HomeMy WebLinkAbout125-91 AMENDEDRESOLUTION NO. 125-91 (AMENDED)
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF DANVILLE
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE
AND APPROVING GENERAL PLAN AMENDMENT STUDY GPA 89-1 AND
CONCURRENT PRELIMINARY DEVELOPMENT PLAN - REZONING REQUEST PUD
89-15 FOR PARK VIEW PROPERTIES (APN: 207-050-009)
WHEREAS, Park View Properties and Shapell Industries of Northern California sought
approval of a General Plan Amendment and a concurrent Preliminary Development Plan -
Rezoning request involving 23 +/- acres generally located at the south side of the
intersection of Camino Tassajara and Sycamore Valley Road (APN 207-050-009 and 207-
050-011); and
WHEREAS, on February 23, 1989 the Town Council authorized staff preparation of a
General Plan Amendment Study and directed the project proponents to submit a
concurrent Preliminary Development Plan - Rezoning request to detail their preferred land
plan for the Plan Area; and
WHEREAS, the project proponents submitted a General Plan Amendment request (GPA
89-1) requesting reclassification of the subject 23 +/- acres from a Public & Open Space -
Parks and Recreation land use designation to a mixture of designations, including;
Residential - Single Family - Medium Density (3-5 dwelling units per acre) and Public &
Open Space - General Open Space; and
WHEREAS, the project proponents concurrently submitted a Preliminary Development
Plan - Rezoning request (89-15) seeking approval of a 39 unit single family residential
Planned Unit Development (originally submitted as a 49 unit Planned Unit Development);
and
WHEREAS, the Planning Commission did review the project at a series of noticed public
hearings, concluding (for the Park View Properties portion of the proposal) with a hearing
on May 14, 1991; and
WHEREAS, the proper notice of these hearings were given in all respects as required by
law; and
WHEREAS, a Negative Declaration of Environmental Significance has been prepared for
the project pursuant to the regulations of the California Environmental Quality Act
PAGE NO. 1 RESOLUTION NO. 125-91 (AMENDED)
(CEQA), indicating that no significant environmental impacts are anticipated to be
associated with the development of the site, and which calls for additional environmental
analysis to be conducted with the subsequent submittal of detailed Tentative Map/Final
Development Plan applications, with said environmental work to be based in part on
additional studies (acoustical, hydraulic, tree preservation and soils/geotechnical studies);
and
WHEREAS, The Planning Commission, after receiving the staff report for the April 9, 1991
meeting, took the following actions;
.
Denied without prejudice the Park View Properties portion of GPA 89-1 and
PUD 89-15.
0
Indicated their intent to approve the Shapell Industries of Northern
California portion of GPA 89-1 and PUD 89-15, continuing the matter to
their meeting of April 23, 1991 and directing staff to return with the
appropriate revisions to the draft Negative Declaration of Environmental
Significance and draft Resolution and Development Criteria; and
WHEREAS, the applicants for the Park View Properties portion of the proposal filed a
request that the Planning Commission reconsider their April 9, 1991 action to deny the
Park View Properties portion of GPA 89-1 and PUD 89-15 (letter of April 18, 1991); and
WHEREAS, the Planning Commission at their April 23, 1991 meeting passed Planning
Commission Resolution No. 91-18 recommending the Town Council approve the Shapell
Industries of Northern California portion of the proposal (reassigned as GPA 91-3 and
PUD 91-7 for record keeping purposes); and
WHEREAS, the Planning Commission at their May 14, 1991 meeting, voted to reconsider
their decision on the Park View portion of the proposal; and
WHEREAS, the Planning Commission determined that elimination of Lots 5,6,7 and 14
from the applicant's revised 16-1ot submittal was necessary ; and
WHEREAS, the Planning Commission did hear and consider all reports, recommendations
and testimony presented prior to or during the public hearings; and
WHEREAS, the Planning Commission, after receiving the staff report for the May 14, 1991
meeting, adopted Planning Commission Resolution No. 91-22 recommending the Town
PAGE NO. 2 RESOLUTION NO. 125-91 (AMENDED)
Council adopt a Negative Declaration of Environmental Significance for the project and
approve General Plan Amendment GPA 89-1 as recommended by staff, amending the
subject property's land use designation to a combination of Residential - Single Family -
Low Density (1-3 dwelling units per acre), Public & Open Space - General Open Space
