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HomeMy WebLinkAbout96-04RESOLUTION NO. 96-04 A RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF DANVILLE APPROVING A FINAL DEVELOPMENT PLAN REQUEST DP 95-34) FOR A 14,272+ SQUARE FOOT RETAIL BUILDING LOCATED AT THE ;OUTHWEST CORNER OF CAMINO TASSAJARA AND CROW CAN~ ON ROAD (APN: 206-010-032) WHEREAS, Byer Properties has requested approval of a Fi'qDal Development Plan for a 14,272 + square foot commercial/retail building with appurtenant parking, driveway and landscape areas on a 1.2+ acre site; and WHERF~S, the subject site is located at 11000 Crow Canygn Road at the southwest corner of Camino Tassajara and Crow Canyon Road and i~ identified as Assessor's Parcel Number 206-010-032; and ! WHEREAS, the Town of Danville P-l; Planned Unit Develo approval of a Development Plan for development of the su WHEREAS, the Planning Commission did review the proje hearing on January 9, 1996; and )ment District requires bject site; and et at a noticed public WHEREAS, the public notice of this action was given in all and WHEREAS, a staff report was submitted recommending that 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; ow, therefore, be it respects as required by law; RESOLVED THAT the Planning Commission of the Town ~f Danville adopts a Negative Declaration of Environmental Significance for the project ~nd approves Final Development Plan request DP 95-34 per the conditions co9tained herein, and makes the following findings in support of this action: 1. The proposed project is consistent with the Danville 2005 General Plan and the Preliminary Development Plan - Rezoning covering ~he site (approved by the PAGE N°. 1 RESOLUTION NO. 96-04 Town Council on November 6, 1986 through adoption of Ordinance 99). ! The proposed development will constitute a commercial environment of sustained desirability and stability, and will be in harmony-' with the character of the existing commercial development in the area, the surrounding neighborhood, and the community. The proposed development will mitigate off site tratfic and drainage impacts through the assurance of off-site improvements in a manner acceptable to the TOVvTI. The previously certified FEIR prepared for the Dou Plan Amendment Study fully discussed potential im development of the Tassajara Ranch, satisfying the California Environmental Quality Act, based on the ao Contra Costa County adopted findings regart Impact Report through adoption of the Boare 85/133 and Planning Commission Resolution served to establish mitigation measures for ir development of the project), and lherty Road Area General ~acts associated with equirements of the bllowing specific findings. lng the Environmental of Supervisors Resolution 47-1984 (SR), (which jointly ~pacts associated with the C0 Pursuant to those mitigation measures, additional studies related to soils and geology, and traffic have been completecl identifying specific mitigation measures which will be incorporated into the project, and Use of the prior EIR as a "Program EIR" is appropriate based on the following: (1) feasible mitigation measures and a] EIR for the Dougherty Road Area Gen~ have been incorporated; (2) subseque~ including a reduction of residential dy retention of a greater section of Tassaj channel, have been made to lessen pr~ there has not been substantial changes circumstances under which the projec which would require important revisic no new information of substantial imp become available which would require ternatives developed in the :ral Plan Amendment Study It changes in the project, telling units, to allow ara Creek as an open ~ject related impacts, (3) with respect to the was initially reviewed ns of the prior EIR; and (4) ~rtance to the project has an additional or PAGE NO. 2 RESOLUTION NO. 96-04 supplemental EIR. CONDITIONS OF APPROVAL Conditions of approval with an asterisk ("*") in the left-hafid column are standard project conditions of approval. Unless otherwise specified, the following conditions shall be complied with prior to issuance of a building permit for the project. Each item isl'subject to review and approval by the Planning Division unless otherwise specifiSd. A. GENERAL * 1o * 2. * 3. This approval is for a Final Development Plata request DP 95-34 and authorizes construction of a 14,272+ square Ifoot retail building identified as "Danville Retail Center." Develt~pment shall be substantially as shown on the project drawings as follows, except as may be modified by conditions contained herein; a. Project drawings dated January 3, 199,3, prepared for Byer Properties consisting of six sheets con~pleted by Kenneth Rodrigues & Partners, Inc. ! b. Master Sign Program dated January 3, 1996 prepared for Byer Properties consisting of nine sheets completed by Kenneth Rodrigues & Partners, Inc. The applicant shall pay any and all Town ant 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, and shall be paid prior to issuance of said permit and prior to any Town Council final approval action. Prior to the issuance of grading or building ~ermits, the applicant shall submit