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HomeMy WebLinkAbout2001-17RESOLUTION NO. 2001-17 A RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF DANVILLE APPROVING DEVELOPMENT PLAN REQUEST DP 2000-24 TO DEMOLISH AN EXISTING STRUCTURE AND CONSTRUCT A NEW 9,408 +/- SQUARE FOOT TWO-STORY COMMERCIAL BUILDING AND VARIANCE REQUEST VAR 2000-28 TO ALLOW A PORTION OF THE SECOND FLOOR TO EXTEND A MAXIMUM OF FOUR FEET INTO THE REQUIRED 10-FOOT MINIMUM FRONT AND SECONDARY FRONT YARD SETBACKS AND TO ALLOW A NUMERICAL PARKING VARIANCE TO MAINTAIN LESS THAN THE MINIMUM AMOUNT OF REQUIRED ON-SITE PARKING AND SIGN PERMIT REQUEST SR 2001-12 TO ESTABLISH A MASTER SIGN PROGRAM FOR THE COMMERCIAL BUILDING (APN: 208-025-018) WHEREAS, Craig and Grant Architects, representing the Roen Family Partnership, has requested approval of Development Plan request DP 2000-24 to allow the construction of a 9,408 +/- square foot retail/office building on a 0.32 +/- acre site; and WHEREAS, Variance request VAR 2000-28 has been concurrently submitted seeking approval to allow a portion of the second floor of the proposed commercial building to extend up to a maximum of four feet into the required minimum 10-foot front and secondary front yard setbacks along Railroad Avenue and School Streets; and WHEREAS, Variance request VAR 2000-28 also included approval to allow a 4.72 on-site parking space reduction in the amount of required amount of on-site parking spaces; and WHEREAS, a Sign Permit request SR 2001-12 has been submitted to establish a Master Sign Program for the commercial building for all tenants of the building; and WHEREAS, the subject site is located on the southeast comer of School Street and Railroad Avenue and is further identified as Assessor's Parcel Number 208-025-018; and WHEREAS, the Town of Danville Downtown Business District regulations require approval of a Development Plan application prior to construction of a new retail/office building; and WHEREAS, the project site will include seventeen on-site parking spaces; and WHEREAS, frontage improvements will be installed along Railroad Avenue and School Street which will result in eight additional public parking spaces along School Street and two public parking spaces along Railroad Avenue; and WHEREAS, the associated parking in-lieu fees associated with the project have been preliminary calculated at $105,000, covering the cost for eight off-site parking spaces for retail uses and 11 off-site parking spaces for office uses; and WHEREAS, the associated Commercial Transportation Improvement Program (CTIP) fees associated with the project have been preliminary calculated at $42,336; and WHEREAS, the Planning Commission did review the project at a noticed public hearing on May 8, 2001; and WHEREAS, the public notice of this action 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 recommend the Town Council reduce or waive the project's CTIP fees, up to a maximum of $42,336 in recognition that the project will incur extraordinary costs associated with the installation of frontage improvements along School Street to incorporate a perpendicular parking design, with the CTIP fee waiver or reduction to be up to, but not beyond, the incremental difference between the cost to install standard frontage improvements and the proposed frontage improvements; and therefore be it further RESOLVED that the Planning Commission of the Town of Danville approves the Development Plan request DP 2000-24, Variance request VAR 2000-28 and Sign Review request SR 2001 - 12 per the conditions contained herein, and makes the following findings in support of this action: Development Plan: 1. The proposed project is consistent with the Danville 2010 General Plan. The proposed development will constitute a commercial structure of sustained desirability and stability, and will be in harmony with the character of the existing development in the area, the surrounding neighborhood and the community. The applicant intends to obtain permits for construction within 18 months from the effective date of the Development Plan approval. 4. The proposed development is needed at the proposed location to provide adequate PAGE 2 OF RESOLUTION NO. 2001-17 facilities of the type proposed. The proposed development wilt be an attractive and efficient development, which will fit harmoniously into, and will have no adverse effects upon, the adjacent or surrounding development. Setback Variance: This Variance does not constitute a grant of special privilege inconsistent with the limitations on other properties in the area or Downto~vn Business District 1 & 2; Old Town Retail and Old Town Retail Transition, in which the subject property is located. Because of the following special circumstances applicable to this specific property, strict application of the applicable zoning regulations would deprive the subject property of rights enjoyed by others in the general vicinity and/or located in the same zoning district: In order to provide a logical circulation pattern on the project