and Public & Open Space - Public and Semi Public designations and limiting the
maximum yield for the 11 +/-acre Plan Area to 12 lots, with development of the property
subject to the General Development Criteria (Attachment A of Resolution No. 91-22); and
WHEREAS, the Planning Commission further recommended the Town Council
conditionally approve Preliminary Development Plan - Rezoning PUD 89-15, as generally
detailed on the Staff Study dated May 9, 1991, providing for a Planned Unit Development
of a maximum of 12 single family residential units and a 3/4 +/- acre devoted for future
use as an equestrian staging area; and
WHEREAS, the Town Council of the Town of Danville held public hearings on the subject
application at their meetings of July 2 and 16, 1991 wherein the Council approved a
Negative Declaration of Environmental Significance for the project and adopted a
resolution approving General Plan Amendment Study GPA 89-1 reclassifying the 11 +/-
acre Plan Area from a Public & Open Space - Parks and Recreation designation to a
mixture of designations, including; Residential - Single Family - Low Density (1-3 dwelling
units per acre), Public & Open Space - General Open Space and Public & Open Space -
Public and Semi-Public; and
WHEREAS, at the these hearings the Council also introduced and adopted an ordinance
concerning Preliminary Development Plan - Rezoning request PUD 89-15, rezoning the
property from P-l; Planned Unit Development District to a new P-l; Planned Unit
Development District; and
WHEREAS, between the two Council hearings the applicants filed a written request for
reconsideration (Mr. Brian Thiessen's letter dated July 12, 1991, subsequently followed
by a second letter dated October 12, 1991); and
WHEREAS, at their meeting of September 17, 1991 the Council directed staff to set a
public hearing for reconsideration of their actions pertaining to GPA 89-1 and PUD 89-15;
and
WHEREAS, the Town Council, at their meetings of November 6 and 19, 1991, December
17, 1991, and February 4, 1992 conducted public hearings for purposes of reconsidering
their actions pertaining to GPA 89-1 and PUD 89-15; and
PAGE NO. 3 RESOLUTION NO. 125-91 (AMENDED)
WHEREAS, proper notice of these hearings were given in all respects as required by law;
and
WHEREAS, the major issue addressed through the reconsideration hearings was the
portion of the original approval calling for elimination of two proposed lots (Lots 5 and
6 of the applicant's 16-1ot submittal) fronting Camino Tassajara and adjoining the east side
of the East Bay Municipal Utility District (EBMUD) pumping station (the original approval
called for this area to remain undeveloped as a buffer zone between the proposed
residential use and the EBMUD pumping station facility) coupled with the requirement
that this area be redesignated for future development as a public equestrian and
pedestrian staging area (to be offered in dedication to the Town of Danville and/or the
East Bay Regional Park District); and
WHEREAS, another issue addressed through the reconsideration hearings pertained to
Lots 7 and 14 of the applicant's 16-1ot submittal in the. southerly portion of the
development (the original approval called for the elimination of these two lots due to the
presence of steep slopes, severe soil constraints, constrained access and the potential for
adverse visual impacts that could result from development of this hillside area if
developed as originally proposed by the applicant); and
WHERF~S, the Town Council received and considered the recommendations of the staff
and did hear and consider all reports and testimony presented prior to or during the
public hearings, now, therefore, be it
RESOLVED that the Town Council of the Town of Danville accepts in part the
reconsideration request submitted on behalf of the applicant for GPA 89-1 and PUD 89-15
and modifies in part their actions taken on July 2 and 16, 1991 pertaining to GPA 89-1
and PUD 89-15 as described below (these actions serve to amend Town Council
Resolution No. 125-91 as adopted on July 2, 1991); and be it further
RESOLVED that the Town Council reaffit:ms their action pertaining to the approval of a
Negative Declaration of Environmental Significance for the project; and be it further
RESOLVED that the Town Council reafficnis the establishment of a buffer zone/open
space view corridor along the west side of the EBMUD pumping station facility; and be
it further
RESOLVED that the Town Council hereby determines that the above decisions are directly
supported by Goals and Policies from the Danville 2005 General Plan, as noted below;
PAGE NO. 4 RESOLUTION NO. 125-91 (AMENDED)
Point #1.
