HomeMy WebLinkAbout029-86D LE
RESOLUTION NO. 29-86
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DANVILLE
APPROVING FINAL MAP AND SUBDIVISION AGREEMENT
FOR SUBDIVISION 6661 - MEADOW CREEK, PHASES I & II
The following documents were presented for Council approval this
date:
A Final Map of Subdivision 6661 - Meadow Creek, Phases I &
II, said map having been certified by the proper officials;
A Subdivision Agreement with Olympia Properties,
subdivider, whereby said subdivider agrees to complete all
improvements as required in said Subdivision Agreement
within one year from the date of said agreement.
Said documents were accompanied by:
I .
Security to guarantee the completion of road and drainage
improvements as required by Title 9 of the City Ordinance
Code, as follows:
A.
Cash deposit in the amount of $6,496.34 made by
Olympia Properties.
Be
Additional security in the form of corporate
surety bond dated April 7, 1986 and issued by
National Indemnity Company, in the amount of
$643,137.66 for faithful performance and
$324,817.00 for labor and materials.
II.
Letter of credit in the sum of $45,000.00 issued by Wells
Fargo Bank, N.A. with Olympia Properties as principal to
cover the cost incurred by the Sycamore Valley Assessment
District in providing a temporary project entrance,
temporary channelization and partial installation of a
traffic light (mainly the installation of traffic signal
conduits at the intersection of Camino Tassajara and A
Street.
The cost is summarized as follows:
a) Installation of blank conduit $20,000.00
b) Transition pavement removal
of striping $25,000.00
TOTAL
510LaGonda Way ·Danville, Cali~rnia 94526
$45,000.00
(415) 820-6337
It's understood that these funds will be used to reimburse
the Assessment District and the remainder reimbursed to the
developer.
IV. The recordation of the Final Map shall occur only after:
a)
The agreement for maintenance purposes between the
Flood Control District and Olympia Properties is
approved by both parties and the City of Danville.
b)
Compliance with the requirements of the San Ramon
Valley Unified School District as specified in the
Sycamore Valley Specific Plan. Said compliance shall
be verified in the form of a letter of understanding
or agreement prior to recordation of Final Map.
c)
An agreement with the City, East Bay Regional Park and
Olympia Properties addressing the disposition and
improvement of lands designated as open space is
approved by all parties.
d) Fish & Game permit approval.
Should this not occur within 45 days from the date of
adoption of this Resolution, the City will rescind the
approval of the Final Map.
NOW THEREFORE BE IT RESOLVED that said subdivision,
together with the provisions for its design and improvement, is
determined to be consistent with the City's general and specific
plans;
BE IT FURTHER RESOLVED that said Parcel Map is approved and
this Council does not accept or reject on behalf of the public
any of the streets, paths, or easements shown thereon as
dedicated to public use.
BE IT FURTHER RESOLVED that said Subdivision Agreement is
also approved.
PASSED, APPROVED AND ADOPTED this 10thday of April, 1986, by the
following vote:
AYES:
Kennett, Lane, McNeely, Schlendorf
NOES: None
ABSTAIN: None
ABSENT: 0ffenhartz
ATTEST:
Mayor /
ADMINISTRATIVE STAFF REPORT
TO: Mayor and City Council April 10, 1986
SUBJECT: Approval of the Final Map and Subdivision Agreement
for Subdivision 6661 - Meadow Creek Phases I & II
BACKGROUND
The subject Final Map creates 109 dwelling units on
approximately 146 acres of land in Sycamore Valley. The project
involves the development of approximately 30 acres of land north
of Sycamore Creek and south of Camino Tassajara, with the
balance of the property proposed as open space. The Tentative
Map was approved by the Planning Commission on September 23,
1985.
Key items which have been included in this Final Map are:
bonding for a traffic signal on Camino Tassajara
Parkway;
dedication of all required easements;
Key items not included in this Final Map, but will be approved
at a later date, are as follows:
· i
i
School District acceptance
Flood Control maintenance agreement
EBRPD acceptance of open space
Fish and Game permit
All other conditions of approval for this project have been
completed as required.
RECOMMENDED ACTION(S)
It is recommended that the City Council adopt Resolution No.
29-86 approving the Final Map and Subdivision Agreement for
Subdivision 6661.