site, which combines the circulation pattern with the adjacent to the north, the ability to create articulation and massing was limited on the ground floor. The architectural projections on the second floor provide desirable and appropriate architecture articulation. This variance is in substantial conformance with the intent and purpose of the Downtown Business District 1 & 2, Old Town Retail and Old Town Retail Transition, in which the subject property is located since the variance allows for reasonable development of a commercial building in Downtown. Parking Variance: This Variance does not constitute a grant of special privilege inconsistent with the limitations on other properties in the area or Downtown Business District 1 & 2; Old Town Retail and Old Town Retail Transition, in which the subject property is located. Because of the following special circumstances applicable to this specific property, strict application of the applicable zoning regulations would deprive the subject property of rights enjoyed by others in the general vicinity and/or located in the same zoning district: Due to the Town's desire to locate the structure towards the comer, the amount of area necessary to allow for the required number of parking spaces and corresponding back-om area is limited. Further, the shared parking concept for this property dictates the location of the driveway aisle and the placement of the parking spaces, which PAGE 3 OF RESOLUTION NO. 2001-17 limits the buildable area on the project site. This variance is in substantial conformance with the intent and purpose of the Downtown Business District 1 & 2, Old Town Retail and Old Town Retail Transition, in which the subject property is located since the variance allows for reasonable development of a commercial building in Downtown. Sign Review Findings: The Master Sign Program established for this development is consistent in character with the Town's commercial design guidelines is compatible with project architecture, and signs are no larger than necessary for adequate identification. The signage will serve primarily to identify the business, or offered for sale, rent or lease on the premises. 3. The signage will not excessively compete for the public's attention. The signage will be harmonious with the materials, color, texture, size, shape, height, location, design and in proportion with the architectural style of the building, property or environment of which they are a part. The design of the signage will be consistent with professional graphic and structural standards. Signage illumination will be at the lowest level consistent with adequate identification and readability because no internal illumination is proposed. CONDITIONS OF APPROVAL Conditions of approval with an asterisk ("*") in the left-hand column are standard project conditions of approval. Unless otherwise specified, the following conditions shall be complied with prior to the issuance ora building permit for the project. Each item is subject to review and approval by the Planning Division unless otherwise specified. PAGE 4 OF RESOLUTION NO. 2001-17 A. GENERAL This approval is for a Development Plan DP 2000-24 Variance VAR 2000-28 and Sign Review request SR 2001-12 request to demolish an existing 2,192 +/- square foot commercial building and to allow the construction of a two-story 9,408 +/- square foot commercial building on a 14,000 +/- square foot parcel, identified as 188 School Street. Development shall be substantially as shown on the project drawings as follows, except as may be modified by conditions contained herein; Preliminary Development Plan, Site Plan, Elevations, and Floor Plans consisting of four sheets, as prepared by Craig and Grant Architects and dated received by the Planning Division on May 3, 2001. Preliminary Grading and Drainage Plan, consisting of one sheet, as prepared by Debolt Civil Engineering, and dated received by the Planning Division on May 3, 2001. Preliminary Landscape Plan, consisting of one sheet, as prepared by Borrecco & Kilian Associates, and dated received by the Planning Division on May 3, 2001. Preliminary Master Sign Program, consisting of two sheets, as prepared by John Howenstine Incorporated, and dated received by the Planning Division on April 6, 2001. The applicant shall pay or be subject to 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, and shall be paid prior to issuance of said permit and prior to any Town Council final approval action. Notice should be taken specifically of the Town's Commercial Transportation Improvement Program, Regional Traffic Mitigation Programs (i.e. SCC Regional and Tri-Valley Transportation), Child Care Facilities, Flood Control & Water Conservation District (Drainage Areas and Mitigation), Plan Checking, NPDES, Parking in-lieu, and various inspection fees. PAGE 5 OF RESOLUTION NO. 2001-17 * 5. * 6. * 7. * 8. Prior to the issuance of grading or building permits, the applicant shall submit written documentation that all requirements 