The plan modification shown in the Staff Study of Janaury 27, 1992,
allows the retention of an important view corridor through the project
(as viewed from Camino Tassajara and Sycamore Valley Road) by
limiting the area disturbed by grading, reducing the length of
architectural sound wall to be developed along Camino Tassajara that
will nclose inM the site as viewed from the adjoining public streets and
by retaining an open area view corridor along the east side of the
EBMUD pumping station facility site (APN: 207-050-008) allowing
views through to the creek area and the hillside areas beyond.
General Plan Policy 3.06
"Protect the visual qualities of designated scenic routes by reviewing projects
proposed with respect to their visual impact."
· Both Sycamore Valley Road and Camino Tassajara are designated by the
Danville 2005 General Plan as Scenic Routes. Retaining the open space view
corridor honors this directive - all the more critical given the properry's
location at the entrance of Sycamore Valley, whose cornerstone design
statement was the retention of natural visual amenities/qualities.
General Plan Policy 9.10
"Encourage the development of appropriate creekside areas for recreation
and other public uses consistent with public safety and neighborhood
security."
· Provision of an open space view corridor for views into the proposed
public creekside trail is necessary to provide additional visibility into the
creek area - which is to be developed with a public creekside trail.
Point #2.
Provides a necessary buffer zone between new residential uses and the
existing and future impacts of the operation of the EBMUD pumping
station facility.
General Plan Policy 21.02
"Require the use of noise mitigating measures, such as wall barriers, bernas,
mufflers, sound traps, baffles, etc., to reduce noise intrusion from
PAGE NO. 5 RESOLUTION NO. 125-91 (AMENDED)
Point #3.
transportation and fixed sources."
· Since noise levels decrease as a function of distance, the 125+/- foot
buffer zone between the eastern boundary of the EBMUD property and the
nearest proposed residence will help mitigate the noise created by the
pumping station facility.
General Plan Policy 21.03
"Encourage the location of noise sensitive land uses away from noise
sources or require appropriate noise screening."
· Requiring the mitigation to come on the part of the noise sensitive land
use is appropriate (since the noise generator was the first use established).
General Plan Policy 21.04
"Open space should be used, wherever practical, to provide an adequate
spatial separator between noise sources and sensitive land uses."
· See above comments for General Plan Policy 21.02 and 21.03.
Elimination of a minimum of one hillside lot is necessary to conform
to the intent of the Town's hillside development policies.
General Plan Policy 3.06
"Protect the visual qualities of designated scenic routes by reviewing projects
proposed with respect to their visual impact."
· In acknowledgement of the scenic route designation of both Sycamore
Valley Road and Camino Tassajara, revision to the proposed lotting count,
lotting design and the original preliminary grading plan is appropriate.
General Plan Policy 18.02
"For major residential subdivisions, development on slopes of 30 percent
or greater shall be prohibited. For individual single family residences,
development on areas greater than 30 percent slope may be permitted only
PAGE NO. 6 RESOLUTION NO. 125-91 (AMENDED)
with minimal b .~ding and excellent hillside design.
· Regardless of whether the development is termed a "major residential
subdivision" or a collection of "individual single family residences", the
original 16-1ot plan submittal requires revisions in order to minimize
grading and provide for excellent hillside development; and be it further
RESOLVED that the Town Council of the Town of Danville adopts a Negative Declaration
of Environmental Significance for the project and approves General Plan Amendment
Study GPA 89-1, amending the subject property's land use designation to a combination
of Residential - Single Family - Low Density (1-3 dwelling units per acre) and Public &
Open Space - General Open Space designations and limiting the maximum yield for the
11 acre Plan Area to 14 lots, with development of the property subject to the General
Development Criteria established for the proposal (Attachment A of Resolution No. 125-
91); and be it further
RESOLVED that the Town Council approves Preliminary Development Plan - Rezoning
PUD 89-15, as generally detailed on the Staff Study dated January 27, 1992, and subject
to the conditions of approval listed below; and be it further
RESOLVED that the Town Council makes the following Findings in support of their
approval of General Plan Amendment Study GPA 89-1:
o
The General Plan Amendment is consistent with the Goals and Policies of the
General Plan.
0
The General Plan Amendment will not adversely affect the preservation of present
aesthetics and other community qualities.
.
The General Plan Amendment will not adversely affect the Town's ability to
maintain high-quality public facilities and services.
.