COST IMPACT
None
Prepared by:
Mark Nothaft
Associate Civil Engineer
Attachments:
Exhibit A - Project Location Map
Exhibit B - Planning Commission Staff Report, 9/23/85
Exhibit C - Planning Commission Summary of Actions, 9/23/85
I,--
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PUD 84-6
EXHIBIT A
FINDINGS AND CONDITIONS OF APPROVAL
TENTATIVE MAP 6661
FINAL DEVELOPMENT PLAN FOR PUD 84-6
Findings
The Planning Commission of the City of Danville make the
following findings in support of the proposed Tentative Map and
Final Development Plan (Subdivision 6661 and PUD 84-6)·
·
The Tentative Map and Final development Plan together with
the design and improvement of the proposed subdivision are
consistent with the Sycamore Valley Specific Plan and the
General Plan.
·
The Final Development Plan is consistent with Ordinance
No. 60-85, granting rezoning of the property to P-1 based
upon the approved Preliminary Development Plan.
·
The site is physically suitable for the type and proposed
density of development.
·
The design of the subdivision and the proposed improvements
are not likely to cause substantial environmental damage or
substantially and avoidably injure fish or wildlife or their
habitat·
0
The design of the subdivision an the type of improvements
are not likely to cause serious public health problems·
·
The design of the subdivision and the type of improvements
will not conflict with easements acquired by the public at
large, for access through or use of property within the
proposed subdivision.
0
An Environmental Impact Report was prepared for the Sycamore
Valley Specific Plan and Certified by Contra Costa county in
1981, and an addendum to that EIR was prepared and approved
by the city of Danville in 1985.
·
Approximately 61 dwelling units are available within the
1850 dwelling unit maximum stipulated by the Sycamore Valley
Specific Plan, which may be allocated ton one or more
areas. Further, such action may occur without reducing the
number of units allocated to any of the other residential
properties within the Specific Plan Area.
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9. That theMeadow Creek project represents an outstanding
design including the architecture and/or site plan.
10. That the Meadow Creek project is consistent with the
direction and goals of the City of Danville's adopted
General Plan Housing Element·
11. That the anticipated sales prices for the proposed dwelling
units may enable the project developer to qualify a portion
of said units for bond financing under Contra Costa County's
Home Mortgage Finance Program·
12. That approval of the project will enable the developer to
preserve additional open space land beyond that which is
shown on the Specific Plan Map and the City's General Plan.
Conditions of Approval
®
This approval is based upon the Tentative Map and
Preliminary Grading Plan for Subdivision 6661, and the Final
Development Plan for PUD 84-6. Any revisions to these plans
including site plans or architecture shall be submitted for
review of the Chief of Planning and City Engineer.
2· The total number of residential units not shall exceed 171.
·
The land uses and minimum dimensional standards and
requirements for the principal and accessory structures on
these lots shall be as follows:
Frontyard 20 ft.
Sideyard
10 ft. building separation for
1 story units
15 ft. building separation for
2 story units
Rearyard 20 ft. (average)
Unit locations shall be as shown on the Site Plan for
the Final Development Plan with respect to frontyard
setbacks and unit mix. Residential building height
shall not exceed 28 ft. above average grade. Any
deviation from these criteria or interpretation of
standards shall be subject to the administrative review
and approval of the Chief of Planning.
(NOTE: Asterisk indicates conditions which must be satisfied
prior to recordation of final maps; () indicates standard
conditions of approval.)
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·
C5~ ·
(6) .
·
·
Approval of the Preliminary Architecture as submitted as
part of the Final Development Plan including colors and
material, is hereby granted· The following items shall
be incorporated into the architectural working drawings
for the project:
Ae
Siding material shown on exterior elevations shall
be natural wood or lap siding· The use of
hardboard siding is not permitted.
Be
C·
Trellises as shown on the streetscape elevations
submitted, shall be constructed by the developer
as part of each unit·
Approved spark attestors shall be installed on
each chimney used for fireplaces and heating
appliances in which solid or liquid fuel is used.
De
All four exterior unit elevations shall be trimmed
and detailed similar to front elevations. Trim
material around doors and windows shall be a
minimum 1 5/8 inch thickness.
Ee
All air conditioners/condensers shall be ground
mounted and screened from public view.