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. SRVFPD's initial comments on this project are summarized within their memorandum dated August 31, 2000. In the event that subsurface archeological remains are discovered during any construction or pre-construction activities on the site, all land alteration work within 100 feet of the find shall be halted, the Town Planning Division notified, and a professional archeologist, certified by the Society of California Archeology and/or the Society of Professional Archeology, shall be notified. Site work in this area shall not occur until the archeologist has had an opportunity to evaluate the significance of the find and to outline appropriate mitigation measures, if they are deemed necessary. If prehistoric archaeological deposits are discovered during development of the site, local Native American organizations shall be consulted and involved in making resource management decisions. Construction activity shall be restricted to the period between the weekday hours of 7:30 a.m. to 5:30 p.m. (Mondays through Fridays), unless otherwise approved in writing by the City Engineer for general construction activity and the Chief Building Official for building construction activity. The applicant shall provide security fencing, to the satisfaction of the City Engineer and/or the Chief Building Official, around the site during construction of the project. The applicant shall require their contractors and subcontractors to fit all internal combustion engines with mufflers, which are in good condition, and to locate stationary noise-generating equipment as far away from existing residences as feasible. A watering program which incorporates the use 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 and human resources for watering all exposed or disturbed soil surfaces shall be supplied on weekends and holidays as well as workdays. Dust-producing activities shall be discontinued during high wind periods. PAGE 6 OF RESOLUTION NO. 2001-17 11. All physical improvements shall be in place prior to occupancy of the building. Prior to approval of a Building Permit, the project must conform to the applicable Uniform Building Codes and the California building codes. The approved tenant mix for this project is office use on the second floor and retail use on the first floor only. If the tenant mix in the future is proposed to be more intensive than what has been approved as part of this project, generating a higher demand for parking, the developer/owner shall be required to obtain a numerical parking Variance from the Planning Con~nission for authorization of a higher dependency on off-site parking and shall be required to purchase rights to off-site parking through payment if in-lieu parking fees as applicable at that time. SITE PLANNING All lighting shall be installed in such a manner that lighting is generally down directed and glare is directed away from surrounding properties and rights-of-way. The location of any pad mounted electrical transformers shall be subject to review and approval by the Planning Division prior to the issuance of a building permit. To the extent feasible, such transformers shall not be located between any street and the street facing elevations of the building. Outdoor storage or display of merchandise is not permitted unless approval of a Land Use Permit is secured from the Town of Danville. LANDSCAPING Final landscape and irrigation plans (with planting shown at 1"=20' scale) shall be submitted for review and approval by the Planning Division. The plan shall include common names of all plant materials and shall indicate the size that various plant materials will achieve within a five-year period of time. All plant material shall be seIved by an automatic underground irrigation system and maintained in a healthy growing condition. All trees shall be a minimum of 15-gallon container size. All trees shall be properly staked. All remaining shrubs used in the project, which are not used as ground cover, shall be a minimum of five gallons in size. PAGE 7 OF RESOLUTION NO. 2001-17 All landscaped areas not covered by shrubs and trees shall be planted with live ground cover. All proposed ground cover shall be placed so that they fill in within two years. Existing trees on the site not authorized under this permit to be removed shall be preserved. Removal will be allowed only upon prior written approval from the Planning Division. If site construction activity occurs in direct vicinity of the on-site and off-site protected trees, a security deposit in the amount of the assessed value of the tree(s) shall be posted with the Town prior to the issuance of a grading permit or building pennit in compliance with the Town's Tree Protection Ordinance to assure the preservation of the trees. The applicant shall be required to secure an appraisal of the condition and value of all affected trees. The appraisal shall be done in accordance with the then CUiTent addition of the "Guide for Establishing Values of Tree and Other Plants," by the Council of Tree