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HomeMy WebLinkAbout100-02RESOLUTION NO. 100-2002 ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE AND APPROVING PRELIMINARY DEVELOPMENT PLAN - REZONING REQUEST PUD 2001-01 AND FINAL DEVELOPMENT PLAN MAJOR SUBDIVISION REQUEST 8662 REZONING THE SITE FROM R-40; SINGLE FAMILY RESIDENTIAL DISTRICT TO P-l; PLANNED UNIT DEVELOPMENT DISTRICT SUBDIVIDING THE SITE AND TO ALLOW THE CONSTRUCTION OF A NINE-UNIT CONDOMINIUM COMPLEX WITH A BONUS DENSITY (APN: 197-100-016 - PINTADO POINT) WHEREAS, Jim Sweeney (owner/applicant) has requested approval of a Preliminary Development Plan - Rezoning request (PUD 2001-01), and Final Development Plan-Major Subdivision request SD 8662, to allow the construction of a nine-unit condominium complex on a .57 +/- acre site; and WHEREAS, a density bonus, consistent with the provision of the Town's Density Bonus Ordinance, is requested to increase the residential density of the project from 12 units per acre to 15.8+/- units per acre; and WHEREAS, as part of the density bonus, a below market rate unit would be created with a term of affordability set at a minimum period of thirty years; and WHEREAS, the subject site is located at the southwest corner of E1 Pinto Road and E1 Pintado Road, and is further identified as Assessor's Parcel Numbers 197-100-016; and WHEREAS, a Negative Declaration of Environmental Significance has been prepared for the project indicating that no significant environmental impacts are expected to be associated with this project; and WHEREAS, the Planning Commission did review the project at a noticed public hearing on July 23, 2002 and recommended that the Town Council approve the request; and WHEREAS, the Town Council did review the project at a noticed public hearing on September 17, 2002; and WHEREAS, the public notice of this action was given in all respects as required by law; and WHEREAS, a staff report was submitted recommending that the Town Council approve the request; and WHEREAS, the Town Council did hear and consider all reports, recommendations, and testimony submitted in writing and presented at the hearing and made a formal recommendation that the Town Council approve the project; now, therefore, be it RESOLVED that the Town Council adopt the Negative Declaration of Environmental Significance and approve Preliminary Development Plan - Rezoning request PUD 2001-01 and Final Development Plan - Major Subdivision requests SD 8662 and DP 2001-17 per the conditions contained herein, and makes the following findings in support of this action: Rezoning: The proposed rezoning will be in substantial compliance with the Danville 2010 General Plan as the site will be zoned to allow multiple family use, consistent with the site's General Plan land use designation, where currently the site's zoning is not in conformance with the 2010 General Plan land use destination. The manner in which the density was calculated is consistent with how the Town calculated all density in projects. The uses authorized or proposed in the land use district are compatible within the district and to uses authorized in adjacent districts. Such uses include a senior assisted living complex is located across E1 Pinto Road to the east. A Montessori daycare/school facility is situated across E1 Pintado Road south of the site, and large lot single-family residential uses are located further up E1 Pinto Road and E1Pintado Road Community need has been demonstrated for the use proposed. The Housing Element and the Association of Bay Area Governments identifies the Town's needs related to multiple family housing and affordable housing. The project provided both types of housing products to the Town, which is consistent with required regulations. Subdivision: The proposed subdivision will be in substantial conformance with the goals and policies of the Danville 2010 General Plan, as the project will create one affordable housing unit and provide disabled access in another unit consistent with the following Town's 2010 General Plan policies: 1.03 - Recognize the need for suitably located housing, facilities, and services for all age groups within the community. PAGE 2 OF RESOLUTION NO. 100-2002 4.02 - Promote the development of affordable housing at a wide range of destinies in a variety of locations. The Town should use a variety of methods to encourage affordable housing production. 4.05 - Protect the long-term affordability of housing units built through the Town's affordable housing programs. The development results in a multiple family residential development, which is located in an appropriate location, and provides a housing type that is needed within the Town of Danville. One of the units within this complex shall be deed restricted to remain rented or sold at a low income level for a period of 30 years, meeting the intent of these goals and fulfilling affordable housing requirements set forth by the State of California. Further, one unit would be created for disabled access, allowing individuals with special needs to be accommodated. The design of the proposed Subdivision is in substantial conformance with the applicable zoning regulations. The design of the subdivision 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 project. The density of