The General Plan Amendment will not adversely affect the quality of life within
existing developed areas of the community.
o
The General Plan Amendment will not adversely affect the harmony between
Danville's development and its physical setting; and be it further
RESOLVED that the Town Council makes the following Findings in support of their
recommendation to approve Preliminary Development Plan - Rezoning request PUD 89-15:
o
The proposed rezoning is in conformance with the General Plan Goals and
Policies.
.
The uses authorized under this rezoning action will be compatible with the uses
existing and proposed in the adjacent zoning districts.
3. Residential use is a demonstrated community need.
PAGE NO. 7 RESOLUTION NO. 125-91 (AMENDED)
.
The Planned Unit L _¢elopment will constitute a resicx..,tial environment of
sustained desirability and stability, and will be in harmony with the character of the
surrounding existing neighborhood and the ultimate development planned for the
subject area.
.
The design of the proposed development is in substantial conformance with the
applicable zoning regulations.
.
The design of the development and the type of associated improvements will not
likely cause serious public health problems because water and sanitary facilities
services will be available to the new development.
.
The density of the development is physically suitable for the proposed density of
development.
0
The design of the proposed development and improvements are not likely to cause
substantial environmental damage or subsequently injure fish or wildlife or their
habitat since this property is in an area where residential development has
previously occurred.
.
The design of the proposed development and proposed improvements will not
conflict with easements, acquired by the public at large, for access through or use
of, property within the proposed subdivision; and be it further
RESOLVED that the foregoing approvals and findings are subject to, and contingent
upon the applicant's submittal, no later than March 31, 1992, of a General Release
and Covenant Not To Sue, in form acceptable to the City Attorney.
CONDITIONS OF APPROVAL
,
Preliminary Development Plan - Rezoning approval is granted for the 11 +/- acre
Park View Properties property (APN: 207-050-009). Development shall be
consistent with the GPA 89-1 General Development Criteria (Attachment A of this
resolution). Development shall be as generally shown on the revised plans entitled
"Preliminary Site Plan - Park View Properties", dated received by the Planning
Division on April 22, 1991. The project shall be modified to generally reflect the
plan revisions depicted in the Staff Study dated January 27, 1992, and these
conditions of approval.
.
Development shall occur within the 1 to 3 dwelling units per acre density range
permitted under the Residential - Single Family - Low Density land use designation
of the General Plan. Area excluded from the calculation for density shall include
the 0.45 +/- acre area open space corridor/buffer zone adjoining the east side of
the EBMUD pumping station facility, the area to be ultimately transferred to the
Contra Costa County Flood Control District (CCCFCD) through fee title dedication
or by easement for flood control purposes and the area above the 475 foot
contour line.
,
The area detailed as Lots 8 through 14 on the Staff Study dated January 27, 1992,
shall be subject to further modification during the Tentative Map/Final
PAGE NO. 8 RESOLUTION NO. 125-91 (AMENDED)
Development Plan review. If the creekside trail is established on the south side of
the creek in proximity of Lots 8 through 14, then no sidewalk needs to be provided
along the private roadway serving these lots. The maximum number of
traditionally configured lots for the development area south of the creek (i.e.,
narrow-deep lots) shall be seven lots. If it is determined by the Planning
Commission at the Tentative Map/Final Development Plan review that excessive
grading would be required to develop traditionally configured lots (with or without
use of front-to-rear split level pads), then use of wide-shallow lots shall occur, with
a maximum of five such lots to be developed. The roadway serving these lots
shall be served by a 20-foot width private road (no on-street parking) to allow the
proposed homesites to be moved northerly (and downslope) 20'+ to allow a
reduction in the amount of grading necessary to develop in this portion of the
project. The road system north of the creek shall terminate at a standard cul-da-
sac bulb at the northeast side of the proposed bridge. The design, precise location
and construction materials of the bridge shall be determined at the Tentative
Map/Final Development Plan review. A reduction of the number of lots
established in this area shall also occur if it is determined necessary by the
Planning Commission at the Tentative Map/Final Development Plan review to
provide lots with adequately sized/configured building areas and/or to provide
functional rear yard areas. Cross-sections through this area shall be developed and
submitted as part of the submittal for the Tentative Map/Final Development Plan
review.
.
Lots 6 and 7 of the Staff Study dated January 27, 1992, shall reflect a minimum lot
size of 10,000 square feet, a minimum lot width of 80' and a minimum lot depth
of 120'.
.