and Landscape Appraisers under the auspices of the International Society of Arboriculture. The appraisal shall be performed by a Certified Arborist, and shall be subject to review and approval by the Chief of Planning. The security deposit shall be returned upon verification of the health of the trees following two full growing seasons after project completion. Quercus coccinea (Scarlet Oak), 24" box specimen, with a 4' brick tree well, is the designated street tree along Railroad Avenue. Ginko b. Fairmont (Ginko Biloba), 24" box specimen, with a 4' brick tree well, is the designated street tree for School Street. Two Oak trees shall be planted along the property frontage on Railroad Avenue, and two male Ginkgo trees shall be planted along School Street. The tree well and brick paving pattern shall also be consistent with the patterns along Railroad Avenue, School Street and with the Old Town Beautification Plan. The location of the two street trees to be placed along School Street shall be modified as necessary to avoid conflict with cars parked in the adjacent stalls, subject to review and approval by the Planning Division. An arborist shall establish tree preservation guidelines and construction mitigation measures, as applicable, which shall be in place prior to commencing construction activities. The guidelines and mitigation measures shall be submitted to the Town Planning Division for review and approval prior to the issuance of a demolition permit. All existing trees slated to remain on the project site shall be considered Town- protected trees as a result of this approval and shall be subject to a tree removal PAGE 8 OF RESOLUTION NO. 2001-17 10. 11. permit in the future if any of those trees are proposed for removal. The developer shall be responsible for maintenance of the street trees as part of this project for a period of one year after project completion. This includes hand watering during the initial growth establishment period. Except for the street trees as indicated in the condition above, the developer shall be responsible for the ongoing maintenance of all project related landscaping and decorative hardscape along the project's Railroad Avenue and School Street frontages. 12. On-site landscaping and decorative hardscape shall be maintained in good shape, with planting material refreshed or replaced as may be necessary to address dead, failing or damaged planting material. ARCHITECTURE All ducts, meters, air conditioning and/or any other mechanical equipment whether on the structure or on the ground shall be effectively screened from view with landscaping or materials architecturally compatible with the main structures. All trash and refuse shall be contained within enclosures architecturally compatible with the project architecture. Trash enclosure design shall include a minimum of six-foot high masonry walls on two sides (to be finished siding material that matches or is compatible with the main structure), The gate of the trash enclosure shall be designed as steel framed gates with wood siding bolted to the gates. Gates will be self-closing and self-latching. Prior to issuance of a building permit, the applicant shall document that all trash/recycling areas are appropriately sized and located. The trash and recycling area(s) shall be covered and bermed so as not to allow storm water run-off and run-on from adjacent areas. The area drains for the trash and recycling area(s) shall be connected to the sanitary sewer, not the storm drain system. The street numbers for the commercial structure shall be posted so as to be easily seen from the street at all times, day and night. San~ples of final materials and the proposed color palette shall be submitted for review and approval by the Design Review Board prior to the issuance of building permits for the project. 5. Final architectural elevations, details and revisions shall be submitted for review PAGE 9 OF RESOLUTION NO. 2001-17 and approval by the Design Review Board prior to issuance of building permits for the project. Signage for tenants in this building shall be as shown within the Master Sign Program, with the following modifications: All signage shall be comply with the pertinent Sign Ordinance regulations and shall be submitted for review and approval by the Planning Division for consistency with the Master Sign Program prior to their placement on the property. b. Signage materials for signs shall be 3/4 inch thick acrylic polyurethane individual letters painted KM690-D "Dolphin." Sign messages shall be limited to those permitted by the Sign Ordinance regulations. Sign copy denoting anything other than the business name shall be prohibited. Second Story tenants shall be identified on the wall mounted tenant directory signs located inside the entrance corridor along Railroad Avenue, and next to the elevator. No external wall mounted signs for the second story tenants are allowed on the building elevations. Final details of the approved Master Sign Program shall be submitted for review and approval