Pc
If the City of Danville adopts an ordinance
addressing requirements for fire retardant roofing
on the Citywide basis Drior to issuance of
buildina permits for this Droject. then the
developer shall comply with the requirements of
that ordinance·
Preliminary Landscape Plans as submitted are generally in
accordance with the Camino Tassajara Streetscape
Recommendations. Preliminary Plans shall be resubmitted
within 30 days of Planning Commission approval for review
by the Chief of Planning, and shall be revised to include
all information addressed in Exhibit B.
Upon approval of a Preliminary Landscape plan, Landscape
Working Drawings shall be submitted for review by the
Chief of Planning prior to issuance of any building
permits.
All acoustical recommendations contained in the report
prepared for the project by Edward L. Pack and Associates
inc., dated June 7, 1985, shall be incorporated into the
final design and construction of the project·
All recommendations contained in the Soil and Geologic
Investigation prepared for the project by Tetras·arch,
Inc., dated May 15, 1984, shall be incorporated into the
final design and construction of the project· The soils
engineer shall sign the final grading plan.
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(9). All recreation buildings, Cabanas, etc. shall comply with
San Ramon valley Fire Protection District Ordinance #4,
Supervised Sprinkler Requirements, prior to occupancy.
10.
The recreation facilities and landscape treatment along
Camino Tassajara shall be developed with each appropriate
phase of project development, subject to the review of the
Chief of Plannina.
(11). The developer shall enter into an acceptable agreement
with the City. addressing the disposition and improvement
of lands designated as open space prior to issuance of
gradinq Dermits or recordation of Final Maps for the
proiect. whichever shall first occur.
12.
Boundaries of the open space area shall be as shown on
Exhibit 1. The southerly edge of the flood control
channel should form the northern boundary of the open
space area.
13.
A 50 foot wide public access easement shall be offered for
dedication to the City contiguous to the south side of the
Flood Control easement along Sycamore Creek.
14.
Developer shall participate in an assessment district of
other funding mechanism for completion of all requirements
contained in the Sycamore Valley Specific Plan pursuant to
the approved scope of improvements as amended and adopted
by the City Council on July 3, 1985. In addition, the
developer shall participate in a Lighting and Landscaping
Maintenance District to be formed in accordance with the
Landscaping and Lighting Act of 1972.
(15). Convenants, Condition and Restrictions, Articles of
Incorporation and By-Laws for a mandatory homeowners
association shall be prepared for the project. The City
shall be made a third party beneficiary as to the sections
of the CC&R's which address any applicable conditions
included in the project conditions of approval. and the
following areas of concern:
A. Maintenance of private drainage systems, lot grading
and landscaping. and subdrain systems;
B. Prohibition of recreational vehicle parking;
C. Town police shall be allowed to enforce municipal
parking regulation on all public and private roadways;
D. Construction of swimming pools and/or accessory
structures of any kind shall require the approval of
the HOA and the Town of Danville;
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E. A permanent maintenance agreement for all landscaping
in common areas will be required from the HOA assuring
regular maintenance including irrigation, fertilization
and weed abatement/
F. All E.V.S. ts and fire trails within the area controlled
by the HOA shall be maintained by the HDA/
G. Drip irrigation systems should be considered where
practical. As built irrigation plans shall be provided
to the HOA for all common areas/
H. CC&Rts shall include the City as a beneficiary of the
agreement. The City shall be granted the right but not
the duty of enforcing any Drovisions contained in the
CC&Rs. Additions to the CC&Rs by the HDA consistent
with the original CC&Rs may be made at the discretion
of the HOA. Any changes Derraining to Conditions of
ApDroval imDosed upon the proiect shall be submitted to
the City for review by the City Attorneyl and
I. Membership in the association is mandatory for all lot
owners in the subdivision.
J. No antennas, microwave or satellite receiving dishes or
other broadcasting or receiving devices shall be
permitted.
K. Flood Control District responsibility for maintenance
of Sycamore Creek shall be limited to maintenance of
drop structures, clearing of debris and sediments as
necessary to maintain capacity and preventing future
erosion from exceeding the limits of the flood plain.
County Flood Control shall have the right of access
over any private streets within the project.
Prior to filing of a final subdivision map, the City
Attorney shall review the CC&Rs to assure that all
applicable conditions of approval have been addressed.
L. Open wire fencing shall be used in all rearyard areas
which abutt common open space, and in sideyard and
rearyard areas which traverse 2:1 of 3:1 slopes.