Lots 1 through 5 of the Staff Study dated January 27, 1992, (lots backing up to
Camino Tassajara) shall be reconfigured to integrate better with the proposed lots
of the adjoining Shapell Industries of Northern California project (PUD 91-7 -APN:
207-050-011). These lots shall reflect a minimum lot size of 11,500 square feet,
with a minimum width at the front setback of 80' and a minimum lot depth of
140'. Additional modification to these five lots (including the potential elimination
of Lot 5) shall occur if the Planning Commission determines through the Tentative
Map/Final Development Plan review that additional land area should be added to
the open space corridor/buffer zone in response to the findings and
recommendations of the required acoustical report (i.e., if the report reveals that
lot reconfiguration and/or a reduction in the unit count is necessary as a
mitigation to noise impacts of the neighboring EBMUD pumping station facility -
based on the ultimate development of that facility).
.
The applicant shall submit to the Town of Danville fees required to file a Notice
of Determination for this project, as required by AB 3158 and the Town's adopted
Fee Schedule.
PAGE NO. 9 RESOLUTION NO. 125-91 (AMENDED)
,
o
The Final Development Plan and Tentative Map submittal for this property shall
reflect the requirements of the Contra Costa County Flood Control District, as
indicated in their letter of June 19, 1991 relating to this property.
The development proposal approved for this property shall be responsible for its
proportionate share of the costs (sharing the responsibility with the adjoining
Shapell Industries of Northern California property- APN: 207-050-011) to modify
the signal at Camino Tassajara and Glasgow Drive to a four-way signal.
APPROVED by the Danville Town Council at a Regular Meeting on February 4, 1992, by
the following vote:
AYES:
NOES:
ABSTAINED:
ABSENT:
Lane, Greenberg, Doyle, Ritchey, Shimansky
None
None
None
Mayor U
APPROVED AS TO FORM: ATTEST:
~/ City Attorney City Clerk
Notice: The time within which you must seek judicial review of this decision is
governed by C.C.P. Section 1094.6 (ninety days).
akgz3
PAGE NO. 10 RESOLUTION NO. 125-91 (AMENDED)
ATTACHMENT A OF TOWN COUNCIL RESOLUTION NO. 125-91 (AMENDED)
GENERAL PLAN AMENDMENT STUDY GPA 89-1
PARK VIEW PROPERTIES
GENERAL DEVELOPMENT CRITERIA
General Plan Amendment Study (89-1) reclassifying 11 +/- acres from a Public & Open
Space - Parks and Recreation land use designation to a mixture of Residential - Single
Family - Low Density (1-3 dwelling units per acre), and Public & Open Space - General
Open Space. The subject site is Lot 46 of SD 6675, fronting 150'+ on the south side
of Sycamore Valley Road approximately 150' west of the intersection of Sycamore Valley
Road and Camino Tassajara and also fronting 500'+ on the south side of Camino
Tassajara approximately 300' east of the same intersection. (APN: 207-050-009)
fi~ General Provisions
.
Subsequent development entitlements for the property within the General
Plan Amendment area shall be reviewed through the Planned Unit
Development (P-l) process.
.
Development shall occur within the 1 to 3 dwelling units per acre density
range permitted under the Residential - Single Family - Low Density land
use designation of the General Plan. Area excluded from the calculation for
density shall include the 0.5 +/- acre area open space corridor/buffer zone
adjoining the east side of the EBMUD pumping station facility, the area to
be ultimately transferred to the Contra Costa County Flood Control District
(CCCFCD) through fee title dedication or by easement for flood control
purposes and the area above the 475 foot contour line.
.
As generally detailed on the Staff Study dated January 27, 1992, a maximum
yield of 14 lots may be developed on the subject property.
.
The area detailed as Lots 8 through 14 on the January 27, 1992, Staff Study
shall be subject to further modification during the Tentative Map/Final
Development Plan review. The maximum number of traditionally
configured lots for the development area south of the creek (i.e., narrow-
deep lots) shall be seven lots. If it is determined by the Planning
Commission at the Tentative Map/Final Development Plan review that
excessive grading would be required to develop traditionally configured lots
(with or without use of front-to-rear split level pads), then use of wide-
shallow lots shall occur, with a maximum of five such lots to be developed.