written documentation that all requirqments of the San Ramon Valley Fire Protection District (SRVFPD) and the San Ramon Valley Unified School District have been, or will be, met to the satisfaction of these respective agencies. The SRVFPD's initial comments on this project are summarized in part in their memoranduxn dated September 15, 1995. PAGE N(L 3 RESOLUTION NO. 96-04 o The applicant shall submit to the Town of Danville a $25 fee (payable to Contra Costa County Clerk) required to file 4 Notice of Determination for this project. ~ In the event that subsurface archeological remains are discovered during any construction or pre-construction activitie: alteration work within 100 feet of the find sh: Planning Division notified, and a professional the Society of California Archeology and/or t Archeology, shall be notified. Site work in th the archeologist has had an opportunity to e~ find and to outline appropriate mitigation me necessary. If prehistoric archaeological depc ; on the site, all land dl be halted, the Town archeologist, certified by ae Society of Professional is area shall not occur until aluate the significance of the asures, if they are deemed sits are discovered during development of the site, local Native Americah consulted and involved in making resource n Construction activity shall be restricted to the weekday hours of 7:30 a.m. to 5:30 p.m. (Mc unless otherwise approved in writing by the construction activity and the Chief Building construction activity. The applicant shall provide security fencing, Engineer and/or the Chief Building Official, construction of the project. The applicant shall require their contractors internal combustion engines with mufflers w and to locate stationary noise-generating equi existing residences as feasible. organizations shall be lanagement decisions. period between the ndays through Fridays), 2ity Engineer for general ~fficial for building :o the satisfaction of the City Lround the site during tnd subcontractors to fit all rich are in good condition, ~ment as far away from A watering program which incorporates the 9se of a dust suppressant, and which complies with Regulation 2 of the Bay Area Air Quality Management District shall be established and implemented for all on and off-site construction activities. Equipment an~t human resources for watering all exposed or disturbed soil surfaces shall be supplied on weekends and holidays as well as work days. Dust-producing activities shall be discontinued during high wind periods. PAGE NO. 4 RESOLUTION NO. 96-04 10. 11. 12. ! All physical improvements shall be in place Erior to occupancy of any structure in the project. If occupancy within the project is requested to occur in phases, all physical improvements si place prior to occupancy except for items sp, construction-phases occupancy plan approve~ No structure shall be occupied until construe area is complete and the area is safe, accessil ~all be required to be in .~cifically excluded in a by the Planning Division. ion activity in the adjoining fie, provided with all reasonably expected services and amenities, find appropriately separated from remaining additional construction activity. ! Except as provided for within these conditior~s of approval, land use regulations pertaining to this property shall ~e as provided under PUD 86-3 and as established by the R-B; Retail BuSiness District of the Danville Municipal Code. The owner/applicant and future tenants of th e center shall comply with mination System (NPDES) the following National Pollution Discharge E1 requirements: ao bo Comply with all federal, state, and locl materials storage and handling areas (, Prevention Control and Countermeasu regulations for design of .g., requirements for Spill re Plans, Uniform Building and Fire Codes, etc.). with all federal, state, and local regulations for solid and Comply hazardous waste disposal. Comply with all state and local regulations for discharge of process and pre-treated wastewaters tq the sanitary sewer. Obtain NPDES Industrial Permit prior completion/commencement of operati facility). SITE PLANNING to facility ons (if project is a regulated All lighting shall be installed in such a manner that lighting is generally down-directed and glare is directed away froln surrounding properties and rights-of-way. Lighting used after dayligl~t hours shall be adequate to 10rovide for security needs. Exterior light standards located within the PAGE N0. 