-1
GENERAL DEVELOPMENT CRITERIA
(Draft - May 14, 1991)
General Plan Amendment Study (89-1) reclassifying 11 +/- acres from a Public & Open
Space - Parks and Recreation land use designation to a mixture of Residential - Single
Family - Low Density (1-3 dwelling units per acre) and Public & Open Space - General
Open Space. The subject site is Lot 46 of SD 6675, fronting 150'+ on the south side of
Sycamore Valley Road approximately 150' west of the intersection of Sycamore Valley
Road and Camino Tassajara and also fronting 500'+ on the south side of Camino
Tassajara approximately 300' east of the same intersection. (APN: 207-050-009)
A, General Provisions
Subsequent development entitlements for the property within the General
Plan Amendment area shall be reviewed through the Planned Unit
Development (P-l) process.
Development shall occur within the I to 3 dwelling units per acre density
range permitted under the Residential - Single Family - Low Density land
use designation of the General Plan. Area excluded from the calculation for
density shall include the area devoted to the future equestrian staging area
the area to be ultimately transferred to the Contra Costa County Flood
Control District (CCCFCD) through fee title dedication or by easement for
flood control purposes and the area above the 475 foot contour line.
As generally detailed on the Staff Study dated May 9, 1991, a maximum yield
of 12 lots may be developed on the subject property.
The area detailed as Lots 7 through 12 on the Staff Study shall be subject
to further modification during the Tentative Map/Final Development Plan
review. The maximum number of traditionally configured lots for the
development area south of the creek (i.e., narrow-deep lots) shall be six
lots. If it is determined by the Planning Commission at the Tentative
Map/Final Development Plan review that excessive grading would be
required to develop traditionally configured lots (with or without use of
front-to-rear split level pads), then use of long-shallow lots shall occur, with
a maximum of four such lots to be developed. The private roadway system
serving these lots shall be subject to detailed review (i.e., easement width,
paved section width, provisions for emergency service vehicles, provisions
for pedestrian movement, etc.) as part of the Tentative Map/Final
Development Plan review. The design of the roadway system utilized shall
be such to allow a reduction in the amount of grading necessary to develop
in this portion of the project. The road system north of the creek shall
terminate at a standard cul-da-sac bulb at the northeast side of the proposed
bridge. The design, precise location and construction materials of the
bridge shall be determined at the Tentative Map/Final Development Plan
review. A reduction of the number of lots established in this area shall also
occur if it is determined necessary by the Planning Commission at the
Tentative Map/Final Development Plan review to provide lots with
adequately sized/configured building areas and/or to provide functional
rear yard areas. Cross-sections through this area shall be developed and
submitted as part of the submittal for the Tentative Map/Final Development
Plan review.
Visual amenities of the area shall be preserved to the maximum extent
possible. The following measures shall be incorporated into development
plans:
Maintain the maximum number of existing mature trees.
Provide a continuous landscape buffer along the Camino Tassajara
frontage, including use of the Sycamore Valley Specific Plan type
architectural soundwall along that portion of the development with
residential uses directly backing up Camino Tassajara.
Development of the area shall be designed to integrate to the maximum
degree possible with the surrounding developments in the Sycamore Valley
Specific Plan Area. This shall include linkage of existing and planned trails
located along Sycamore Creek and construction of a foot bridge across
Sycamore Creek at the west side of the project area.
No building or structure shall exceed two stories or 28 feet in height (not
including chimneys), measured from finished grade to the ridge beam.
To limit potential adverse impacts to existing mature trees, site fill shall be
limited to the amount needed to functionally lift the site out of the 100-year
flood hazard zone. A Tree Preservation Plan, prepared by a licensed
arborist, shall be submitted to the Town for review and approval prior to
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any additional fill being placed on the property or as part of the Tentative
Map/Final Development Plan review process - whichever occurs first.
Rough grading may occur subsequent to the approval of a Preliminary
Development Plan - Rezoning, but no grading activity (cut or fill) may occur
within 15 feet of the dripline of any existing on-site tree, unless otherwise
approved by the Town, and no grading shall occur for the area south of the
creek.
Residential Development Standards
Development of the residential units in the project may consist of either
individual custom designs or production type housing. All development
proposed shall be subject to review by the Town Design Review Board prior
to approval of the Final Development Plan.