The private roadway system serving these lots shall be subject to detailed
review (i.e., easement width, paved section width, provisions for emergency
service vehicles, provisions for pedestrian movement, etc.) as part of the
Tentative Map/Final Development Plan review. The design of the roadway
PAGE NO. ! ATTACHMENT A OF RESOLUTION NO. 125-91
o
,
.
o
system utilized shall be such to allow a reduction in the amount of grading
necessary to develop in this portion of the project. The road system north
of the creek shall terminate at a standard cul-da-sac bulb at the northeast
side of the proposed bridge. The design, precise location and construction
materials of the bridge shall be determined at the Tentative Map/Final
Development Plan review. A reduction of the number of lots established in
this area shall also occur if it is determined necessary by the Planning
Commission at the Tentative Map/Final Development Plan review to provide
lots with adequately sized/configured building areas and/or to provide
functional rear yard areas. Cross-sections through this area shall be
developed and submitted as part of the submittal for the Tentative
Map/Final Development Plan review.
Visual amenities of the area shall be preserved to the maximum extent
possible. The following measures shall be incorporated into development
plans:
Maintain the maximum number of existing mature trees.
Provide a continuous landscape buffer along the Camino Tassajara
frontage, including use of the Sycamore Valley Specific Plan type
architectural soundwall along that portion of the development with
residential uses directly backing up Camino Tassajara.
Development of the area shall be designed to integrate to the maximum
degree possible with the surrounding developments in the Sycamore Valley
Specific Plan Area. This shall include linkage of existing and planned trails
located along Sycamore Creek and construction of a pedestrian foot bridge
across Sycamore Creek at the west side of the project area. (Note: Release
from the obligation to construct the pedestrian foot bridge at the west side
of the project area will be granted if satisfactory alternate access along the
south side of the EBMUD property can be secured.)
No building or structure shall exceed two stories or 28 feet in height (not
including chimneys), measured from finished grade to the ridge beam.
To limit potential adverse impacts to existing mature trees, site fill shall be
limited to the amount needed to functionally lift the site out of the 100-year
flood hazard zone. A Tree Preservation Plan, prepared by a licensed
arborist, shall be submitted to the Town for review and approval prior to
any additional fill being placed on the property or as part of the Tentative
Map/Final Development Plan review process - whichever occurs first.
PAGE NO. 2 ATTACHMENT A OF RESOLUTION NO. 125-91
Be
.
Rough grading may occur subsequent to the approval of a Preliminary
Development Plan - Rezoning, but no grading activity may occur within 15
feet of the dripline of any existing on-site tree, unless otherwise approved
by the Town, and no grading shall occur for the area south of the creek.
Residential Development Standards
o
Development of the residential units in the project may consist of either
individual custom designs or production type housing. All development
proposed shall be subject to review by the Town Design Review Board prior
to approval of the Final Development Plan.
o
The minimum lot size requirements, minimum average width requirements,
and minimum depth requirements for lots established in this project shall
be as follows:
a)
The lots detailed as Lots 8 through 14 on the January 27, 1992, Staff
Study, if developed with traditional narrow-deep lots shall reflect a
minimum lot size of 10,000 square feet. a minimum lot width of 80'
and a minimum lot depth of 120'. If this area is developed with
wide-shallow lots, the criteria for lot size, lot width and lot depth
shall be as determined appropriate during the Tentative Map/Final
Development Plan process. For these hillside lots, no fencing shall
be established on slope areas where elevations are more than 20'
above finished pad elevation of the affected lot. In addition to this
requirement, or as an alternative, the hillside lots may have a
reduced minimum lot size to avoid the establishment of lots with
rear yards "artificially~' extending up the adjoining slope area.
b)
Lots 6 and 7 of the January 27, 1992, Staff Study shall reflect a
minimum lot size of 10,000 square feet. a minimum lot width of 80'
and a minimum lot depth of 120'.
c)
The lots backing up to Camino Tassajara (Lots 1 through 5 of the
January 27, 1992, Staff Study) shall reflect a minimum lot size of
11,500 square feet, a minimum width at the front setback of 85' and
a minimum lot depth of 135'.
.
Minimum building setbacks shall be 25 feet for primary front yard areas, 25
total feet in side yard areas (with a minimum of 10 feet on one side and
with a minimum building-to-building separation of 25 feet), and 25 feet for
rear-yard areas (may not include slopes with a gradient steeper than 6
horizontal to I vertical).
PAGE NO. 3 ATTACHMENT A OF RESOLUTION NO. 125-91
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Each dwelling unit north of the creek shall have a minimum of two vehicle
parking spaces located in a garage and two additional on-site spaces
contained within a driveway apron. Each dwelling unit south of the creek
shall have a minimum of three vehicle parking spaces located in a garage
and three additional on-site spaces contained within a driveway apron.
