HomeMy WebLinkAbout2004-28RESOLUTION NO. 2004-28
APPROVING DEVELOPMENT PLAN REQUEST DP 2004-23, DEVELOPMENT
PLAN REQUEST DP 2004-35, AND VARIANCE REQUEST VAR 2004-36
ALLOWING THE CONSTRUCTION OF AN 8,900 +/- sQUARE FOOT
SINGLE FAMILY HOME, AN 800 +/- SQUARE FOOT SECOND
DWELLING UNIT, AND A 1,940 +/- SQUARE FOOT
DETACHED GARAGE (APN: 207-570-019)
WHEREAS, PERRY AND POLLY ABADIR (Owners) and BANDUCCI ASSOCIATES
ARCHITECTS (Applicant) have requested approval of Development Plan requests to allow
the construction of an 8,900 +/- square foot single family home, an 800 +/- square foot
second dwelling unit, and a 1,940 +/- square foot detached garage. Variances are being
requested to allow the proposed second dwelling Unit to encroach 25' into the required 30'
rear yard setback, resulting in a five foot rear yard setback, and to allow the primary
residence to exceed the maximum 24 foot height limit by eight inches, resulting in a
maximum height of 24' 8"; and
WHEREAS, the 8.2 acre +/- subject site is located at 207 Crossbridge Drive and is further
identified as Assessor's Parcel Number 207-570-019; and
WHEREAS, the Town of Danville P-l; Planned Unit Development District Ordinance
requires approval of a final Development Plan application prior to development of the
subject parcel; and
WHEREAS, the Town of Danville's Second Dwelling Unit Ordinance requires the approval
of a Development Plan prior to the establishment of a second dwelling unit on a single
family parcel; and
WHEREAS, the Town of Danville Single Family Residential District Ordinance requires
approval of a Variance request prior to the allowance of deviation from the otherwise
'applicable development standards for the zoning district; and
WHEREAS, the Planning Commission did review the project at a noticed public hearing on
November 23, 2004; and
WHEREAS, the project has been found to be Categorically Exempt from the requirements
of California Environmental Quality Act (CEQA); and
WHEREAS, the public notice of this action was given in all respects as required by law;
and
PAGE 1 OF RESOLUTION NO. 2004-28
WHEREAS, a staff report was submitted recommending that the Planning Commission
approve the request; and
WHEREAS, the Planning Commission did hear and consider all reports, recommendations,
and testimony submitted in writing and presented at the hearing; now, therefore, be it
RESOLVED, that the Planning Commission of the Town of Danville approves
Development Plan request DP 2004-23, Development Plan request DP 2004-35, and
Variance request VAR 2004-36 per the conditions contained herein, and makes the
following findings in support of this action:
FINDINGS
Development Plan - Single Family Home
The proposed Development Plan will not be detrimental to the to the health, safety,
and general welfare of the Town.
The Development Plan will not adversely affect the orderly development of
property within the Town.
The Development Plan will not adversely affect the preservation of property values
and the protection of the tax base within the Town.
°
The Development Plan will not adversely affect the policy and goals as set by the
2010 General Plan.
¸5.
The Development Plan will not create a nuisance and\or enforcement problem
within the neighborhood or community.
°
The Development Plan will not encourage marginal development within the
neighborhood.
Development Plan - Second Dwelling Unit
The proposed Development plan will not be detrimental to the to the health, safety,
and general welfare of the Town.
The Development Plan will not adversely affect the orderly development of
property within the Town.
o
The Development Plan will not adversely affect the preservation of property values
and the protection of the tax base within the Town.
PAGE 2 OF RESOLUTION NO. 2004-28
The Development Plan will not adversely affect the policy and goals as set by the
2010 General Plan.
The Development Plan will not create a nuisance and~or enforcement problem
within the neighborhood or community.
The Development Plan will not encourage marginal development within the
neighborhood.
Variance
This variance does not constitute a grant of special privilege inconsistent with the
limitations on other properties in the area and the P-l; Planned Unit Development
District 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:
The proposed setback for the detached second dwelling unit, which is
consistent with the development standards applicable to accessory
structures, will not result in privacy impacts to surrounding properties since
the second dwelling unit would be located approximately 100 feet away from
the nearest adjacent home, and is approximately 20 feet higher in elevation.
bo
The proposed eight-inch height variance for the highest ridgeline of the
home is necessary to allow for the most desirable architectural design for the
home. The eight-inch variance for the highest ridgeline is substantially
consistent with the intent of the previous approval of the subdivision which
created the subject parcel since the single story design will be as low as
possible, minimizing the visual impacts of the development.
o
This variance is in substantial conformance with the intent and purpose of the P-l;
planned Unit Development District in which the subject property is located since the
variance allows for the reasonable develop of a single family home and second
dwelling unit.
