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HomeMy WebLinkAbout083-86Da V LE RESOLUTION NO. 83-86 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DANVILLE Regarding Development Proposals Pending Consideration in Danville's Eastern Area Sphere of Influence WHEREAS, it is the stated policy of the City Council of the City of Danville to work with other governmental jurisdictions, and with property owners within and immediately adjacent to Danville's established Sphere of Influence, in order to insure that new development, when it occurs, will provide for transportation, parks, recreation, open space, public safety, school, utility, and other needed services and facilities in ways which contribute to and do not detract from the existing community of Danville; and WHEREAS, Contra Costa County is currently processing several development proposals within and immediately adjacent to Danville's Sphere of Influence which are commonly referred to as the West Branch, Morgan, Tassajara Ranch, Vista Tassajara, and Edmonston Projects; and WHEREAS, the City of Danville in cooperation with the City of San Ramon and Contra Costa County has evaluated each of these proposals in order to identify potential impacts and service requirements on the City of Danville; and WHEREAS, the Danville Planning Commission has evaluated each development proposal and has set forth recommended development conditions needed to mitigate the influences of these projects on the communities of Danville and San Ramon; and WHEREAS, the City Council of the City of Danville has conducted public hearings on these projects, and the conditions of development as recommended by the Danville Planning Commission, and has determined that these projects would be compatible with and compliment the existing community of Danville provided that development occurs in accordance with the recommended Conditions of Approval. NOW, THEREFORE, the city Council of the city of Danville requests the Contra Costa County Area Planning Commission and the Board of Supervisors to adopt the Conditions of Approval included in Attachment A to this resolution for the West Branch, Morgan, Tassajara Ranch, Vista Tassajara, and Edmonston projects, and address the additional concerns stated in Attachment B of this resolution. 510 La Gonda Way · Danville, California 94526 (415) 820-6337 PASSED, APPROVED AND ADOPTED on the second day of September, 1986, by the following vote: AYES: NOES: ABSENT: Lane, Kennett, McNeely, Schlendorf None Offenhartz Attest: City Cl~rk -' Mayor of Danville -2- ATTACHMENT B ADDITIONAL CONCERNS l. · That the development of the subject properties with the future development of the Bettencourt Property will warrant construction of Camino Tassajara as an improved four lane parkway, east to the eastern limit of the Edmonston Project. Approval of these projects should be based upon a mechanism which provides such an assurrance through project conditions of approval and individual reimbursement agreements, benefit district formation, and assessment district. That none of these projects shall be approved exceeding the density limits imposed by the General Plan ranges, based upon the city of Danville staff's calculation of those ranges. EXHIBIT A FINDINGS AND CONDITIONS OF APPROVAL PUD 86-2 FINDINGS The City of Danville hereby finds as follows in support of the P-1 Prezoning and Preliminary Development Plan: · The proposed planned unit development is consistent with the City General Plan; · The residential development will constitute a residential environment of sustained desirability and stability, and will be in harmony with the character of the surrounding neighborhood and community; · 4. That the development will mitigate off site impacts through the assurance of off site improvements in a manner acceptable to the City. The previously certified EIR prepared for the Dougherty Road Area General Plan Amendment fully discussed potential impacts associated with development of the Morgan Property satisfying the requirements of the California Environmental Quality Act. CONDITIONS OF APPROVAL A. 1. General The development shall be substantially as shown on the project drawings labeled "Morgan Property, Preliminary Development Plan",as prepared by Frisbee, Wood and Associates dated 8/13/86, and the grading plan labeled "Morgan Property Conceptual Grading Plan" as prepared by Bissell and Karn and marked Exhibit "D" on file with the Planning Department except as modified by the following conditions of approval· · The developer shall pay any and all City 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 permit is secured. Notice should be taken specifically of the City's Transportation Improvement Program (TIP) fee, Park Dedication Fee and the drainage acreage fees as established by the Flood Control District· If extraordinary off site fees are paid which exceed the amount of the residential T.I.P. fees, the City will consider waivinq the fees. -1- · The developer shall comply with all requirements of the San Ramon Valley Fire Protection District and San Ramon Unified School District. · If arch.·logical materials are uncovered during any construction or pre-construction activities on the site, all earthwork within 100 feet of these materials shall be stopped until a professional archeologist certified by the Society of California Archeology and/or the Society of Professional Archeology has had an opportunity to evaluate the significance of the find and to suggest appropriate mitigation measures, if they are deemed necessary. 