.
Storage of vehicles within required primary front yard areas, secondary
front yard areas and side yard areas is prohibited. No recreational vehicles,
boats or trailers shall be permitted to be stored or parked on-site or within
the established right-of-way for period in excess of 72 hours.
.
Building elevations shall be tapered or stepped so that no two story
elevations occur at the minimum primary front yard setback. This
requirement is intended to reduce the visual mass of the structure, further
enhance separation between buildings, and create a more open and
comfortable streetscape setting. Rear and side elevations which abut, or are
oriented towards, streets shall receive special design treatment to soften
visual appearance.
,
As graphically portrayed on the January 17, 1992, Staff Study, use of split
level lot padding (full floor and/or half floor side-to-side and front-to-rear
splits) shall be used for the lots proposed on the south side of Sycamore
Creek where deemed appropriate to reduce the magnitude of project
grading.
.
The grading plans submitted for the Tentative Map/Final Development Plan
submittal shall include pre-plotting information for all proposed residences
(and shall detail proposed finished floor elevations).
C. Circulation
.
The sole vehicular access to the subject area shall be provided from a road
extension from the current intersection of Camino Tassajara and Glasgow
Drive through the adjoining property to the east (Shapell Industries of
Northern California -APN: 207-050-011). Said access shall be assured
through the Tentative Map/Final Development Plan review process.
Emergency vehicular access (E.V.A~) through the proposed open space
corridor/buffer zone adjoining the east side of the EBMUD pumping station
facility shall be established.
.
Road right-of-ways shall include adequate width for pedestrian and bicycle
paths, unless this requirement is waived through the Tentative Map/Final
Development Plan review.
PAGE NO. 4 ATTACHMENT A OF RESOLUTION NO. 125-91
3. Street widths shall be determined during the Tentative Map/Final
Development Plan review process.
D. Open Space and Recreation
.
The natural character of Sycamore Creek shall be preserved and enhanced
for its habitat value and as a recreation and visual amenity.
.
The sloping areas at the south portion of the area shall be maintained as
open space in order to avoid potential landslide problems and also to
provide a buffer between the Plan Area and the existing and planned
upslope development along Tunbridge Road. All existing on-site landslides
and soil failure areas shall be corrected in conjunction with the project
development.
.
Where drainage improvements are necessary along Sycamore Creek, they
shall be designed to enhance the natural appearance of the creek. If rip-
rapping is required, it shall utilize large, ungrouted rocks that permit
ingrowth of grasses and other vegetation, unless otherwise authorized by
the City Engineer and CCCFCD. Landscaping shall be installed along the
banks of Sycamore Creek to enhance the appearance of this natural amenity.
.
An open space trail easement shall be supplied with a minimum width of 35
feet along the north and south sides of Sycamore Creek from the west
property boundary to the proposed vehicular bridge crossing. If the
easement can be established, to the Town's satisfaction on the north side of
the creek in this area, than the requirement for the southerly easement can
be dropped at the Tentative Map/Final Development review. From the
bridge crossing east, an easement shall be offered along the north side of
the creek. These easements shall be offered in dedication to the East Bay
Regional Park District (EBRPD) and the Town of Danville. Building setbacks
from Sycamore Creek shall be identified on the Tentative Map/Final
Development Plan submittal and shall be based on a project specific flood
control analysis.
.
A landscaped creek trail system shall be developed as part of the project,
extending the entire length of the Plan Area and shall include a
pedestrian/equestrian bridge crossing at the western edge of the Plan Area
to allow the trail to cross over to the south side of Sycamore Creek. The
requirement to supply the pedestrian/equestrian bridge may be waived if
the trail can be established in a satisfactory manner on the north side of the
creek. The pedestrian portion of the trail shall have a minimum width of
eight feet and shall have pavement contained within appropriately sized
headerboards. Trail easements in addition to those cited in #D.4. above
PAGE NO. 5 ATTACHMENT A OF RESOLUTION NO. 125-91
shall be supplied as necessary to connect to existing and/or planned off-site
trails.
,
Disturbed slope areas (disturbed for lot, road development and/or for slide
repairs) shall receive an upgraded hydroseeding with heavy planting of
native vegetation and trees.
.