5 RESOLUTION NO. 96-04 C0 parking lot shall match or be compatible witl~ existing light standards in the adjacent shopping center to the west. SuCh lighting standards within the parking area shall not exceed twenty feet in height. The Lighting Plan for the center shall be subject to review and Review Board prior to the issuance of buildiI elements in this project is specifically prohibi lighting of the building exterior. The location of any pad mounted electrical to review and approval by the Planning Divis: a building permit. To the extent feasible, sut ~pproval by the Design lg permits. Lighting of roof ted. There shall be no wash ansformers shall be subject on prior to the issuance of h transformers shall not be located between any street and the front of a,building. The trash enclosure shall be limited to the general location shown on the site plan cited in Condition #A. 1. a. above. The design of the enclosures shall reflect the dimensional criteria deemed~cceptable by the affected disposal collection agency, and shall incorporate the use of concrete aprons to facilitate mechanical pick-up servicq. The trash enclosure shall be constructed of masonry block to match the building. The final design of the trash enclosure shall be subject to review and approval by Planning staff prior to issuance of a building ~ermit. Outdoor storage of supplies, palettes, refuse container locations) and other materials is Sl~ A litter collection and sweeping program sha] continuously maintained to prevent accumul~ The site, including the various buildings, par] areas, shall be maintained in proper conditio free of litter and graffiti. Sweeping and cleaning of parking areas shall 10:00 a.m. Monday through Friday to reduce residential properties. LANDSCAPING outside of approved refuse ecifically prohibited. be established and shall be .ion of litter on and off site. ring areas and landscaping n at all times and shall be be limited to 8:00 a.m. to noise impacts to adjacent Final landscape and irrigation plans (with planting shown at 1"= 20' scale) shall be s,ubmitted for review and approval b~ the Design Review Board prior to issuance of a building l~ermit. The l~lan shall include common PAGE N(). 6 RESOLUTION NO. 96-04 names of all plant materials and shall indicat~ materials will achieve within a five year peric All plant material shall be served by an auton system and maintained in a healthy growing comply with Town of Danville Landscape Or~ the size that various plant d of time. latic underground irrigation :ondition. Irrigation shall tinance #91-14 and shall be designed to avoid runoff and overspray. All trees shall be a minimum 15 gallon contalner size. All trees shall be properly staked. All remaining shrubs used ~n the project, which are not used as ground cover, shall be a minimum oF five gallons in size. All landscaped areas not covered by shrubs ~nd trees shall be planted with live ground cover. All proposed ground cover shall be placed so that they fill in within two years. All existing trees on the site shall be preserved to the extent practical. Removal will be allowed only upon prior wri Planning Division. In compliance with the Town's landscape gui maintenance lawn areas within the project sh of 25 percent of proposed common landscap The landscape plan shall be modified to retie pedestrian walkways adjacent to the west ele~ provide safer pedestrian access from the parl Exhibit E cited in the January 9, 1996 Plannit for this project). Appropriate landscaping sh tten approval from the delines, proposed common all not exceed a maximum ed areas. ct the extension of 'ation of Tenant Space #6 to :ing lot to the building (see g Commission staff report ~11 be planted between the walkrway and windows on the west elevation .3f Tenant Space #6. In addition, the east/west pedestrian walkway lc cated adjacent to the south elevation of Tenant Space #6 shall be extended approximately 17 feet to the west. ~ The drive aisle located to the west of Tenant ~pace #6 shall be reduced to a 24 foot width to allow additional landscaping adjacent to "A" Street, subject to review and approval of the Design IReview Board prior to issuance of building permit. PAGE N(). 7 RESOLUTION NO. 96-04 10. 11. 12. 13. 14. 15. A 2-3 foot high berm, or other approved screening method, shall be installed parallel to the northern boundary line of the parking lot adjacent to Camino Tassajara. The design of khe screening shall be subject to review and approval by the Design Review Board in conjunction with review of the project landscaping plans. Landscaping shall be sloped from the vicinity of the sidew*lk located adjacent to Camino Tassajara up to a height of three feeti The purpose of the retaining wall is to provide screening of the parking lot. Additional design details shall be provided with the two exterior patios accessed respectively #5. Additional details shall include paving m design and materials, and exterior patio furni shall be utilized for either of the exterior pati landscape drawings to ?om Tenant Spaces #1 and aterials, retaining wall ture. No plastic furniture o areas. Hypericum shall be substituted for the proposed Gazania in landscape areas located between the sidewalk and publi~ streets. The above modifications to the landscape plans and additional design details shall be incorporated into the final la4dscape plan and are subject to review and approval by the Design Review! Board prior to issuance of a building permit. A 30 foot wide landscape easement exists alobg the property's Camino Tassajara and Crow Canyon frontage. This d~velopment and future owners of this parcel shall be subject to mai~Itenance of the landscaping and any improvements in this area. Prior to !issuance of a building permit, the owner shall record a deed restriction binding this condition. The restriction shall be subject to review andi approval by the City Attorney prior to recordation. A six slot bicycle rack shall be installed withi~ the concrete entry area located in the vicinity of the entrance of Tenant Space #4 and #5. The location and design of the bicycle rack shall be subject to the review and approval of the Design Review Board in conjunction with review of the project landscaping plans. The sidewalk located at the southwest corne~ of the subject site (adjacent to "A" Street) shall be extended northerly to iconnect to the westerly driveway serving the subject site. Paving treatment in "A" Street, PAGE NC). 