0 Construction and grading operations shall be limited to weekdays (Mondays through Fridays) during the hours from 7:30 a.m. to 5:30 p.m., unless otherwise approved in writing by the City Engineer. B. Site Planninq l® All lighting shall be installed in such a manner that glare is directed away from surrounding properties and rights-of-way. · The location of any pad mounted transformers shall be subject to approval by the Planning Department prior to the issuance of a building permit. Generally speaking, such transformers shall not be located between any street and the front of a building. · A total of 219 dwelling units may be constructed on the site as follows: a. 107 single family detached units b. 112 multiple family units on a seven acre site. · Development standards for the two areas shall be as follows: a. Single family units: Subject to the R-6 standards of the Zoning Ordinance except that a minimum of fifteen feet shall be provided between adjacent dwelling units. be Multiple family units: Final development plan approval is required prior to development of the multiple family project. The site plan shall be generally as shown on the revised site plan dated 8/13/86. A minimum of fifteen feet shall be provided between adjacent structures, including decks and patio enclosures· -2- Landscapinq · · A final landscaping plan shall be submitted for review and approval by the Planning Department prior to the issuance of a building permit. · All plant material shall be served by an automatic underground irrigation system and maintained in a healthy growing condition· · All trees shall be a minimum of 15 gallon container size and properly staked· Shrubs not used as ground cover shall be a minimum of 5 gallons is size. · All landscaped areas not covered by shrubs and trees shall be planted with live ground cover. ~ All existing trees on the site shall be preserved to' the extent practicable: removal will be allowed only upon written approval of the Planning Department as indicated on final plans. · A landscaped setback of 30 feet shall be provided along the Camino Tassajara frontage· This landscaping shall include a hardscape element which separates the multiple family project from the Camino Tassajara hardscaped area. Landscaping of this frontage shall be consistent with the landscaping along Camino Tassajara within the Sycamore Valley Specific Plan Area. · A landscape maintenance easement shall be established along the property's Camino Tassajara frontage. This area shall participate in a 1972 Act Landscape and Lighting Maintenance District· De 1. All cut slopes above areas to be developed with residential units shall be landscaped with tree planting and hydroseeding to achieve a natural appearance. 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 structure(s). The highest point of any roof mounted equipment shall not extend above the top of the equipment well. 3 E, Fe · Architectural approval is not granted at this time for either the single family or multiple family portions of the project. Design of the various units shall be subject to review and approval by the Architectural Review Committee prior to issuance of any building permits. City of Danville Residential Design Guidelines shall govern the design of the building. · Prior to the issuance of building permits, samples of final colors and materials selected for all single and multiple family structures shall be submitted to the Planning Department for review and approval· Grading le · Any grading on adjacent properties will require written approval of those property owners affected· Areas undergoing grading, and all other construction activities shall be watered, or treated with other dust control measures toprevent dust. These measures shall be approved by the City Engineer and employed at all time~ as conditions warrant· 3. Graded areas shall not exceed a slope of 3:1. · ~ Grading proposed on the hills within the open space area shall be contoured to simulate the existing hill form, not resulting in concave or straight cut slopes. Pad elevations on lots 29 through 48 shall be lowered to substantially reduce or eliminate the grade separation from the adjacent lot to the east. Developers of these two parcels shall cooperate toward achieving pad elevations which are similar avoiding grade differences where possible. Streets l· The developer shall obtain an encroachment permit from the Engineering Department prior to commencing any construction activities within any public right-of-way or easement· 4 · · · . ~ · · All street signing shall be installed by the developer as required by the City. This shall include, but is not necessarily limited to "Stop," "No Parking," "Not a Through Street," and street name signs. Traffic signs and parking restriction signs shall be approved by the Police Department· 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· Handicapped ramps shall be provided and located as required by the City Engineer. This development shall be provided with a safe and effective circulation system for bicycles and pedestrians· These facilities shall be designed and installed to the satisfaction of the City Engineer and shall be separated from vehicular traffic wherever possible. 