CONDITIONS OF APPROVAL
Conditions of approval with an asterisk ("*') in the left-hand column are standard project
conditions of approval.
PAGE 3 OF RESOLUTION NO. 2004-28
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.
A. GENERAL
This approval is for Development Plan requests to allow the construction of
an 8,900 +/- square foot single famil, y home, an 800 +/- square foot second
dwelling unit, and a 1,940 +/- square foot detached garage. Variances are
being requested to allow the proposed second dwelling unit to encroach 25'
into the required 30' rear yard setback, resulting in a five foot rear yard
setback, and to allow the primary residence to exceed the maximum 24 foot
height limit by eight inches, resulting in a maximum height of 24' 8".
Development shall be substantially as shown on the project drawings as
follows, except as may be modified by conditions contained herein;
Architectural Plans labeled "Abadir Residence," consisting of four
sheets, as prepared by Banducci Associates Architects Inc., dated
received by the Planning Division on August 25, 2004.
Preliminary Landscape Plans labeled "Abadir Residence," as prepared
by Peter Koenig Designs, consisting of two sheets, dated received by
the Planning Division on August 25, 2004.
Preliminary Grading Plan labeled "Abadir Property," as prepared by
DK Associates, consisting of one sheet, dated received by the Planning
Division on August 25, 2004.
'd.
Colored color, materials, and detail sheet labeled "Abadir Residence,"
as prepared by Banducci Associates Architects, Inc., dated received by
the Planning Division on August 25, 2004.
The applicant shall pay any and all Town and other related fees that the
property may be subject to. These fees shall be based on the current fee
schedule in effect at the time the relevant permits are secured, 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 Child Care
Facilities fees ($335.00), Tri-Valley Transportation fee ($1,736.00), Storm
Water Pollution Program fee ($82.00).
PAGE 4 OF RESOLUTION NO. 2004-28
o
ge
Prior to the issuance of a building permit, the applicant shall reimburse the
Town for notifying surrounding neighboring residents of the public hearing.
The fee shall be $238.50 (159 notices X $0.75 per notice X two notices).
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.
The applicant shall submit to the Town of Danville fees required to file a
Notice of Exemption. The fee shall be $ 25.00. This check shall be made
payable to the Contra Costa County Recorders Office and shall be submitted
to the Town within five days of project approval.
Prior to issuance of a grading permit or building permit for the project, an
archaeological study shall be prepared for the site by a qualified
archaeologist. If any archaeological resources are discovered, the applicant
shall be required to follow all recommendations contained within the report
related to the treatment of the site.
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. Prior to
any construction work on the site, including grading, the applicant shall
install a minimum 3' x 3' sign at the project entry which specifies the
allowable construction work days and hours, and lists the name and contact
PAGE 5 OF RESOLUTION igO. 2004-28
person for the overall project manager and all contractors and' sub-
contractors working on the job.
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.
10.
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.
11.
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.
12.
If the applicant intends to construct the project in phases, then the first
submittal for building permits shall be accompanied by an overall phasing
plan. This plan shall address: off-site improvements to be installed in
conjunction with each phase; erosion control for undeveloped portions of the
site; timing of delivery of emergency vehicle access connections; and phasing
of project grading. The phasing plan shall be subject to the review and
approval of the City Engineer and Chief of Planning.
13.
As part of the initial submittal for the final map, plan check, and/or building
permit review process (whichever occurs first), the applicant shall submit a
written Compliance Report detailing how the conditions of approval for this
project have been complied with. This report shall list each condition of
approval followed by a description of what the applicant has provided as
evidence of compliance with that condition. The applicant must sign the
report. The report is subject to review and approval by the City Engineer
and/or Chief of Planning and/or Chief Building Official, and may be
rejected by the Town if it is not comprehensive with respect to the applicable
conditions of approval.
14.
Planning Division sign-off is required prior to final building inspection sign-
off by the Building Division.