(16). The developer shall comply with the requiremnts of the San
Ramon Valley Unified School District as specified in the
Sycamore Valley Specific Plan. Said compliance shall be
verified in the form of a letter of understanding or
agreement prior to issuance of grading permits or
recordation of Final Maps.
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17.
18.
19.
20.
21.
22.
23.
Within 30 days of the date of Planning Commission
approval, the Tentative Map shall be revised to include
the following items and resubmitted to the City Engineer:
A.
Designate all parcels with either number or letter
designation; include common area and open space;
B.
Revise typical half section of loop connector
street to show 16 foot width from face to face of
curb;
Co
Revise "B" Street width to 30 feet north of
intersection with loop connector streets "C" and
IIEH !
Do
Add sidewalk on one side to Streets "C" and "E";
and
E.
Delete lot numbers 36 and 154 and relocate these
two units elsewhere within the project in order to
provide for adequate setback from Sycamore Creek.
All proposed grading shall be carried out in accordance
with "Grading and Erosion Control Requirements" as set
forth in the Sycamore Valley Specific Plan and
recommendations contained in the soil and Geologic
Investigation prepared for the project by Tetras.tach,
Inc., dated May 15, 1984.
The street "A" intersection with Camino Tassajara shall
be constructed with the first phase of development. This
shall be the main access point for the development.
Portions of Street"B" and Streets "C" and "E" shall also
be constructed as necessary to serve Phases I and III.
The EVA's shall be constructed, but should not be used
for normal vehicular access.
The intersection of Street "A" with existing Camino
Tassajara shall be designed with temporary left turn
channelization, acceleration and decel.ration lanes and
appropriate traffic controls.
The location of Street"A" shall establish the major
access point to the area north of Camino Tassajara.
Private street design shall conform to the City's Private
Street Policy.
All private streets shall be signed for no parking fire
lane.
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24.
For all street intersections and along curved portions of
the street alignment, proper sight distance shall be
maintained. This provision shall be enforced by
including in the CC&Rts requirements regarding setback
for fencing and standards for landscape trimming along
street frontage.
(25).
In accordance with Section 92-2.006 of the City Ordinance
Code, this project shall conform to the provision of the
City subdivision ordinance (Title 9). Any exceptions
thereform must be specifically listed in the conditional
approval statement, attached to the Tentative Map.
*(26). A current title report and copies of the recorded deeds
to all parties having an interest in the proDertv and, if
necessary, copies of deeds for adjoining properties and
easements, thereto, shall be submitted at the time of
submission of the Final Subdivision Map for the City
Engineer.
(27). Copies of the Final Map and improvement plans, indicating
all lots, streets, and drainage facilities within the
subdivision shall be submitted at 1" = 300 ft. scale, for
City mapping purposes.
*(28). 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 of permanent,
road and drainage improvements.
(29). Submit improvement plans to the City Engineer for review;
pay the plan review, inspection and applicable lighting
fees.
(30). Where soil or geologic conditions encountered in grading
operations are different form that anticipated i the soil
and geologic investigation report, or where such
conditions warrant changes to the recommendations
contained in the original soil investigation, a revised
soils or geologic report shall be submitted for approval
by the City Engineer. It shall be accompanied by an
engineering and geological opinion as to the safety of
the site from hazards of land slippage, erosion
settlement, and seismic activity.
*(31). If grading is commenced prior to filing the Final Map, a
surety or guarantee, as determined suitable by the City
Engineer, shall be filed with the City of Danville to
ensure restoration of the site to a stable and erosion
resistant state if the project is terminated prematurely.
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*(32). Any grading on adjacent properties will require written
approval of those property owners affected.
*(33). All grading plans shall be accompanied by erosion control
and revegetation plans.
(34). Dust control measures, as approved by the City Engineer
shall be followed at all times during grading and
construction operations.
(35). Construction and grading operations shall be limited to
weekdays (Mondays through Friday) and the hours from 7:30
a.m. to 5:30 p.m. unless approved in writing by the City
Engineer.
(36). Grading and land preparation shall be restricted to the
period of April 15 to October 15 to minimize erosion and
deposition of sediments in Sycamore Creek. All exposed
erosive slopes resulting from grading activities should
be hydromulched or otherwise stablilized by project
developers each year by October 15. Exceptions may be
granted by the City Engineer.