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 developer· This shall include slurry seal, overlay or street reconstruction if deemed warranted by the City Engineer. Dougherty Road shall be abandoned as necessary prior to approval of a tentative subdivision map, and proof of title to the entire abandoned portion shall be submitted with the application for tentative subdivision map. The following public improvements shall be assured prior to approval of a Final Subdivision Map: ae Construction of Crow Canyon Road to four lanes from Camino Tassajara to the westerly boundary of the West Branch project· be Construction of Camino Tassajara to four lanes from Crow Canyon Road to the easterly boundary of the Blackhawk Commercial Site; construction of Camino Tassajara to two lanes to the easterly boundary of the Edmunston project. 5 C. Realignment of Camino Tassajara through the Bettencourt property adjacent to the Vista Tassajara project. do Signalization of the Camino Tassajara /Crow Canyon Road intersection. These improvements shall be considered as frontage improvements, with the Morgan Property, Johnson-Carlin-Haskins/Tassajara Ranch, Vista Tassajara, Edmonston and West Branch projects participating in their funding. Prior to recordation of final subdivision maps the precise extent of frontage improvements to be undertaken by this project shall be determined. All frontage improvements to be installed by this developer shall be installed or 100% guaranteed prior to issuance of building permits for phase 1 unit construction. G. Infrastructure l· Water supply service shall be provided by the East Bay Municipal Utility District in accordance with the requirements of the District· Annexation to the District shall occur prior to to approval of any Final Subdivision Map. · · Sewer disposal service shall be provided by the Central Contra Costa Sanitary District in accordance with the requirements of the District· Annexation to the District shall occur prior to approval of any Final Subdivision Map. 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 District· · All storm water run-off shall be collected and conducted via an approved drainage method to the nearest approved downstream facility· · Off-site drainage flows shall be intercepted at the project boundary via an approved storm drain facility, or as approved by the City. ~ Roof drains shall empty onto paved areas, concrete swales, other approved dissipating devices, or into a pipe. Deviations from this requirement shall be endorsed by a soils engineer and approved by the City Enqineer. · · · 10. 11. 12. 13. 14. Concentrated drainage flows shall not be permitted to cross sidewalks or driveways· 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 at least double the depth of the storm drain· The developer shall comply with all relevant requirements of the Contra Costa County Flood Control District. The developer 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 utilities required to serve the development shall be installed underground· The project developer shall pay an average fee of $4885 per unit to fund off site traffic and related improvements. The precise amount of the fee may vary depending upon the type of residential unit involved, but shall average $4885 per unit over all development within the Crow Canyon corridor area. This fee shall include up to $1300 per unit for reimbursement into the Crow Canyon Road benefit district, with $3585 per unit to be allocated for off site improvementswithin Danville and San Ramon, and their respective spheres of influence. The portion of the fee to be paid to City's of San Ramon and Danville may be adjusted a maximum of 25% upon the mutual agreement of all parties concerned. A traffic signal shall be installed at the project entrance from Camino Tassajara. Funding for this signal shall be fully assured by this project including necessary intersection modifications· Reimbursement for a portion of these costs shall occur on a per unit basis when properties along Old Blackhawk Road develop. 7 15. 16. 17. In accordance with Section 92-2.006 of the City Ordinance Code, this project shall conform to the provisions of the City subdivision ordinance (Title 9). Any exceptions therefrom must be specifically listed in the conditional approval statement, attached to the Tentative Map. Abutter's rights of access along Camino Tassajara, except for the intersection area, shall be relinquished. The relinquishment shall include the right of way returns of the affected subdivisions, Based upon mitigation measures contained in the EIR, applicant shall prepare and submit an acoustical study addressing noise mitigation along the Camino Tassajara, at time of Final Development Plan. 8 EXHIBIT A FINDINGS AND CONDITIONS OF APPROVAL PUD 86-3 FINDINGS The City of Danville hereby finds as follows in support of the P-1 Prezoning and Preliminary Development Plan: ie The proposed planned unit development is consistent with the City General Plan; · · The residential development will constitute a residential environment of sustained desirability and stability, and will be in harmony with the character of the surrounding neighborhood and community; That the development will mitigate off site impacts through the assurance of off site improvements in a manner acceptable to the City. · The previously certified EIR prepared for the Dougherty Road Area General Plan Amendment fully discussed potential impacts associated with development of the Tassajara Ranch Property satisfying the requirements of the California Environmental Quality Act. CONDITIONS OF APPROVAL A. General io The development shall be substantially as shown on the project drawings labeled "Tassajara Ranch: LandUse Diagram" as prepared by Anthony M. Guzzardo and Associates