the subdivision is physically suitable for the proposed density of development. The design of the proposed subdivision 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 subdivision 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. PAGE 3 OF RESOLUTION NO. 100-2002 CONDITIONS OF APPROVAL Conditions of approval'with an asterisk ("*") in the left-hand column are standard project conditions of approval. Unless otherwise specified, the following conditions shall be complied with prior to the issuance of a grading or building permit for the project. Each item is subject to review and approval by the Planning Division unless otherwise specified. A. GENERAL This approval is for a Preliminary Development Plan - Rezoning request PUD 2001-01 and Final Development Plan - Major Subdivision requests SD 8662 and DP 2001-17, allowing the construction of a nine-unit multi-family condominium complex. The site is located on the northwest corner of E1 Pinto and E1 Pintado Road (APN: 197-100-016). Development shall be substantially as shown on the project drawings as follows, except as may be modified by conditions contained herein; Site plan, floor plans, roof plan, architectural elevations and details, as prepared by Chester G. Nakahara, AIA. labeled "Pintado Point," consisting of 16 sheets, dated received by the Planning Division on September 9, 2002. Conceptual'Landscape Plan as prepared by CME Associates Landscape Architecture labeled "Pintado Point," consisting of one sheet, dated received by the Planning Division on September 9, 2002. Grading and Drainage plan as prepared by J.E. Schuricht & Associates labeled "El Pintado,' consisting of two sheets, dated received by the Planning Division on September 9, 2002. Tentative Map as prepared by J.E. Schuricht & Associates labeled "For Condominium Purpose SD 8662," consisting of one sheet, dated received by the Planning Division on September 9, 2002. This approval authorizes a density bonus, consistent with the provision of the Town's Density Bonus Ordinance, increasing the site's maximum allowable residential density from 12 units per acre to 15.8 units per acre. * 3. The applicant shall pay any and all Town and other related fees that the PAGE 4 OF RESOLUTION NO. 100-2002 property may be subject to. These fees shall be based on the current fee schedule in effect at the time the relevant permits are secured, and shall be paid prior to issuance of said permit and/or prior to any Town Council final approval action. Notice shall be taken specifically of the Town's Residential Transportation Improvement Program (TIP) fee ($12,600.00), Park Land In- lieu fee ($18,468.00), storm water pollution fee ($604.00), SCC Regional Transportation fee ($5,616.00), Tri-Valley Transportation fee ($10,458.00), Excavation Mitigation Fee ($1,710.00) Child Care Facilities Fee ($1,035.00), plan checking and inspection fees. Prior to the issuance of a building permit, the applicant shall reimburse the Town for notifying surrounding neighboring residents of the public hearing. The fee shall be $ 333.00 (111 notices (public hearings and DRB) X $0.75 per notice X 4 notices plus 42 notices (RFC) X $.75 per notice). Prior to the issuance of grading or building permits, the applicant shall submit written documentation that all requirements of the San Ramon Valley Fire Protection District and the San Ramon Valley Unified School District have been, or will be, met to the satisfaction of these respective agencies. In the event that subsurface archeological remains are discovered during any construction or pre-construction activities on the site, all land alteration work within 100 feet of the find shall be halted, the Town Planning Division notified, and a professional archeologist, certified by the Society of California Archeology and/or the Society of Professional Archeology, shall be notified. Site work in this area shall not occur until the archeologist has had an opportunity to evaluate the significance of the find and to outline appropriate mitigation measures, if they are deemed necessary. If prehistoric archaeological deposits are discovered during development of the site, local Native American organizations shall be consulted and involved in making resource management decisions. Construction activity shall be restricted to the period between the weekday hours of 7:30 a.m. to 5:30 p.m. (Mondays through Fridays), unless otherwise approved in writing by the City Engineer for general construction activity and the Chief Building Official for building construction activity. Prior to any construction work on the site, including grading, the applicant shall install a minimum 3' x 3' sign at the project entry which specifies the allowable construction work days and hours, and lists the name and contact person for the overall project manager and all contractors and sub- contractors working on the job. PAGE 5 OF RESOLUTION NO. 100-2002 10. 11. 12. 