PAGE 6 OF RESOLUTION NO. 2004-28
B. 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. Lighting along the driveway, if desired, shall be low voltage
and down directed and shall be activated by motion sensors so as to turn on
only when a vehicle travel on the driveway, and turn off within a short
'period of time. The final lighting plan shall be subject to review and
approval by the Planning Division and Design Review Board prior to
issuance of building permits for the project.
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 front of a building.
Any on-site wells and septic systems shall be destroyed in accordance with
Contra Costa County Health Services Department - Environmental Health
Division regulations. Environmental Health Division permit and inspections
for this work shall be obtained.
The applicant shall require the contractor and subcontractor to park only on
the construction site not on the cul-de-sac at the end of Cross Bridge Drive.
The project entry gate shall be located on the west side of the public creek
trail easement.
C. LANDSCAPING
* 1.
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 served by an automatic underground irrigation
system and maintained in a healthy growing condition. Irrigation shall
comply with Town of Danville Landscape Ordinance #91-14 and landscape
guidelines and shall be designed to avoid runoff and overspray. Proposed
common maintenance lawn areas within the project shall not exceed a
maximum of 25 percent of proposed common landscaped areas.
PAGE 7 OF RESOLUTION NO. 2004-28
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.
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.
The three large oak trees located on the site shall be preserved. Prior to
grading, the entire drip lines for these two trees shall be fenced. No storage
of equipment or materials shall be allowed within the fence.
All tree preservation recommendations contained within the Tree Report
prepared by HortScience shall be implemented as part of this project. Prior
to occupancy of the home, the project arborist shall meet on the site with the
Town to inspect the trees and to verify the adequate implementation of the
mitigation measures.
o
For the two oak trees which may be impacted by the development, a security
deposit in the amount of the assessed value of the trees (calculated pursuant
to the Town's Tree Protection Ordinance) shall be posted with the Town
prior to the issuance of a grading permit or building permit to maximize the
probability that the affected trees will be retained in good health. 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
current 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. A tree preservation agreement shall be
prepared that outlines the intended and allowed use of funds posted as a tree
preservation security deposit. That portion of the security deposit still held
by the Town two full growing seasons after project completion shall be
returned upon verification that the trees covered by the deposit are as
healthy as can be provided for under the terms of the tree preservation
agreement.
The final landscape plan shall incorporate additional trees and/or shrubs
between the second dwelling unit and the rear property line to help screen
the structure. Final design shall be subject to review and approval by the
Planning Division and Design Review Board.
PAGE 8 OF RESOLUTION NO. 2004-28
The proposed palm trees to be planted as part of the development shall be of
a variety which does not exceed 18 feet in height when mature, subject to
review by the Planning Division and Design Review Board.
10.
The project landscape architect shall be required to be onsite during the
landscape installation to verify proper installation prior to finalization of the
building permit. The landscaping shall be subject to the review and
acceptance by Town staff to verify that all required landscape material has
been installed in accordance with the plans.
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 colors and materials for the project shall be as shown on the color and
material board on file with the Planning Division. Final materials and the
proposed color palette shall be subject to final review and approval by the
Design Review Board prior to the issuance of building permits for the
project.
o
Final architectural elevations, details and revisions, and the final landscape
plan, shall be submitted for review and approval by the Design Review
Board prior to issuance of building permits for the project. Six full sized sets
of construction drawings for the project shall be submitted to the Planning
Division for design review concurrent or prior to, the applicant initiating the
Building Division plan check process.
GRADING
Any grading on adjacent properties will require prior written approval of
those property owners affected.
At least one week prior to commencement of grading, the applicant shall
post the site and mail to the owners of property within 300 feet of the exterior
boundary of the project site, to the homeowner associations of nearby
residential projects and to the Town of Danville Development Services
Department, a notice that construction work will commence. The notice shall
PAGE 9 OF RESOLUTION NO. 2004-28
include a list of contact persons with name, title, phone number and area of
responsibility. 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 authority to initiate corrective action in their area of
responsibility. The names of individuals responsible for dust, noise and litter
control shall be expressly identified in the notice.
o
Development shall be completed in compliance with a detailed soils report
and the construction grading plans prePared for this project. The engineering
recommendations outlined in the 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 report, 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). 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.
o
All cut and fill areas shall be appropriately designed to minimize the effects
of ground shaking and settlement.
o
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
PAGE 10 OF RESOLUTION NO. 2004-28
Fo
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.
10.
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). The SWPPP shall supplement the
Erosion Control Plan and project improvement plans. These documents shall
also be kept on-site while the project is under construction. A NPDES
construction permit may be required, as determined by the City Engineer.