dated January 17, 1986, and including addendums titled and dated "Tassajaras Ranch Addendum Parcel: Land Use Diagram 1A", June 11, 1986 and "Tassajara Ranch: The Haskins Parcel", August 1, 1986, marked Exhibit D on file with the Planning Department except as modified by the following conditions of approval· · The developer shall pay any and all City 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 permit is secured· Notice should be taken specifically of the City's Transportation Improvement Program (TIP) fee, Park Dedication Fee and the drainage acreage fees as established by the Flood Control District. I~ extraordinary off site fees are paid which exceed the amount of the residential T.I.P. fees, the City wikk consider waiving the fees. 1 · The developer shall comply with all requirements of the San Ramon Valley Fire Protection District and San Ramon Valley Unified School District· · If archeological materials are uncovered during any construction or pre-construction activities on the site, all earthwork within 100 feet of these materials shall be stopped until a professional archeologist certified by the Society of California Archeology and/or the Society of Professional Archeology has had an opportunity to evaluate the significance of the find and to suggest appropriate mitigation measures, if they are deemed necessary. . Construction and grading operations shall be limited to weekdays (Mondays through Fridays) during the hours from 7:30 a.m. to 5:30 p.m., unless otherwise approved in writing by the City Engineer. B. Site Planning lm All lighting shall be installed in such a manner that glare is directed away from surrounding properties and rights-of-way. · The location of any pad mounted transformers shall be subject to approval by the Planning Department prior to the issuance of a building permit. Generally speaking, such transformers shall not be located between any street and the front of a building. 3. Development of the site shall occur as follows: ra. Areas designated single Family Residential - ~ Medium Density (Areas D,K, and the Haskins Parcel) shall conform to the requirements of the R-6 Zone District except that a minimum of 15 feet shall be maintained between structures on adjacent lots. b, Areas designated Multiple Family Residential Low Density and Medium Density ( Area E,F,G and H) are subject to review and approval at the time of consideration of the Final Development Plan. Siting of the units, setbacks, architectural designs, exact number of units and other site development standards shall be determined through Final Development Plan consideration· Up to 480 units may be developed in areas E and F. However these areas shall be revised to replace at least two different product types including variation in unit densities· Area F shall contain the higher density of these two areas· 2 C. Areas A and B are designated Mixed Use. The precise uses permitted in this area shall be determined through considerationh of the Final Development Plan. d· Use of Area C shall be determined upon approval of the Final Development Plan. e· The Community Park (Area I) shall be expanded to include a greater amount of recreation area to accommodate field games (ie. soccer, softball). The site shall be rough graded to provide the required field areas· · The cul de sac at the south end of Area H shall be deleted. · Development on the Haskins parcel shall be setback a minimum of 200 feet from the ultimate right of way line for Camino Tassajara. C. Landscapinq l· · · · . e A final landscaping plan shall be submitted for review and approval by the Planning Department prior to the issuance of a building permit. All plant material shall be served by an automatic underground irrigation system and maintained in a healthygrowing condition· All trees shall be a minimum of 15 gallon container size and properly staked. Shrubs not used as ground cover shall be a minimum of 5 gallons is size. All landscaped areas not covered by shrubs and trees shall be planted with live ground cover· All existing trees on the site shall be preserved to the extent practicable: removal will be allowed only upon written approval of the Planning Department as indicated on final plans. A landscaped setback of 30 feet shall be provided along the Camino Tassajara and Crow Canyon Road frontage· This landscaped area may include the graded slopes along Crow Canyon Road. Landscaping of this frontage shall be consistent with the landscaping along Camino Tassajara within the Sycamore Valley Specific Plan Area. For areas aDDroved for mixed use, parkng may project a maximum of 10 feet into this 30 foot ~etback. · A landscape maintenance easement shall be established along the property's Camino Tassajara frontage· This area shall participate in a 1972 Act Landscape and Lighting Maintenance District. · All cut slopes above areas to be developed with residential units shall be landscaped with tree planting and hydroseeding to achieve a natural appearance. D. Architecture Em · All ducts, meters, air conditioning and/or any other mechanical ~quipment whether on the structure or on the ground shall be effectively screened from view with landscaping or materials architecturally compatible with the main structure(s). The highest point of any roof mounted equipment shall not extend above the top of the equipment well. · Architectural approval is not granted at this time for either the single family or multiple family portions of the project. Design of the various units shall be subject