13. The applicant shall provide security fencing, to the satisfaction of the City Engineer and/or the Chief Building Official, around the site during construction of the project. The applicant shall require their contractors and subcontractors to fit all internal combustion engines with mufflers, which are in good condition, and to locate stationary noise-generating equipment as far away from existing residences as feasible. A watering program which incorporates the use of a dust suppressant, and which complies with Regulation 2 of the Bay Area Air Quality Management District shall be established and implemented for all on and off-site construction activities. Equipment and human resources for watering all exposed or disturbed soil surfaces shall be supplied on weekends and holidays as well as workdays. Dust-producing activities shall be discontinued during high wind periods. Ail physical improvements shall be in place prior to occupancy of any structure in the project. If occupancy within the project is requested to occur in phases, all physical improvements shall be required to be in place prior to occupancy except for items specifically excluded in a construction-phases occupancy plan approved by the Planning Division. No structure shall be occupied until construction activity in the adjoining area is complete and the area is safe, accessible, provided with all reasonably expected services and amenities, and appropriately separated from remaining additional construction activity. Planning Division sign-off is required prior to the completion of a Final Building Inspection. All composite w~ll, window, door elements facing the freeway be of a design and shall utilize construction materials such as to provide a maximum interior noise level of 45 DNL. This means that the composite wall shall be of a design and shall utilize construction such as to provide a Sound Transmission Class of a minimum of 28 DNL. In order to meet State of California's energy conservation requirements, all project sliding glass doors and windows shall be dual glazed with insulating glass and sealed. (Note: This requirement alone gives a Sound Transmission Class of 28 DNL) Improvements shall consist of the installation of STC-35 windows and use of an underlayer of 3/4 inch plywood (or particle board) at all exterior wall PAGE 6 OF RESOLUTION NO. 100-2002 14. 15. 16. 17. 18. 19. surfaces within this development, or other siding material, which provides comparable noise attenuation. The project shall be designed to include all recommendations identified in the Traffic Noise Study, prepared for the project, as prepared by Bollard & Brennan, and dated March 17, 2002. The rental agreements shall include a disclosure statement as listed in recommendation #2 of the above mentioned report, related to noise attenuation levels varying while windows are open and closed. The property owner shall create instructions for all tenants regarding the route that moving vehicles should take when moving a tenant into the complex. Said instructions shall direct vehicles traveling from the southbound direction to take E1 Cerro Boulevard to La Gonda Way to E1 Pintado Road, rather than traveling on the narrow E1 Pintado Loop from E1 Cerro Blvd. Construction vehicles traveling from the southbound direction shall be directed to take E1Cerro Boulevard to La Gonda Way to the project site on E1 Pintado Road, rather than traveling on the narrow E1 Pintado Loop or E1 Rio from E1 Cerro Blvd. All rental signage shall be in compliance with the guidelines identified in the Sign Ordinance, Section 32-98.16(a). Temporary signage as identified in the Sign Ordinance, Section 32-98.15, is not allowed for this development. As part of the initial submittal for the final map, plan check, and/or building permit review process (whichever occurs first), the applicant shall submit a written Compliance Report detailing how the conditions of approval for this project have been complied with. This report shall list each condition of approval followed by a description of what the applicant has provided as evidence of compliance with that condition. The applicant must sign the report. The report is subject to review and approval by the City Engineer and/or Chief of Planning and/or Chief Building Official, and may be rejected by the Town if it is not comprehensive with respect to the applicable conditions of approval. A copy of the approved Compliance Report shall be provided to the Planning Commission. PAGE 7 OF RESOLUTION NO. 100-2002 B. SITE PLANNING * 1. * 2. * 3. All lighting shall be installed in such a manner that lighting is generally down directed and glare is directed away from surrounding properties and rights-of-way. The location of any pad mounted electrical transformers shall be subject to review and approval by the Planning Division prior to the issuance of a building permit. To the extent feasible, such transformers shall not be located between any street and the front of a building. Any on-site wells and septic systems shall be destroyed in accordance with Contra Costa County Health Services Department - Environmental Health Division regulations. Environmental Health Division permit and inspections for this work shall be obtained. LANDSCAPING Final landscape and irrigation plans (with planting shown at 1'=20' scale) shall be submitted for review and approval by the Plam~ing Division and the DRB. The plan shall include common names of all plant materials and shall indicate the size that various plant materials will achieve within a five-year period of time. All plant material shall be served by an automatic underground irrigation system and maintained in a healthy