Unless otherwise established by the project Preliminary Development Plan -
Rezoning, each residential lot shall have a minimum lot size of 10,000
square feet, a minimum average width of 90 feet and a minimum depth of
110 feet. For hillside lots, no fencing shall be established on slope areas
where elevations are more than 20' above finished pool elevation of the
affected lot. In addition to this requirement, or as an alternative, the hillside
lots may have a reduced minimum lot size to avoid the establishment of lots
with rear yards "artificially" extending up the adjoining slope area.
Minimum building setbacks shall be 25 feet for primary front yard areas, 25
total feet in side yard areas (with a minimum of 10 feet on one side and
with a minimum building-to-building separation of 25 feet), and 25 feet for
rear-yard areas (may not include slopes with a gradient steeper than 6
horizontal to 1 vertical)4
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Each dwelling unit north of the creek shall have a minimum of two vehicle
parking spaces located in a garage and two additional on-site spaces
contained within a driveway apron. Each dwelling unit south of the creek
shall have a minimum of three vehicle parking spaces located in a garage
and three additional on-site spaces contained within a driveway apron.
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Storage of vehicles within required primary front yard areas, secondary
front yard areas and side yard areas is prohibited. No recreational vehicles,
boats or trailers shall be permitted to be stored or parked on-site or within
the established right-of-way for period in excess of 72 hours.
Building elevations shall be tapered or stepped so that no two story
elevations occur at the minimum primary front yard setback. This
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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 and side elevations which abut, or are
oriented towards, streets shall receive special design treatment to soften
visual appearance.
As graphically portrayed on the staff study referenced in #A. 3. above, use
of split level lot padding (full floor and/or half floor side-to-side and front-
to-rear splits) shall be used for the lots proposed on the south side of
Sycamore Creek where deemed appropriate to reduce the magnitude of
project grading.
The grading plans submitted for the Tentative Map/Final Development Plan
submittal shall include pre-plotting information for all proposed residences
(and shall detail proposed finished floor elevations).
Circulation
The sole vehicular access to the subject area shall be provided from a road
extension from the current intersection of Camino Tassajara and Glasgow
Drive through the adjoining property to the east (Shapell Industries of
Northern California - APN: 207-050-011). Said access shall be assured
through the Tentative Map/Final Development Plan review process.
Emergency vehicular access (E.V.A.) through the proposed equestrian
staging area to Camino Tassajara shall be established at the time the
equestrian staging area is developed.
o
Road right-of-ways shall include adequate width for pedestrian and bicycle
paths, unless this requirement is waived through the Tentative Map/Final
Development Plan review.
3. Street widths shall be determined during the Tentative Map/Final
Development Plan review process.
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,
The sloping areas at the south portion of the area shall be maintained as
open space in order to avoid potential landslide problems and also to
provide a buffer between the Plan Area and the existing and planned
upslope development along Tunbridge Road. All existing on-site landslides
and soil failure areas shall be corrected in conjunction with the project
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development.
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, unless otherwise authorized by
the City Engineer and CCCFCD. Landscaping shall be installed along the
banks of Sycamore Creek to enhance the appearance of this natural amenity.
An open space trail easement shall be supplied with a minimum width of 35
feet along the north and south sides of Sycamore Creek from the west
property boundary to the proposed vehicular bridge crossing if the
easement can be established, to the Town's satisfaction on the north side of
the creek in this area, than the requirement for the southerly easement can
be dropped at the Tentative Map/Final Development review. From the
bridge crossing east, an easement shall be offered along the north side of
the creek. These easements shall be offered in dedication to the East Bay
Regional Park District (EBRPD) and the Town of Danville. Building setbacks
from Sycamore Creek shall be identified on the Tentative Map/Final
Development Plan submittal and shall be based on a project specific flood
control analysis.
A landscaped creek trail system shall be developed as part of the project,
extending the entire length of the Plan Area and shall include a
pedestrian/equestrian bridge crossing at the western edge of the Plan Area
to allow the trail to cross over to the south side of Sycamore Creek. The
requirement to supply the pedestrian/equestrian bridge may be waived if
the trail can be established in a satisfactory manner on the north side of the
creek. The pedestrian portion of the trail shall have a minimum width of
eight feet and shall have pavement contained within appropriately sized
headerboards. Trail easements in addition to those cited in #D.4. above
shall be supplied as necessary to connect to existing and/or planned off-site
trails.