(37). Any portion of the drainage system that conveys runoff
from public streets shall be installed within a dedicated
drainage easement, or public street.
(38). Storm drain facilities shall be designed to channel water
into natural drainage ways. Outfall lines should be
designed to carry water from the edge of developed areas
to energy dissipators at nearby creekbeds in order to
minimize erosion that will occur if outlets are placed at
the opts of slopes.
(39). Storm drains shall be placed in streets or open space
corridors wherever possible and the plan shall be
designed so that this can be accomplished without the
pipes being excessively deep.
(40). If a storm drain must cross a lot, or be in an easement
between lots, the easement width shall be equal to or at
least double the depth of the storm drain.
(41). Provisions shall be made to protect the subdivision
improvements from hillside runoff via interceptor
ditches, grade terraces, or similar facilities within the
development.
42.
All dwelling units having driveways less than 23 feet in
length shall be equipped with roll up garage doors.
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*(43). Convey to the City, by offer of dedication all necessary
right-of-way on Camino Tassajara as required for planned
parkway.
(44). Abutter's right of access along Camino Tassajara except
for the intersection areas, shall be relinquished.
(45). The developer shall keep adjoining public streets free
and clean of project dirt, mud materials, and debris
during the construction period, as is found necessary by
the City Engineer.
(46). Handicapped ramps shall be provided as required by state
of CaliforniaTitle 24, and by the City Engineer.
47.
Dedicate a drainage easement on Sycamore Creek to Contra
Costa Flood Control District conforming to the adopted
Floodway Plan. The southernmost 50 feet of that easement
shall also be dedicated to the City of Danville for
public trail access purposes.
48.
Construct all drainage structures within the property
conforming to the Sycamore Creek Floodway Plan, as
amended in the Addendum to the 1981 EIR.
49.
An allweather roadway surface twelve feet wide shall be
provided on a twenty foot wide bench all along the creek
for maintenance purposes unless otherwise specified by
Flood Control. Adequate turn-arounds shall be provided.
* 50.
Conduct a study of the impact this development will have
on existing capacity of Sycamore Creek, both upstream and
downstream. construct off-site improvements on Sycamore
Creek to mitigate any adverse impacts. Study to be
reviewed by City staff and Flood Control staff.
51.
Repair existing erosion along Sycamroe Creek and as
directed by Contra Costa Flood Control District.
52.
Proposed drainage discharge points to Sycamore Creek
shall be designed to conform with requirements of Contra
Costa County Flood Control and the City of Danville.
53.
Comply with all requirements of the San Ramon Valley Fire
Protection District with respect to emerging vehicle
access and all fire code requirements.
(54). Sewage disposal serving the project shall be provided by
the Central Contra Costa Sanitary District.
(55). Water supply serving the project ghall be by the Eagt Bay
Municipal Utility District.
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(56). If archaeologic materials are uncovered during grading,
trenching or other excavation, earthwork within 100 feet
of these materials shall be stopped until a professional
archaeologist who is certified by the Society of
California of Archaeology (SCA) and/or the Society of
Professional Archaeology (SOPA) has had an opportunity to
evaluate the significance of the find and suggest
appropriate mitigation measures, if they are deemed
necessary.
57.
* 58.
The applicant shall submit a list of proposed street
names for review and approval prior to recordation of
final maps.
Working jointly. Sycamore Valley developers shall prepare
a day care plan addressin~ the potential location(s) for
day care facilities within Sycamore Valley based upon
individual project demoqraphics and demand.
The day care plan including a schedule for implementation
shall be submitted for the review of the Chief of
Planning prior to the recordation of Final Maps for the
project.
59.
The developer shall install a traffic signal at the
intersection of the major project entrance road with
Camino Tassajara. Developer shall guarantee 100 percent
of the signal cost through a cash deposit or letter of
credit. Upon issuance of 75 percent of the building
permits, the City Engineer and Chief of Planning shall
determine any reimbursement to be made to a maximum of
50 Dercent of the total signal cost.
60.
Construction traffic shall be prohibited from using that
segment of Camino Tassaiara south of Diablo Road and
north of Gatetree Drive.