8 RESOLUTION NO. 96-04 designating a pedestrian crossing area, shall be installed in conjunction with the extra sidewalk section called for in this condition. Do ARCHITECTURE ° All ducts, meters, air conditioning and/or any other mechanical equipment whether on the structure or on thie ground shall be effectively screened from view with landscaping or mate compatible with the main structures. All trash and refuse shall be contained within compatible with the project architecture. En~ six foot high masonry walls on three sides w~ wood bolted to the gates. :rials architecturally enclosures architecturally :losure design shall include th steel framed gates and Gates will be self-dosing and self-latching. E° a The street number for the proposed buildingi shall be posted so as to be easily seen from the street at all times, day and night. Samples of final materials and the proposed Color pallet shall be submitted for review and approval by the Design Review Board prior to the issuance of building permits for the projqct. Exterior building colors shall be applied in the field for Design Review Board review and approval prior to application to the entire building. The canvass material for awnings shall have a awnings shall not be illuminated. SIGNAGE matte finish and the Modifications or additions to the Master Sign Program approved for this center shall be subject to the requirements of the approved master sign program and/or the Town of Danville Sign Ordinance. There shall be no freestanding monument sign for this development. A center identification sign is permitted to be attached to the 40 inch masonry wall surrounding the outdoor patio!area located adjacent to the intersection of Crow Canyon Road and Camino Tassajara. The final sign script design and material is subject to review and approval by the Design Review Board prior to issuance of budding permits. PAGE N(). 9 RESOLUTION NO. 96-04 Fo 3. All temporary signage for individual tenants Shall comply with the requirements of the Sign Ordinance. All tern ~orary signage requires prior approval by the Town of Danville. PARKING * 1. * 2. Where authorized, compact car spaces shall be clearly designated with appropriate pavement marking or signage. Compact spaces shall be no less than 8 feet by 16 feet in size, including allowable overhang. Regulatory signage/curb painting for the non,parking side of the interior loop roadway shall be provided, if deemed n~cessary, to the satisfaction of the San Ramon Valley Fire Protection District and the City Engineer. The developer, or his appointed representative, shall work closely with the Planning Division to provide all information required to allow the monitoring of each tenant occupancy in the qenter as regards tenant space location, gross lease space and tenant use. This information shall be supplied to allow the center's numerical parking requirements to be calculated on an ongoing basis. Tenant mix in the center shall be regulated as necessary to assure conformanc9 with the City's numerical parking requirements. A minimum of 61 parking spaces shall be provided on-site, which shall be established as generally reflected in the Pa rking Lot Staff Study dated January 3, 1996. The revised parking lot design is subject to the review and approval of the Planning Division prior t0 issuance of a building permit. Employee parking for the subject commercia, center shall be provided in the adjacent shopping center parking lot located to the west. This off-site employee parking shall be adequate to accommodate the typical number of employees required for the businesses located in the subject commercial center. The project applicant sh:dl provide the appropriate information to the Planning Division to verify the typical number of employees for the center. The project applicant shall enter into an irrevocable recorded parking agreement witl~ the owner of the adjacent shopping center providing for this assignment for employee parking. The agreement shall be subject to review and approval by the City Attorney. The parking agreement shall guarantee that the necessary PAGE NO.! 10 RESOLUTION NO. 96-04 G0 number of employee parking spaces (as determined Division) will be provided in terms of calcula requirements for the subject property and th, site (i.e., APN: 206-010-052). The parking ag~ prior to issuance of a building permit. by Planning tion of numerical parking adjacent shopping center 'eement shall be recorded A maximum of 