Disturbed slope areas (disturbed for lot, road development and/or for slide
repairs) shall receive an upgraded hydroseeding with heavy planting of
native vegetation and trees.
The upslope open space areas along the south portion of the Plan Area shall
incorporate pedestrian trails to facilitate pedestrian movement. These trail
areas shall be covered by trail easements to be offered to the EBRPD and
the Town of Danville for potential future public usage.
An offer of dedication of appropriate easements (to either the Town of
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Danville or the East Bay Regional Park District) for a trail connection to the
planned future ridgeline trail, with appropriate connections to the creek
trail, shall be provided.
Public Facilities and Utilities
All utility lines serving the site, including natural gas, electrical, water, waste
water and communications lines, shall be placed underground, except as
necessary at the creek crossing.
Street lights, where used, shall be of low level intensity (as approved by
staff).
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New development within the Plan Area shall be required to fund necessary
improvements to offset impacts generated and shall contribute toward area-
wide and regional infrastructure at an appropriate level.
Homeowners Association Responsibilities
Development projects constructed within this Plan Area shall be subject to
the creation of a homeowners association. The purposes and
responsibilities of the association shall include, but shall not be limited to,
the maintenance of common landscape and open space areas, maintenance
of the private roadway and bridge and the maintenance of trail areas not
accepted by a public agency.
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Diligent efforts shall be made by the applicant to establish a Master
Homeowner Association with the adjoining Shapell Industries of Northern
California property (APN: 207-050-011) for common facilities.
Design Guidelines
1. Landscaping
Existing riparian vegetation shall be preserved and, where possible,
enhanced by introduction of compatible native and shrub species.
Landscaping along Camino Tassajara shall conform to the Camino
Tassajara Streetscape Standards (which requires provision of a sound
wall and a six foot width meandering concrete paved pathway), as
may be amended by landscape guidelines in place at the time of
landscape installation.
c. Graded slopes adjacent to street rights-of-way and areas between
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roadways and the area to be controlled by CCCFCD shall be
landscaped in accordance with an approved overall landscape theme.
The steepness of the slopes shall be varied to blend with the natural
contours of the land.
The sound wall along Camino Tassajara shall be a split face block
concrete wall constructed to match the sound wall constructed along
Camino Tassajara and Sycamore Valley Road. The wall shall not be
designed with a long uninterrupted stretch, but instead shall jog in
and out along the right-of-way and work around pockets of
deciduous and evergreen trees.
2. Architecture
The intent of these guidelines is to establish standards of high quality
architecture to be used in the design of buildings, structures, and
surrounding environment. It is recognized that the location of the Plan Area
at the entrance of the Sycamore Valley, and its corresponding high visual
sensitivity, makes it important that development serve not only the needs of
the community but that the physical design characteristics reflect the overall
design theme prevalent in the Sycamore Valley. The developers are
encouraged to use innovative techniques to make the project area a
significant statement of design.
ao
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, rooflines, colors and
window treatment.
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Architectural style shall establish a consistent theme. The western
contemporary style used in the Sycamore Valley is encouraged.
Equestrian Staging Area
The developer shall be responsible for the provision of a site for a future
equestrian staging area and for site improvements of the site as described below·
Size - Area devoted to the facility shall be approximately 25,000 to 35,000
square feet, reflective of the size and configuration shown on the Staff Study
of May 9, 1991.
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Location - Adjoining the east side of the EBMUD pumping site (APN: 207-
050-008) (precise location to be fixed during the Tentative Map/Final
Development Plan review process).
3. Ownership - To be offered to the Town of Danville and/or East Bay
Regional Park District.
4. Site improvements - Park View Properties' responsibility at the time of
project development of the residential portion of the projec0;
a. All frontage improvements (curb, gutter, sidewalk, longitudinal
drainage, street lights, etc.).
b. Architectural soundwall along the western side of Lot 4 (of the Staff
Study dated May 9, 1991).
c. Frontage landscaping
d. Rough grading of the site
e. Design and construction drawings for all the above, as needed.
The location, precise size and configuration and access of the equestrian staging
area shall be determined through the Tentative Map/Final Development Plan
review process.
Ch~ef?f Planning
pkvwdevl.crt
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