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PLANNING COMMISSION MEETIN
Date: September 23', 1985
PUBLIC HEARING:
NOTICE PUBLISHED IN NEWSPAPER
YES
X
Yes
NO
NOTICES MAILED TO PROPERTY OWNERS WITHIN 300 FEET Yes
ITEM:
RECOMMENDATION:
LOCATION:
APN:
ACREAGE/SQ. FT.:
Olympia Properties, Tentative Map for
Subdivision 6661, Final Development Plan for
PUD 84-7
Recommend approval of Tentative Map for
Subdivision 6661 and Final Development Plan
for PUD 84-6 subject to Findings and
Conditions of Approval shown on Exhibit A.
South side of Camino Tassajara approximately
1/2 mile west of Dougherty Road
217-020-001
146 acres
PROPOSAL:
OWNER:
Tentative Map and Final Development Plan
approval for 171 paired single family dwelling
units
Lawrence Myers
AGENT:
James C. Ghielmetti, Olympia Properties
PREVIOUS ACTION:
EIR:
Preliminary Development Plan approval and
adoption of Ordinance No. 60-85 establishing
P-1 zoning by the City Council on May 6, 1985
Sycamore Valley Specific Plan EIR and Addendum
GENERAL PLAN:
ZONING:
Single Family-Medium Density, 3-5 dwelling
units per acre; Single Family-Low Density 1-3
dwelling units per acre and General Open Space
P-1
LAND USE:
Vacant
PROJECT DESCRIPTION
Olympia Properties is requesting Final Development Plan and
Tentative Map approval to develop 171 dwelling units on
approximately 146 acres of land in Sycamore Valley. The project
which is known as Meadow Creek would involve the development of
approximately 30 acres of land north of Sycamore Creek and south
of Camino Tassajara, with the balance of the property proposed
as open space.
In February and March, 1985, the Planning Commission considered
a request by Olympia Properties for approval of a Preliminary
Development Development Plan for PUD 84-6 which included 188
dwelling units and rezoning of the property from A-2 to P-1. On
March 25, 1985, the Planning Commission acted to deny the
application primarily on the basis that the proposed density of
the project exceeded that which could be developed under the
Sycamore Valley Specific Plan. The applicant subsequently filed
an appeal of the decision with the City Council.
On April 15, 1985, the City Council considered the appeal with
testimony provided by members of the Planning Commission and the
applicant. The Council acted to uphold the appeal, but reduced
the total number of dwelling units which could be developed on
the site to within the maximum density allowed by the Specific
Plan. On May 6, 1985, the City Council adopted Ordinance No.
60-85 approving the Preliminary Development Plan for PUD 84-6
subject to Findings and Conditions of Approval, and establishing
the P-1 zoning for the site.
The current proposal is for consideration of a Final Development
Plan for PUD 84-6 as the final step in the Plannned District
rezoning process and Tentative Map approval for Subdivision
6661.
The development concept includes "paired" or duplex units on
lots ranging in size from approximately 3300-6000 square feet.
The units are paired in a combination of elevations which
combine one and two story elements. Recreational facilities
including a pool, clubhouse, tennis court, passive play area and
a pedestrian foot bridge across Sycamore Creek are also
proposed. Approximately 110 acres of open space is provided in
the area south of Sycamore Creek, which comprises the upper more
scenic portion or the property.
The architecture proposed is consistent with the design
guidelines contained in the Specific Plan, and the Preliminary
Development Plan approval. Unit sizes will range from 960 to
1560 square feet. There are a total of eight different
elevations proposed in connection with four units. Additional
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variation is achieved through a total of five different pairing
schemes. The design of the dwelling units is very good.
Elevations are aesthetically pleasing and the units are designed
to be efficient, minimize visual intrusion into rear yard areas
and offer a good degree of privacy. The proposed design also
allows for development of a unit type which will be unique
within the Specific Plan area, thereby, further expanding the
variety of housing types available for future buyers.
The preliminary landscape plans submitted as part of the Final
Development Plan indicate that the developer will install
frontyard landscaping with each of the units in addition to
entrance treatment, frontage treatment along Camino Tassajara
and the design of the project recreation area. These plans are
generally in accordance with the Camino Tassajara Streetscape
Design Recommendations. However, more specific information is
required, particularly with regard to specific selection of
plant material. For this reason, staff is recommending that the
preliminary landscape plans be revised and resubmitted for final
approval.
The applicant is proposing to construct two separate drop
structures within Sycamore Creek as required by the Sycamore
Creek Floodway Plan and Contra Costa County Flood Control.