growing condition. Irrigation shall comply with Town of Danville Landscape Ordinance #91-14 and landscape guidelines and shall be designed to avoid runoff and overspray. Proposed common maintenance lawn areas within the project shall not exceed a maximum of 25 percent of proposed common landscaped areas. Unless otherwise authorized, all trees shall be a minimum of 15-gallon container size. All trees shall be properly staked. Unless otherwise authorized, all remaining shrubs used in the project, which are not used as ground cover, shall be a minimum of five gallons in size. All landscaped areas not covered by shrubs and trees shall be planted with live ground cover. All proposed ground cover shall be placed so that they fill in within two years. PAGE 8 OF RESOLUTION NO. 100-2002 The backflow preventor shall be located adjacent to a building and shall be screened with landscaping. At least 50 percent of the canopy trees and conifer trees required to be planted as part of this project shall be 24" box size trees. ARCHITECTURE All ducts, meters, air conditioning and/or any other mechanical equipment whether on the structure or on the ground shall be effectively screened from view with landscaping or materials architecturally compatible with the main structures. The street numbers for each structure in the project shall be posted so as to be easily seen from the street at all times, day and night. Colors and materials shall be as shown on the color and material board on file with the Planning Division. Final architectural elevations, details and revisions shall be submitted for review and approval by the Design Review Board prior to issuance of building permits for the project. If signing for the development is desired, in addition to any signs approved as part of this application, a comprehensive sign program shall be submitted to the Town for consideration under a separate application. The pad elevations for buildings B and C shall be lowered 3+/- feet so that the elevation of the downhill side of the building is closer to natural grade. This may require the construction of additional retaining walls above the buildings or splitting the pad elevation of the buildings to step the buildings down the hill. The pad elevation for building A shall be the minimum elevation necessary to allow for positive drainage from the site. The final pad elevations and design shall be subject to review and approval by the Design Review Board prior to issuance of building permits for the project. All water and electrical meters shall be enclosed within the building. Final design shall be subject to review and approval by the Design review Board prior to issuance of building permits for the project. 8. ' The air conditioning condenser units shall enclosed within the building as PAGE 9 OF RESOLUTION NO. 100-2002 shown on the approved project plans. Should the applicant determine that the units cannot be enclosed as proposed, an alternate design which completely screens the units from view shall be developed and shall be subject to review and approval by the Design Review Board. PARKING All parking spaces shall be striped and provided with wheel stops unless they are fronted by concrete curbs, in which case sufficient areas shall be provided beyond the ends of all parking spaces to accommodate the overhang of automobiles. One on-site parking space shall be labeled and designated to each unit as a secondary parking space for the unit, which can be used by the tenant for personal or guest purpose. This excludes the handicap guest parking space, which shall remain available for disabled guests. The curb on the west side of the public portion of E1 Pinto Road from the existing red curb north of the project site to E1 Pintado Road, shall be painted red and/or signed to not allow parking on this side of the roadway, as deemed appropriate by the Town's Transportation Division and the San Ramon Valley Fire Protection District. Garage doors utilized in the project shall be of a roll-up door design and shall have one row of windows. The lease agreement for the project (for that period the project is operated as a rental project) shall advise tenants that garages are subject to inspection after giving a 24-hour notice by the rental property operator to assure all garages remain open and available for their intended use (i.e., that they are available for vehicle parking by the unit occupant and are not used for storage in a manner that would preclude placement of a vehicle in each intended parking space). Project CC&R's for the project (if a final map is recorded for the project) shall include parallel provisions/regulations to assure the garages are utilized for their intended purpose. All parking as required under the Parking Standards in the Danville Municipal Code for the development shall be provided on-site. For each unit, access to individual garages shall be from the on-site parking area, not off E1 Pinto Road. PAGE 10 OF RESOLUTION NO. 100-2002 GRADING Any grading on adjacent properties will require prior written approval of those property owners affected. At least one week prior to commencement of grading, the applicant shall post the site and mail to the owners of property within 300 feet of the exterior boundary of the project site, to the homeowner