80 restaurant seats are permitted for the subject development inclusive of interior and exterioJc seats located in the two patio areas shown in the project drawings cited in Condition #A.l.a. The balance of the tenant spaces shall be standard retail uses (i.e., uses that require parking at one space per 250 gross square feet parking ratio). In addition, the developer and/or tenant shall p~ovide a seating plan for each new restaurant prior to issuance of a bgilding permit for tenant improvements. If any future parking needs exceed that provided on site, the applicant must secure a parking variance for secure rights to additional surplus parking spaces that may b~ available at the adjacent Village at Tassajara Shopping Center located ~o the west, before the building permit for the subject tenant occupancy is issued. 4. Minimum parking dimensions shall be as folliows: a. Standard spaces shall be a minimum 0f 9 feet by 19 feet with up to a 2 foot parking overhang permitted; b. Compact spaces shall be a minimum Of 8 feet by 16 feet with up to a 1.5 foot overhang permitted; c. The drive aisle widths for the employee parking area shall be a GRADING ° minimum width of 24'. A maximum of 30% of the project parl compact cars. Any grading on adjacent properties will requ those property owners affected. At least one week prior to commencement ot post the site and mail to the owners of prope :ing spaces may be sized for re prior written approval of grading, the applicant shall rty within 300 feet of the PAGE NO.i 11 RESOLUTION NO. 96-04 exterior boundary of the project site, to the l~omeowner associations of nearby residential projects and to the Town Of Danville Development Services Department, a notice that construction work will commence. The notice shall include a list of contact persons with name, title, phone number and area of responsibilityo The person responsible for maintaining the list shall be included. The list shall be kept current at all times and shall consist of persons with authoirity to initiate corrective action in their area of responsibility. The names of individuals responsible for dust, noise and litter control ghall be expressly identified in the notice. Development shall be completed in compliance with a detailed soils report and the construction grading plans prgpared for this project. The engineering recommendations outlined in thc project specific soils report shall be incorporated into the design of this Project. The report shall include specific recommendations for foundation design of the proposed buildings and shall be subject to review and approval by the Town's Engineering and Planning Divisions. Where soils or geologic conditions encountered in grading operations are different from that anticipated in the soil ~-eport, a revised soils report shall be submitted for review and approval by the City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from settlement and seismic! activity. All development shall take place in compliance with the Town Erosion Control Ordinance (Ord. 91-25). Restrictions include limiting construction primarily to the dry months of the year (May through October) and, if construction does occur du~ing the rainy season, the use of sediment traps and other devices to minirr ~ize erosion. Stockpiles of debris, soil, sand or other mate-ials that can be blown by the wind shall be covered. If toxic or contaminated soil is encountered during construction, all construction activity in that area shall cease Until the appropriate action is determined and implemented. The concentrations, extent of the contamination and mitigation shall be determined by the Contra Costa County Health Department. Suitable disposa! and/or treatment of any contaminated soil shall meet all federal state and local regulations. If PAGE NOi 12 RESOLUTION NO. 96-04 deemed appropriate by the Health Department, the applicant shall make provisions for immediate containment of the imaterials. 8. All grading activity shall address National Pollutant Discharge Elimination System (NPDES) concerns. Specific measure~ to control sediment runoff, construction pollution and other potential construction contamination shall be addressed. A NPDES construction permit may be required, as determined by the City Engineer. STREETS The applicant shall obtain an encroachment permit from the Engineering Division prior to commencing any constructiOn activities within any public right-of-way or easement. Street signing shall be installed by the applicant as may be required by the City Engineer. Traffic signs and parking restriction signs which may be required to be installed shall be subject td review and approval by the Transportation Division and the Police Department. All mud or dirt carried off the construction site onto adjacent streets shall be swept or water-flushed each day. ~ 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 applicant. This shall include slurry seal, overlay or street reconstruction if deemed warranted by the City Engineer. i 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 standard plans and specifications of the Development Services Department and Chapters XII and XXXI of thg Town Code. At the time project improvement plans are submitted, th~ applicant shall supply to the City Engineer an up-to-date title report fo~ the subject property. Handicapped ramps shall be provided and lc City Engineer. cated as required by the PAGE NO. 15 RESOLUTION NO. 96-04 Per section 1.