Flood Control has further requested that two of the units,
numbers 36 and 154 be relocated elsewhere within the project in
order to allow for adequate setback from Sycamore Creek.
GENERAL PLAN AND ZONING
The entire project site is contained within the Sycamore Valley
Specific Plan Area. The City of Danville's General Plan has
designated the project site for a combination of residential and
open space uses. The area of the site north of Sycamore Creek
is designated as single Family Medium Density, 3-5 DU/acre. The
area south of Sycamore Creek includes approximately 16 acres
designated as Single Family Low Density, 1-3 DU/acre. The
balance of the area south of Sycamore Creek is designated as
General Open Space. Current Zoning for the entire property is
Planned District, P-1.
Specific Plan Conformity and Implementation
On June 23, 1981, the Contra Costa County Board of Supervisor
adopted the Sycamore Valley Specific Plan. The Specific Plan is
intended to implement the General Plan, providing standards and
criteria which transform broad General Plan policies into more
detailed specifications for future developments. Subsequently
the plan was adopted by the Danville City Council upon
incorporation. The Specific Plan is divided into a total of 7
sub areas, based upon geography and ownership patterns within
the Valley.
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Meadow Creek is located within Sub Area C, including areas C-1
and C-2. Unit ranges are also designated to provide a
correlation between the Specific Plan and the City's General
Plan land use categories.
On July 3, 1985, the City Council amended the Sycamore Valley
Specific Plan in order to add the proposed Scope of Improvements
for the Assessment District to be formed for the purpose of
financing the various public improvements required by the plan.
on August 5, 1985, the City Council adopted Resolution No. 61-85
approving the Boundary Map for Assessment District No. 1985-1,
Sycamore Valley. Olympia Properties has been a willing
participant in the formation of the Sycamore Valley Assessment
District, and will formally join the Assessment District upon
approval of the Final Development Plan and Tentative Map.
Environmental Status
CEQA requirements relative to the proposed project have been
addressed in the Environmental Impact Report prepared for the
Sycamore Valley Specific Plan, certified in 1981, and the EIR
addendum prepared and approved in January, 1985.
CONCLUSION
Staff has reviewed the Final Development Plan for PUD 84-6 and
the Tentative Map for Subdivision 6661. Both plans are
consistent with the P-1 Zoning District and Preliminary
Development Plan approved for PUD 84-6, the Sycamore Valley
Specific Plan, and the City of Danville General Plan. The
developer is a willing participant in the formation of
Assessment District No. 1985-1, Sycamore Valley, to finance the
various public improvements required by the Specific Plan.
Additional information relevant to the requirements for the
preliminary landscape plan should be prepared and resubmitted
for further review.
RECOMMENDATIONS
Recommend approval of the Final Development Plan for PUD 84-6
and the Tentative Map for Subdivision 6661 subject to the
Findings and Condition of Approval as shown on Exhibit A.
Attachments
Exhibit A - Findings and Conditions of Approval
Exhibit B - Preliminary Landscape Plan Review
Exhibit C - Agency Comments
Exhibit D - Tentative Map for Subdivision 6661
Exhibit E - Final DeveloDment Plan for PUD 84-6
Exhibit F - Architectural Submittal
Exhibit G - Preliminary Landscape Plans
-3-
EVE
','L^,,l'St-; '"C
CITY OF DANVILLE PLANNING COMMISSION
September 23, 1985
SAN RAMON VALLEY SCHOOL DISTRICT
BOARD ROOM
699 Old Orchard Drive, Danville
7:30 P.M.
.
APPROVAL OF SUMMARY OF ACTION from September 9,1985
Planning Commission meeting.
The September 9, 1985 Summary of Action was approved with
the amendment'of Condition 13.e of the Navlet's project.
AYES: Kennett, Wickline, Vilhauer, Wright, Greenberg,
Hendricks, Hirsch.
CONTINUED PUBLIC HEARINGS:
.
OLYMPIA PROPERTIES (Applicant) LAURENCE MEYERS (Owner):
This is a request for consideration of Final Development
Plan approval for PUD 84-6 and the Tentative Map approval
for Subdivision 6661 to accomodate 171 attached duet
dwelling units on 146 acres of property located on the
south side of Camino Tassajara approximately one-half
mile west of Dough.try Road. (APN 217-620-001)
A brief presentation was made by staff. Mr. Jim
Ghielmetti, representing Olympia Properties, discussed
various conditions of approval noting that Condition # 11
was acceptable, Condition # 42 should be reduced from 25
ft. to 20 ft. and suggested language for applicants'
participation in cost of signalization (Condition # 59.