toreview and approval by the Architectural Review Committee prior to issuance of any building permits. City of Danville Residential Design Guidelines shall govern the design of the building. · Prior to the issuance of building permits, samples of final colors and materials selected for all single and multiple family structures shall be submitted to the Planning Department for review and approval. Grading · Any grading on adjacent properties will require written approval of those property owners affected· · Areas undergoing grading, and all other construction activities shall be watered, or treated with other dust control measures to prevent dust. These measures shall be approved by the City Engineer and employed at all times as conditions warrant· 3. Graded areas shall not exceed a slope of 3:1. · Grading proposed on the hills within the open space area shall be contoured to simulate the existing hill form, not resulting in concave or straight cut slopes· . ® e · · 10. Grading in Areas E, G and H shall be modified to result in a land plan which is more reflective of the existing topography. Grading in Area F shall be compatible with grading west of the site on the Morgan property. Further, grading shall be modified to follow the contours at the base of the knolls being preserved on the Morgan Property. Seven lots on the south side of Area D adjacent to the General Open Space shall be deleted in order to reduce the extent of grading on this portion of the hill, and to result in grading more reflective of the existing hill form. Six lots shall be deleted from the southerly cul de sac in Area D and the cul de sac shortened in order to reduce the extent of grading. Lots 24 through 32 shallbe deleted in order to substantially reduce the cut slope adjacent to the P.G. & E. towers. Proposed grading on the carlin property (Areas K and L) be subject to review and approval through the Final Development Plan consideration. F, Streets l· The developer shall obtain an encroachment permit from the Engineering Department prior to commencing any construction activities within any public right-of-way or easement· · · · · ~ · All street signing shall be installed by the developer as required by the City. This shall include, but is not necessarily limited to "Stop," "No Parking," "Not a Through Street," and street name signs. Traffic signs and parking restriction signs shall be approved by the Police Department. 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· Handicapped ramps shall be provided and located as required by the City Engineer· This development shall be provided with a safe and effective circulation system for bicycles and pedestrians. These facilities shall be designed and installed to the satisfaction of the City Engineer and shall be separated from vehicular traffic wherever possible. 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 developer· This shallinclude slurry seal, overlay or street reconstruction if deemed warranted by the City Engineer· The following public improvements shall be assured prior to approval of a Final Subdivision Map: a.; Constr~ction of Crow Canyon Road to four lanes from Camino Tassajara to the westerly boundary of the West Branch project· be Construction of Camino Tassajara to four lanes from Crow Canyon Road to the easterly boundary of the Blackhawk Commercial site; construction of Camino Tassajara to two lanes to the easterly boundary of the Edmunston project· Ge Ce Realignment of Camino Tassajara through the Bettencourt property adjacent to the Vista Tassajara project. de Signalization of the Camino Tassajara /Crow Canyon Road intersection. These improvements shall be considered as frontage improvements, with the Morgan Property, Johnson-Carlin-Haskins/Tassajara Ranch, Vista Tassajara, Edmonston and West Branch projects shall participate in their funding Prior to recordation of final subdivision maps the precise extent of frontage improvements to be undertaken by this project shall be determined. All frontage improvements to be installed by this developer shall be installed or 100% guaranteed prior to issuance of building permits for phase 1 unit construction. These improvements shall be phased to coincide with development phasing and shall assure adequate circulation with the area. · The access road along the west boundary of the Haskins parcel, which provides access to the Conroy parcel shall be a public street extending to a intersection with the street which connects to the Vista Tassajara project. Alternatives to this street pattern may be considered through approval of the Final Development Plan. Infrastructure le Water supply service shall be provided by the East Bay Municipal Utility District in accordance with the requirements of the District· ·Annexationto the· District shall occur prior to to approval of any Final Subdivision Map. · Sewer disposal service shall be provided by the Central Contra Costa Sanitary District in accordance with the requirements of the District. Annexation to the District shall occur prior to approval of any Final Subdivision Map. · 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 District. · All storm water run-off shall be collected and conducted via an approved drainage method to the nearest aDDroved downstream facility. 7 · · · · · 10. 11. 12. 13. 14. Off-site drainage flows shall be intercepted at the project boundary via an approved storm drain facility, or as approved by the City. Roof drains shall empty onto paved areas, concrete swales, other approved dissipating devices, or into a pipe. Concentrated drainage flows shall not be permitted to cross sidewalks or driveways. 