(b) (ii) of the "Agreement regar~ting payment of fees from Tassajara Ranch" recorded March 28, 1989, this subdivision may be required to pay additional fees for the Crow Canyon Road Extension Fee Benefit Area. These fees are due upon issuance of the building permits for developments within this subdivision. Thle subdivider has the obligation to inform Blackhawk Corp. (3820 Blackhawk Road, Danville, CA 94526) of this development and all future! building permits within this subdivision. : INFRASTRUCTURE 1. Domestic water supply shall be from an existing A "No Right Turn" sign shall be installed at tl~e westerly driveway located on "A" Street. This development shall be responsible for in~,;tallation of an adequately sized meandering sidewalk along the Caminoi Tassajara and Crow Canyon Road property frontage for shared bicycle and pedestrian use. The design and location of this sidewalk is subject to review and approval of the Development Services Director and the City Engineer. Signs shall be installed to indicate authorization for bicyclistS to utilize this section of sidewalk. Said signage shall be subject to review and approval by the Development Services Director and the City Engineer prior to installation. A sidewalk shall be installed along the southerly boundary of the site adjacent to "B" Street. All sidewalks shall be installed prior to initial building occupancies. public water system. Water supply service shall be from the East l~ay Municipal Utility District (EBMUD) water system in accordance with the requirements of EBMUD. EBMUD's initial comments on this project are summarized within their memorandum dated September 13, 1995. All wastewater shall be disposed into an existing sewer system. Sewer disposal service shall be from the Central Contra Costa Sanitary District (CCCSD) sewer system in accordance with thie requirements of CCCSD. CCCSD's initial comments on this project arel summarized within their letter dated September 15, 1995. Drainage facilities and easements shall be provided to the satisfaction of the City Engineer and/or the Chief Engineer of the Contra Costa County PAGE NO. 14 RESOLUTION NO. 96-04 Jo Flood Control 8: Water Conservation District (CCCFC & WCD). All runoff from impervious surfaces shall be intercepted at the project boundary and shall be collected and conducted via an approved drainage method through the project to an approved Storm drainage facility, as determined by the City Engineer. Roof drainage from structures shall be collected via a closed pipe and conveyed to an approved storm drainage facility of the street curb. No concentrated drainage shall be permitted to surface flow across sidewalks. 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. Electrical, gas, telephone, and Cable TV services, shall be provided underground in accordance with the Town policies and existing ordinances. Ail utilities shall be located and Provided within public utility easements, sited to meet utility company standards, or in public streets. ~ Ail new utilities required to serve the development shall be installed underground. 10. Ail street, drainage or grading improvement plans shall be prepared by a licensed civil engineer. MISCELLANEOUS The project shall be constructed as approvedi. Minor modifications in the design, but not the use, may be approved by istaff. Any other change will require Planning Commission approval throdgh the Development Plan review process. PAGE NO. 15 RESOLUTION NO. 96-04 * 2. Pursuant to Government Code section 66474i9, the applicant (including the applicant or any agent thereof) shall defend, indemnify, and hold harmless the Town of Danville and its agentsi officers, and employees from any claim, action, or proceeding agains~ the Town or its agents, officers, or employees to attack, set aside, void, or annul, the Town's approval concerning this Development Plan application, which action is brought within the time period provided for in Section 66499.37. The Town will promptly notify the applicant of any such claim, action, or proceeding and cooperate fully in the defens& 3. No outdoor sales or display of merchandise is permitted at the site with the exception of food service and outdoor seating on the two exterior patio areas shown on the site plan cited in COndition of Approval A.l.a. 4. Unless specifically modified by these conditions of approval, the subject project shall remain subject to the conditions established for PUD 86-3 and SD 6878 (Town Council Resolution No. 9-87) and for MS 856-88. APPROVED by the Danville Planning Commission at a Regular Meeting on January 9, 1996, by the following vote: AYES: NOES: ABSTAINED: ABSENT: APPROVED AS TO FORM: City Attorney Combs, Hunt, Jameson, McEvilly, MOran, Osborn, Murhpy pdpz83 PAGE NO. 16 RESOLUTION NO. 96-04