Mr. Ghielmetti also expressed his reservations relative
to language contained in Condition 58 regarding the
preparation of a day care plan. Commissioner Kennett
addressed Mr. Ghielmetti's concern of the day care plan
condition; he suggested new language and sited the need
to plan for daycare facilities at the present time.
Commissioner Hendricks suggested the names of Carla
Nelson and Virginia Jouris as good sources of help on the
day care issue. She also noted that Mr. Ghielmetti and
other developers within the Sycamore Valley should take
care in selecting building materials for aesthetic value
as well as durability. Commissioner Wickline reiterated
the need for fire retardant roofing. Chairman Hirsch
discussed the need for adequate emergency vehicle
access. Commissioner Greenberg complimented the
applicant on the project.
·
PLANNING COMMISSION ACTION
Commissioner Vilhauer made the following motion:
Approved the Final Development Plan for PUD 84-6 and the
Tentative Map for Subdivision 6661 subject to the
Findings and Conditions of Approval as amended
(attached).
AYES: Kennett, Wickline, Vilhauer, Hirsch, Hendricks,
Greenberg.
NOES:
ABSTENTIONS: Wright
PONDEROSA HOMES (Owner and Applicant): This is a request
for consideration of a Final Development Plan approval
for PUD 84-7 and Tentative Map approval of Subdivision
6562 to accomodate 148 single family homes on 38.08 acres
of property located south of Camino Tassajara and west of
Dougherty Road. (APN 217-040-004).
Staff made a brief presentation. Commissioner Wright had
questions regarding Condition 16 c. and 46. Commissioner
Kennett requested that the standard conditions previously
discussed in the other Sycamore Valley developments
should be incorporated into this report.
Mr. Len Fryer, representing Ponderosa Homes, addressed
the Commission and expressed agreement with the Staff
report and the Conditions of Approval as presented.
PLANNING COMMISSION ACTION
Commissioner Greenberg made the following motion:
Approve the Final Development Plan for PUD 84-7 and the
revised Tentative Map for Subdivision 6155 subject to
the Findings and Conditions of Approval as amended
(attached).
AYES: Kennett, Wickline, Vilhauer, Hirsch, Hendricks,
Greenberg, Wright
NEW PUBLIC HEARINGS
·
BLACKHAWK CORPORATION (Owner & Applicant): This is a
reguest for consideration of Final Development Plan
approval for PUD 84-5 and Tentative Map approval for
Subdivision 6196 to accomodate 210 dwelling units on 137
acres of property located on the north and south sides of
Camino Tassajara, east of Sycamore Valley Road
(APN 202-100-022, 207-050-007).
Staff presented a detailed description of the project.
Mr. Dave Johnson (applicant) made a brief presentation
and addressed several conditions that he felt were in
question.
Mr. Robert Athey, attorney representing Mr. Robert
Walton, addressed the Commission during the public
hearing. Mr. Athey stated that it appears that access
through the Blackhawk property is no longer available to
the adjoining residents. Mr. Athey said it was agreed
upon in the past that access through Blackhawk's property
would be provided to the Waltoh's and Bailey's property
at such time that Blackhawk developed their property.
Mr. Athey presented to the Commission a document entitled
"Access Control Circulation Plan - Sycamore Valley
Specific Plan Area" adopted by the San Ramon Valley Area
Planning Commission April 21, 1982. Mr. Walton and Mr.
Bailey both addressed their concerns to the Commission
regarding their access· Commissioner Kennett suggested
that the matter be discussed by staff along with the City
Attorney for resolution and that the other areas of
concern should be discussed.
Following discussion of several conditions of approval
the Chairman suggested that staff review the circulation
plan and continue the hearing of this matter.
Commissioner Kennett moved that this item be continued to
the September 30, 1985 special Planning Commission
meeting.
AYES: Kennett, Wickline, Vilhauer, Hirsch, Hendricks,
Greenberg.
ABSTENTIONS: Wright
Prepared by:
Katherine Renquist
Planning Secretary