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 at least double the depth of the storm drain. The developer shall comply with all relevant requirements of the Contra Costa County Flood Control District. The developer 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 utilities required to serve the development shall be installed underground. The project developer shall pay an average fee of $4,885 per unit to fund off site traffic and related improvmetns. The precise amount of the fee may vary depending upon the type of residential unit involved, but shall average $4,885 per unit over all development within the Crow Canyon Corridor Area. This fee shall include up to $1,300 per unit for reimbursement into the Crow Canyon Road benefit district, with $3,585 per unit to be allocated for off site improvements within Danville and San Ramon, and their respective spheres of influence· The portion of the fee to be paid to the City's of San Ramon and Danville may be adjusted a maximum of 25% upon the mutual agreement of all parties concerned· A traffic signal shall be installed at the project entrance from Camino Tassajara and at the project entrances from Crow Canyon Road. The signals shall be fully funded by this project including necessary intersection modifications. Reimbursement for a portion of these costs may occur when properties along Old Blackhawk Road develop. 15. 16. 17. pcrm819c In accordance with Section 92-2.006 of the City Ordinance Code, this project shall conform to the provisions of the City subdivision ordinance (Title 9). Any exceptions therefrim must be specifically listed in the conditional approval statement, attached to the Tentative Map. Abutter's rights of access along Camino Tassajara, except for the intersection area, shall be relinquished. The relinquishment shall include the right of way returns of the affected subdivisions, Based upon mitigation measures contained in the EIR, applicant shall prepare and submit an acoustical study addressing noise mitigation along the Camino Tassajara, at time of Final Development Plan. 9 EXHIBIT A FINDINGS AND CONDITIONS OF APPROVAL PUD 86-4 FINDINGS The City of Danville hereby finds as follows in support of the P-1 Prezoning, and Preliminary and Development Plan. · The proposed planned unit development is consistent with the City General Plan; · The residential development will constitute a residential environment of sustained desirability and stability, and will be in harmony with the character of the surrounding neighborhood and community; · That the development will mitigate off site impacts through the assurance of off site improvements in a manner acceptable to the City. · The previously certified EIR prepared for the Dougherty Road Area General Plan Amendment fully discussed potential impacts associated with development of the Vista Tassajara project satisfying the requirements of the California Environmental Quality Act. CONDITIONS OF APPROVAL A. General l, The development shall be substantially as shown on the project drawings labeled "Vista Tassajara Preliminary and Final Development Plan", as prepared by PRC Engineering, Inc. dated revised 8/25/86 and marked Exhibit "D" on file with the Planning Department except as modified by the following conditions of approval· Development of up to 273 units may be considered in reviewinq the Final Development Plan and Vesting Tentative Map. -1- · The developer shall pay any and all City and other rmlated 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 permit is secured· Notice should be taken specifically of the City's Transportation Improvement Program (TIP) fee, Park Dedication Fee and the drainage acreage fees as established by the Flood Control District. If extraordinary off site fees are paid which exceed the amount of the residential T.I.P. fees, the City will consider waiving the fees. · The developer shall comply with all requirements of the San Ramon Valley Fire Protection District and San Ramon Valley Unified School District· · If archeological materials are uncovered during any construction or pre-construction activities on the site, all earthwork within 100 feet of these materials shall be stopped until a professional archeologist certified by the Society of California Archeology and/or the Society of Professional Archeology has had an opportunity to evaluate the significance of the find and to suggest appropriate mitigation measures, if they are deemed necessary· e Construction and grading operations shall be limited to weekdays (Mondays through Fridays) during the hours from 7:30 a.m. to 5:30 p.m., unless otherwise approved in writing by the city Engineer· B. Site Planning l· All lighting shall be installed in such a manner that glare is directed away from surrounding properties and rights-of-way. · The location of any pad mounted transformers shall be subject to approval by the Planning Department prior to the issuance of a building permit. Generally speaking, such transformers shall not be located between any street and the front of a building. -2- · 4. Development of the site shall occur as follows: ae Development on the northerly portion of the site (served by "L" and "M" Courts) shall be set back a minimum if 200 feet from the realigned Camino Tassajara and shall be limited to development which conforms to R-6 development standards. No lots shall front on "A" Drive in this area. The 200 