STREETS
o
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 to 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 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 if deemed warranted by
'the City Engineer.
PAGE 11 OF RESOLUTION NO. 2004-28
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.
Public streets shall be improved to the standards in #F.5. above. Private
streets shall be improved to public street structural standards. Private street
improvements, and their dimensions, shall be as shown on the project plans
identified in #A.1. above and shall conform to Standard Plan 104 a & b.
INFRASTRUCTURE
o
Domestic water supply shall be from an existing public water system.' Water
supply service shall be from the East Bay Municipal Utility District water
system in accordance with the requirements of District.
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.
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. Development which proposes to contribute
additional water to existing drainage systems shall be required to complete a
hydraulic study and make improvements to the system as required to handle
the expected ultimate peak water flow and to stabilize erosive banks that
could be impacted by additional storm water flow.
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.
PAGE 12 OF RESOLUTION NO. 2004-28
o
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.
Electrical, gas, telephone, and Cable TV services, shall be provided
underground in accordance with the Town policies and existing ordinances.
All utilities shall be located and prOvided within public utility easements,
sited to meet utility company standards, or in public streets.
10.
All new utilities required to serve the development shall be installed
underground.
* 11.
All street, drainage or grading improvement plans shall be prepared by a
licensed civil engineer.
H. MISCELLANEOUS
* 1.
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.
As a part of the issuance of a demolition permit and/or building permit for
the project, the developer shall submit a recycling plan for building and
construction materials and the disposition of green Waste generated from
land clearing on the site. Prior to obtaining framing inspection approval for
the project, the applicant/owner shall provide, the Planning Division with
written documentation (e.g. receipts or records) indicating that waste
materials created from the demolition of existing buildings and the
construction of new buildings were/are being recycled according to their
recycling plan, or in an equivalent manner.
o
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
PAGE 13 OF RESOLUTION NO. 2004-28
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 commencement of any site work that will result in a land disturbance
of one (1) acres or more in area, the applicant/owner shall submit evidence
to the Town that the requirements for obtaining a State General Construction
Permit have been met. Such evidence may be the copy of the Notice of Intent
(NOI) sent to the State Water Resources Control Board. Additionally, the
applicant/owner shall submit evidence that the requirements for obtaining
the U.S. Army Corps of Engineers 404 Permit, the State Water Resources
Control Board's 401 Certification, and the California Department of Fish and
Game's Streambank Alteration Agreement have been or will be met.' Such
evidence may be a copy of the permit(s)/agreement and/or a letter from the
applicant/owner stating the above permit(s) are not required for the subject
project.
If the project is over five acres in size, a Notice of Intent (NOI) and Storm
Water Pollution Prevention Plan (SWPPP) shall be filed with the Regional
Water Quality Control Board and a copy given to the City Engineer prior to
commencement of any construction activity. A SWPPP shall be prepared as
part of the preparation of project improvement plans. The SWPPP shall
supplement the erosion control plan prepared for the project, if one is
required. These documents shall also be kept on-site while the project is
under construction.
I. SECOND DWELLING UNIT
The property owner shall occupy either the principal or the secondary
residential trait. If neither unit is owner-occupied, then the use of the
property shall revert to a single-family occupancy. Nothing in this section
shall be construed to prohibit one or both of the tmits remaining vacant.
Before obtaining a Building Permit for .a second dwelling unit, the
property owner shall file with the County Recorder a declaration or an
agreement of restrictions, which has been approved by the City Attorney
as to its form and content, and stating that:
PAGE 14 OF RESOLUTION NO. 2004-28
The second dwelling unit shall not be sold separately and may not
be subdivided.
Co
do
The second dwelling unit is restricted to the size approved by the
Land Use Permit allowing the unit.
The restrictions shall be binding upon any successor in ownershiP
or the property and lack of compliance shall result in proceedings
to revoke the Land use Permit.
The Land Use Permit allowing the second dwelling unit shall be in
effect only so long as either the primary residence or the second
dwelling unit is occupied by the owner of record of the property.
APPROVED by the Danville Planning Commission at a regular meeting on November 23,
2004, by the following vote:
AYES:
NOES:
ABSTAINED:
ABSENT:
Graham, Jameson, Moran, Osb°rn, Storer
Combs, Condie, Legg~kair~
APPROVED AS TO FORM:
City Attorney
Chief o g
PAGE 15 OF RESOLUTION NO. 2004-28