by the Design Review Board prior to the issuance of building permits for the project. All future tenants of this building shall be given a copy of the Master Sign Program prior to lease signing. The property owner shall have the tenant sign a form indicating the tenants' acknowledgement of this document prior to signing a lease for a tenant space. PAGE 10 OF RESOLUTION NO. 2001-17 E. PARKING 1. Striping for all parking spaces shall be provided and maintained. Where authorized, compact car spaces shall be clearly designated with appropriate pavement marking. Compact spaces shall be no less than 8 feet by 16 feet in size, including allowable overhang. The applicant shall purchase 19 off-site parking spaces within the municipal lot subject to the parking in-lieu fees, not to exceed a maximum of $105,000, at the time of building permit issuance. The parking requirement stated above is based on first floor retail and second floor office use for this building. If the tenant mix in the future is proposed to be mom intensive than what has been approved under this entitlement, thereby generating a higher demand for parking, the developer/owner will be required to first obtain a numerical parking Variance from the Planning Commission for authorization of a higher dependency on on-site parking and shall be required to purchase rights to off-site parking though payments of in-lieu parking fees as applicable at that time. The developer/owner shall construct eight on-street parking spaces on the north side of School Street located between Hartz and Railroad Avenues. Final improvement plans shall be submitted for review and approval by the Town of Danville Engineering Division. All work shall be completed to the satisfaction of the City Engineer prior to building occupancy. The developer/owner shall be responsible for regular sweeping and cleaning of the on-street parking area adjacent to the property to be preformed on a weekly basis, unless otherwise authorized by the City Engineer. The property owner shall document that the contract service in place for the on-site landscape maintenance shall include the requirement that this service provides sweeping and cleaning of the on-street parking area. A Parking Management Plan shall be prepared for the project site, which formalizes the location of employee parking at the off-site Iron Horse Town municipal parking lot. The plan shall depict how each employee of the building will be informed of this plan and all employees shall be required to sign a document indicating their intention to adhere to the established plan. This plan shall be submitted to the Town Planning Division for review and approval prior to the issuance of a building permit. PAGE 11 OF RESOLUTION NO. 2001-17 GRADING Any grading on adjacent properties will require prior written approval of those property owners affected. 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 during the rainy season, the developer shall submit an Erosion Control Plan to the City Engineer for review and approval. This plan shall incorporate erosion control devices such as, the use of sediment traps, silt fencing, pad berming and other techniques to minimize erosion. All new development shall be consistent with modern design for resistance to seismic forces. All new development shall be in accordance with the Uniform Building Code and Town of Danville Ordinances. Stockpiles of debris, soil, sand or other materials 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 disposal and/or treatment of any contaminated soil shall meet all federal state and local regulations. If deemed appropriate by the Health Department, the applicant shall make provisions for immediate containment of the materials. Runoff from any contaminated soil shall not be allowed to enter any drainage facility, inlet or creek. All grading activity shall address National Pollutant Discharge Elimination System (NPDES) concerns. Specific measures to control sediment runoff, construction pollution and other potential construction contamination shall be addressed through the Erosion Control Plan (ECP) and Storm Water Pollution Prevention Plan (SWPPP). A NPDES construction permit may be required, as determined by the City Engineer. Building pad elevation shall be no higher than necessary to provide positive drainage away from the buildings. PAGE 12 OF RESOLUTION NO. 2001-17 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. All mud or dirt carried off the construction site onto adjacent streets shall be swept each day. Water flushing of site debris or sediment or concrete washing is expressly prohibited. 