foot setback area shall be landscaped and maintained by the homeowners association except as provided in conditions C6 and C7. be Development of the single family detached lots shall conform to the R-6 standards, except that a minimum of 15 feet shall be maintained between adjacent structures. The use of reciprocal easements in this area shall not be permitted. c. Development of the single family patio home portion of the site shall be subject to review and approval by the Architectural Review Committee of the Planning Commission. The Committee shall consider the siting of units, fence design, and location and architectural design of the units. Reciprocal easements shall be minimized through arranging the lot lines as necessary to achieve the desired usable yard area. Setbacks from the front property line shall be a minimum of twenty feet, except that the setback may be reduced to 15 feet if the entry to the garage is on the side or rear of the structure· A minimum building separation of 10 feet shall be maintained from any structure on an adjoining lot. The project shall include a continuous open space buffer along the eastern boundary of the site, between proposed developement and existinq development to the east. A minimum of 40 feet shall be provided between lots 52 and 53, and the eastern proDerty line. This continuous buffer area shall be landscaped with fencinq provided alonq the eastern property line. -3- C. Landscaping l, A final landscaping plan shall be submitted for review and approval by the Planning Department prior to the issuance of a building permit. · All plant material shall be served by an automatic underground irrigation system and maintained in a healthy growing condition· · All trees shall be a minimum of 15 gallon container size and properly staked· Shrubs not used as ground cover shall be a minimum of 5 gallons is size. · All landscaped areas not covered by shrubs and trees shall be planted with live ground cover· · All existing trees on the site shall be preserved to the extent practicable: removal will be allowed only upon written approval of the Planning Department as indicated on final plans· e A landscaped setback of 30 feet within the 200 foot setback shall be provided along the Camino Tassajara frontage. Landscaping of this frontage shall be consistent with the landscaping along Camino Tassajara west of Dougherty Road and shall include provisions for pedestrian and bicycle trails· 7. A landscape maintenance easement shall be established along the property's Camino Tassajara frontage· This area shall participate in a 1972 Act Landscape and Lighting Maintenance District. 8. All cut slopes above areas to be developed with residential units shall be landscaped with tree planting and hydroseeding to achieve a natural appearance· D. Architecture l. 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 structure(s). The highest point of any roof mounted equipment shall not extend above the top of the equipment well. -4- E. F. · Architectural approval is not granted at this time for any of the project residences. Design of all units shall be subject to review and approval by the Architectural Review Committee prior to issuance of any building permits. City of Danville Residential Design Guidelines shall govern the design of the building. · Prior to the issuance of building permits, samples of final colors and materials selected for all single family structures shall be submitted to the Planning Department for review and approval· Gradinq l· Any grading on adjacent properties will require written approval of those property owners affected. · Areas undergoing grading, and all other construction activities shall be watered, or treated with other dust control measuresto prevent dust. These measures shall be approved by the City Engineer and employed at all times as conditions warrant. · Graded areas throughout the site shall not exceed a stop~ of 3:1. Slope areas currently designated as 2:1 shall be decreased to the extent practical to the satisfaction of the Chief of Planning· · Grading proposed on the hills within the open space area shall be contoured to simulate the existing hill form, not resulting in concave or straight cut slopes. Streets lo The developer shallobtain anencroachment permit from the Engineering Department prior to commencing any construction activities within any public right-of-way or easement· -5- · · · 0 · · · All street signing shall be installed by the developer as required by the City. This shall include, but is not necessarily limited to "Stop," "No Parking," "Not a Through Street," and street name signs· Traffic signs and parking restriction signs shall be approved by the Police Department· 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. Handicapped ramps shall be provided and located as required by the City Engineer. This development shall be provided with a safe and effective circulation system for bicycles and pedestrians· These facilities shall be designed and installed to the satisfaction of the City Engineer and shall be separated from vehicular traffic wherever possible· 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 developer· This shall include slurry seal, overlay or street reconstruction if deemed warranted by the city Engineer· "B" Drive shall terminate in a cul de sac in the vicinity of lots 51 and 53. Full right of way from "B" Drive shall be Drovided to the easterly boundary of the project site in the vicinity of LeemaRoad. An ~ emergency vehicle access shall be