The upslope open space areas along the south portion of the Plan Area shall
incorporate pedestrian trails to facilitate pedestrian movement. These trail
areas shall be covered by trail easements to be offered to the EBRPD and
the Town of Danville for potential future public usage.
,
An offer of dedication of appropriate easements (to either the Town of
Danville or the East Bay Regional Park District) for a trail connection to the
planned future ridgeline trail, with appropriate connections to the creek
trail, shall be provided.
E. Public Facilities and Utilities
0
All utility lines serving the site, including natural gas, electrical, water, waste
water and communications lines, shall be placed underground, except as
necessary at the creek crossing.
o
Street lights, where used, shall be of low level intensity (as approved by
star0.
,
New development within the Plan Area shall be required to fund necessary
improvements to offset impacts generated and shall contribute toward area-
wide and regional infrastructure at an appropriate level.
F. Homeowners Association Responsibilities
.
Development projects constructed within this Plan Area shall be subject to
the creation of a homeowners association. The purposes and
responsibilities of the association shall include, but shall not be limited to,
the maintenance of common landscape and open space areas, maintenance
of the private roadway and bridge and the maintenance of trail areas not
accepted by a public agency.
~
Diligent efforts shall be made by the applicant to establish a Master
Homeowner Association with the adjoining Shapell Industries of Northern
California property (APN: 207-050-011) for common facilities.
PAGE NO. 6 ATTACHMENT A OF RESOLUTION NO. 125-91
G. Design Guidelines
1. Landscaping
no
Existing riparian vegetation shall be preserved and, where possible,
enhanced by introduction of compatible native and shrub species.
b.
Landscaping along Camino Tassajara shall conform to the Camino
Tassajara Streetscape Standards (which requires provision of a sound
wall and a six foot width meandering concrete paved pathway), as
may be amended by landscape guidelines in place at the time of
landscape installation.
C.
Graded slopes adjacent to street rights-of-way and areas between
roadways and the area to be controlled by CCCFCD shall be
landscaped in accordance with an approved overall landscape theme.
The steepness of the slopes shall be varied to blend with the natural
contours of the land.
d.
The sound wall along Camino Tassajara shall be a split face block
concrete wall constructed to match the sound wall constructed along
Camino Tassajara and Sycamore Valley Road. The wall shall not be
designed with a long uninterrupted stretch, but instead shall jog in
and out along the right-of-way and work around pockets of
deciduous and evergreen trees.
2. Architecture
The intent of these guidelines is to establish standards of high quality
architecture to be used in the design of buildings, structures, and
surrounding environment. It is recognized that the location of the Plan Area
at the entrance of the Sycamore Valley, and its corresponding high visual
sensitivity, makes it important that development serve not only the needs of
the community but that the physical design characteristics reflect the overall
design theme prevalent in the Sycamore Valley. The developers are
encouraged to use innovative techniques to make the project area a
significant statement of design.
a.
If production housing is utilized, substantial architectural variation
shall occur through the number of floor plans developed and by
providing multiple elevations for each floor plan. Elevations shall
show variations through changes in materials, rooflines, colors and
window treatment.
PAGE NO. 7 ATTACHMENT A OF RESOLUTION NO. 125-91
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b. Architectural style shall establish a consistent theme. The western
contemporary style used in the Sycamore Valley is encouraged.
Open Space Corridor/Buffer Zone
The developer shall be responsible for the provision of an open space
corridor/buffer zone and for site improvements of the site as described below.
1. Size - Area shall be approximately 0.5 +/- acres, generally reflective of the
size and configuration shown on the Staff Study of January 27, 1992.
2. Location - Adjoining the east side of the EBMUD pumping site (APN: 207-
050-008).
3. Ownership - To be owned and maintained by the homeowners association
established for the subject development.
4. Site improvements - Park View Properties' responsibility at the time of
project development of the residential portion of the project);
a. All frontage improvements (curb, gutter, sidewalk, longitudinal
drainage, street lights, etc.).
b. Architectural soundwall along the western side of Lot 5 (of the Staff
Study dated January 27, 1992).
c. Frontage and site landscaping
d. Rough grading of the site
e. Design and construction drawings for all the above, as determined
necessary.
The location, precise size and configuration and access of the open space
corridor/buffer zone shall be determined through the Tentative Map/Final
Development Plan review process.
PAGE NO. 8 ATTACHMENT A OF RESOLUTION NO. 125-91