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, as may by deemed warranted by the City Engineer. All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways, paving and utilities, shall be constructed in accordance with approved standards and/or plans and shall comply with the standard plans and specifications of the Development Services Department and Chapters XII and XXXI of the Town Code. At the time project improvement plans are submitted, the applicant shall supply to the City Engineer an up-to-date title report for the subject property. Handicapped ramps shall be provided and located as required by the City Engineer. INFRASTRUCTURE * 2. * 3. Domestic water supply shall be from an existing public water system. Water supply service shall be from the East Bay Municipal Utility District (EBMUD) water system in accordance with the requirements ofEBMUD. EBMUD's initial comments on this project are summarized within their memorandum dated September 6, 2000. All wastewater shall be disposed into an existing sewer system. Sewer disposal service shall be from the Central Contra Costa Sanitary District sewer system in accordance with the requirements of the district. Drainage facilities and easements shall be provided to the satisfaction of the City Engineer and/or the Chief Engineer of the Contra Costa County Flood Control & Water Conservation District. PAGE 13 OF RESOLUTION NO. 2001-17 10. 11. 12. 13. 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 in 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. The applicant 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. All new and existing utilities required to serve the development shall be installed underground. All street, drainage or grading improvement plans shall be prepared by a licensed civil engineer. The project applicant shall install curb, gutter, fire hydrants, and public sidewalk along School Street and Railroad Avenue. The sidewalk along School Street is to have brick banding per the Old Town Beautification Plan. All improvements shall comply with the Old Town Beautification Plan. The applicant shall repave School Street to the centerline of the street, along the entire length of the property. The applicant shall provide a streetlight along School Street consistent with the type required by the Old Town Beautification Plan. PAGE 14 OF RESOLUTION NO. 2001-17 MISCELLANEOUS The project shall be constructed as approved. Minor modifications in the design, but not the use, may be approved by Staff. Any other change will require Planning Commission approval through the Development Plan review process. The proposed project shall conform to the Town's Stormwater Management and Discharge Control Ordinance (Ord. No. 94-19) and all applicable construction and post-construction Best Management Practices (BMPs) for the site. For example, construction BMPs may include, but are not limited to: the storage and handling of construction materials, street cleaning, proper disposal of wastes and debris, painting, concrete operations, dewatering operations, pavement operations, vehicle/equipment cleaning, maintenance and fueling and stabilization of construction entrances. Training of contractors on BMPs for construction activities is a requirement of this permit. At the discretion of the City Engineer, a Storm Water Pollution Prevention Plan (SWPPP) may be required for projects under five acres. Prior to the issuance of building permits, the applicant shall record a grant of easement to provide for the creation of pedestrian and vehicular cross access rights over the subject property, which benefits this parcel, and the parcel to the north identified as 208-025-010 (presently Smith Jewelers). The easement shall be reviewed and approved by the City Attorney prior to recordation. The property located to the north has expressed interest in granting a reciprocal easement as part of the effort to create a network of private cross access easements serving the two properties. This easements will improve on-site circulation; reduce the number of private driveway connections to the surrounding streets; coordinate the location of private driveway connections to the surrounding streets; maximize the number and efficiency of on-site private parking spaces; etc. The applicant shall furnish a trash receptacle near the comer of School Street and Railroad Avenue. This trash receptacle shall be as shown in the Old Town Beautification Plan. Alternatively, the applicant could contribute the equal value of the trash receptacle identified in the Old Town Beautification Plan towards the creation of a "tile art concrete waste container" manufactured by Quick Crete Products Corp or approved equivalent. Traffic calming pavement striping and signs shall be installed at the comer location of the through driveway connection, as depicted on the project plans. Pavement striping and sign language shall be determined by the Transportation Division and included in the on-site improvement plans. The signs shall include wood posts with PAGE 15 OF RESOLUTION NO. 2001-17 wood sandblasted sign face, painted to compliment the building colors. APPROVED by the Danville Planning Commission at a regular meeting on May 8, 2001 by the following vote: AYES: NOES: ABSTAINED: ABSENT: Combs APPROVED AS TO FORM: Osborn, Jameson, Moran, Graham, Storer, Legg Condie -mah City Attorney Chief of PI~ F:/planning/applications/dp/dp2000-24/staftYeport.doc PAGE 16 OF RESOLUTION NO. 2001-17