provided from the terminous of "B" Drive to Leema Road. The following public improvements shall be assured prior to approval of a Final Subdivision Map: a· Construction of Crow Canyon Road to four lanes from Camino Tassajara to the westerly boundary of the West Branch project· be Construction of Camino Tassajara to four lanes from Crow Canyon Road to the easterly boundary of the Blackhawk commercial site; construction of Camino Tassajara to two lanes to the easterly boundary of the Edmunston projects· Go C· Realignment of Camino Tassajara through the Bettencourt property adjacent to the Vista Tassajara project· d® Signalization of the Camino Tassajara /Crow Canyon Road intersection· These improvements shall be considered as frontage improvements, with the Morgan Property, Johnson-Carlin-Haskins/Tassajara Ranch, Vista Tassajara, Edmonston and West Branch projects participating in their funding improvements prior to approval of a Final Subdivision Map. Prior to recordation of final subdivision maps the precise extent of frontage improvements to be under taken by this project shall be determined. All frontage improvements to be installed by this developer shall be installed or 100% guaranteed prior to issuance of building permits for phase I unit construction· · All project streets shall be public with no security gating at project entrances. Infrastructure . Water supply service shall be provided by the East Bay Municipal Utility District in accordance with the requirements of the District. Annexation to the District shall occur prior to to approval of any Final Subdivision Map. · Sewer disposal service shall be provided by the Central Contra Costa Sanitary District in accordance with the requirements of the District· Annexation to the District shall occur prior to approval of any Final Subdivision Map. · Drainage facilities and easements shall be provided to the satisfactionof the city Engineer and/or the Chief Engineer of the Contra Costa County Flood Control District. · All storm water run-off shall be collected and conducted via an approved drainage method to the nearest approved downstream facility· . Off-site drainage flows shall be intercepted at the project boundary via an approved storm drain facility, or as approved by the City. -7- . · · · 10. 11. 12. 13. 14. Roof drains shall empty onto paved areas, concrete swales, other approved dissipating devices, or into a pipe. Concentrated drainage flows shall not be permitted to cross sidewalks or driveways. 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 at least double the depth of the storm drain· The developer shall comply with all relevant requirements of the Contra Costa County Flood Control District. The developer 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 utilities required to serve the development shall be installed underground. The project developer shall pay average fee of $4,885 per unit to fund off site traffic and related improvements· The precise amount of the fee may vary depending upon the type of residential unit involved, but shall average $4,885 per unit over all development withintheCrowCanyon corridor area. This fee shall include up to $1,300 per unit for reimbursement into the Crow Canyon Road benefit district, with $3,585 per unit to be allocated for off site improvements within Danville and San Ramon, and their respective spheres of influence. The portion of the fee to be paid to the city's of San Ramon and Danville may be adjusted a maximum of 25% upon the mutual agreement of all parties concerned. A traffic signal shall be installed at the project entrance from Camino Tassajara. This signal shall be fully funded by this project including necessary intersection modifications. -8- 15. 16. 17. 18. 19. In accordance with Section 92-2.006 of the City Ordinance Code, this project shall conform to the provisions of the City subdivision ordinance (Title 9). Any exceptions therefrim must be specifically ~sted in the conditional approval statement, attached to the Tentative Map. Abutter's rights of access along Camino Tassajara, except for the intersection area, shall be relinquished. The relinquishment shall include the right of way returns of the affected subdivisions, Based upon mitigation measures contained in the EIR, applicant shall prepare and submit an acoustical study addressing noise mitigation along the Camino Tassajara prior to approval of a Final Subdivision Map. The detention basin in the central portion of the site shall be securable by installation of decorative fencing at the access points. Fencing shall be setback a minimum of 20 feet and this setback shall be landscaped subject to review and approval by the Chief of Planning. The recreation area (Parcel C) shall be revised to create a larger swimming pool and to incorporate all structures into a single building. -9- coa819 ATTACHMENT B ADDITIONAL CONCERNS l· · That the development of the subject properties with the future development of the Bettencourt Property will warrant construction of Camino Tassajara as an improved four lane parkway, east to the eastern limit of the Edmonston Project· Approval of these projects should be based upon a mechanism which provides such an assurrance through project conditions of approval and individual reimbursement agreements, benefit district formation, and assessment district· That none of these projects shall be approved exceeding the density limits imposed by the General Plan ranges, based upon the City of Danville staff's calculation of those ranges.