associations of nearby residential projects and to the Town of Danville Development Services Department, a notice that construction work will commence. The notice shall include a list of contact persons with name, title, phone number and area of responsibility. The person responsible for maintaining the list shall be included. The list shall be kept current at all times and shall consist of persons with authority to initiate corrective action in their area of responsibility. The names of individuals responsible for dust, noise and litter control shall be expressly identified in the notice. Development shall be completed in compliance with a detailed soils report and the construction grading plans prepared for this project. The engineering recommendations outlined in the project specific soils report shall be incorporated into the design of this project. The report shall include specific recommendations for foundation design of the proposed buildings and shall be subject to review and approval by the Town's Engineering and Planning Divisions. Where soils or geologic conditions encountered in grading operations are different from that anticipated in the soil report, a revised soils report shall be submitted for review and approval by the City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from settlement and seismic activity. All development shall take place in compliance with the Town Erosion Control Ordinance (Ord. 91-25). Restrictions include limiting construction primarily to the dry months of the year (May through October) and, if construction does occur during the rainy season, the developer shall submit an Erosion Control Plan to the City Engineer for review and approval. This plan shall incorporate erosion control devices such as, the use of sediment traps, silt fencing, pad berming and other techniques to minimize erosion. All new development shall be consistent with modern design for resistance to seismic forces. All new development shall be in accordance with the Uniform Building Code and Town of Danville Ordinances. PAGE 11 OF RESOLUTION NO. 100-2002 All cut and fill areas shall be appropriately designed to minimize the effects of ground shaking and settlement. Stockpiles of debris, soil, sand or other materials that can be blown by the wind shall be covered. If toxic or contaminated soil is encountered during construction, all construction activity in that area shall cease until the appropriate action is determined and implemented. The concentrations, extent of the contamination and mitigation shall be determined by the Contra Costa County Health Department. Suitable disposal and/or treatment of any contaminated soil shall meet all federal, state and local regulations. If deemed appropriate by the Health Department, the applicant shall make provisions for immediate containment of the materials. Runoff from any contaminated soil shall not be allowed to enter any drainage facility, inlet or creek. 10. All grading activity shall address National Pollutant Discharge Elimination System (NPDES) concerns. Specific measures to control sediment runoff, construction pollution and other potential construction contamination shall be addressed through the Erosion Control Plan (ECP) and Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall supplement the Erosion Control Plan and project improvement plans. These documents shall also be kept on-site while the project is under construction. A NPDES construction permit may be required, as determined by the City Engineer. STREETS The applicant shall obtain an encroachment permit from the Engineering Division prior to commencing any construction activities within any public right-of-way or easement. Street signing shall be installed by the applicant as may be required by the City Engineer. Traffic signs and parking restriction signs, which may be required to be installed, shall be subject to review and approval by the Transportation Division and the Police Department. All mud or dirt carried off the construction site onto adjacent streets shall be swept each day. Water flushing of site debris or sediment or concrete washing is expressly prohibited. PAGE 12 OF RESOLUTION NO. 100-2002 Any damage to street improvements now existing or done during construction on or adjacent to the subject property shall be repaired to the satisfaction of the City Engineer, at full expense to the applicant. This shall include slurry seal, overlay or street reconstruction if deemed warranted by the City Engineer. All improvements within the public right-of-way, including curb, gutter, driveways, paving and utilities, shall be constructed in accordance with approved standards and/or plans and shall comply with the standard plans and specifications of the Development Services Department and Chapters XII and XXXI of the Town Code. At the time project improvement plans are submitted, the applicant shall supply to the City Engineer an up-to-date title report for the subject property. Handicapped ramps shall be provided and located as required by the City Engineer. Public streets shall be improved to the standards in #G.5. above. Private streets shall be improved to public street structural standards. Private street improvements, and their dimensions, shall be as shown on the project plans identified in #A.1. above and shall conform to Standard Plan 104 a & b. Prior to the issuance of a building permit for this project, the Town's Transportation Department shall review the traffic/circulation conditions near the E1 Pintado/E1 Pinto intersection to determine if any additional traffic regulatory improvements are warranted. INFRASTRUCTURE Domestic water supply shall be from an existing public water system. Water supply service shall be from the East Bay Municipal Utility District water system in accordance with the requirements of District. All wastewater shall be disposed into an existing sewer system. Sewer disposal service shall be from the Central Contra Costa Sanitary District sewer system in accordance with the requirements of the District. Prior to the issuance of building permits for the project a detailed drainage plan shall be submitted for review and approval by the Town. Drainage facilities and easements shall be provided to the satisfaction of the City PAGE 13 OF RESOLUTION NO. 100-2002 10. 11. 12. Engineer. All runoff from impervious surfaces shall be intercepted at the project boundary and shall be collected and conducted via an approved drainage method through the project to an approved storm drainage facility, as determined by the City Engineer. Development which proposes to contribute additional water to existing drainage systems shall be required to complete a hydraulic study and make improvements to the system as required to handle the expected ultimate peak water flow and to stabilize erosive banks that could be impacted by additional storm water flow. Roof drainage from structures shall be collected via a closed pipe and conveyed to an approved storm drainage facility in the street curb. No concentrated drainage shall be permitted to surface flow across sidewalks. Any portion of the drainage system that conveys runoff from public streets shall be installed within a dedicated drainage easement, or public street. If a storm drain must cross a lot, or be in an easement between lots, the easement shall be equal to or at least double the depth of the storm drain. The applicant shall furnish proof to the City Engineer of the acquisition of all necessary rights of entry, permits and/or easements for the construction of off-site temporary or permanent road and drainage improvements. Electrical, gas, telephone, and Cable TV services, shall be provided underground in accordance with the Town policies and existing ordinances. All utilities shall be located and provided within public utility easements, sited to meet utility company standards, or in public streets. All new utilities required to serve the development shall be installed underground. All street, drainage .or grading improvement plans shall be prepared by a licensed civil engineer. If a common carwash area is created to serve the project, the wastewater created by washing cars shall be directed to the sewer collection system rather than the storm water collection system, unless otherwise authorized by the Storm Water Pollution Prevention Plan. PAGE 14 OF RESOLUTION NO. 100-2002 BONUS DENSITY RESTRICTIONS Per Section 32-74.9 of the Danville Municipal Code (Density Bonus Ordinance), households with Danville residents who meet the qualificafions for occupancy of the restricted unit shall have first preference for the restricted occupancy unit; second preference shall be given to households with Danville employees who meet the qualifications for occupancy of the restricted unit; third preference shall be given to all other eligible households. Consistent with the requirements of the Town's Inclusionary Housing Ordinance, in exchange for the Town granting approval of the density bonus porfion of this development, the property owner shall be required to deed restrict one of the nine housing units to be rented to a qualifying household at a low income affordable rate as defined by the Town's Inclusionary Housing Ordinance. The applicant shall enter into a formal agreement with the Town, which specifies the maximum income of the renters and regulates the terms of occupancy. This agreement shall be subject to review and approval by the Danville Town Council prior to recordation of the Final Map for the project or issuance of building permits for the project, whichever occurs first. A deed restriction shall be recorded for the unit in Building "C" located above the garage area, restricting the unit to be rented as a low-income level.When/if the development is converted into for-sale condominiums, a separate deed restriction shall be recorded, consistent with the Town Inclusionary Housing Ordinance, restricting this unit to be sold at a Iow income level. This restriction shall apply for the remaining life of the 30-year term. MISCELLANEOUS The project shall be constructed as approved. Minor modifications in the design, but not the use, may be approved by staff. Any other change will require Planning Commission approval through the Development Plan review process. Conditions of this approval may require the applicant to install public improvements on land over which neither the applicant, nor the Town, has easement rights to allow for the installation of the improvements. The applicant shall be responsible for acquisition of said easement rights through PAGE 15 OF RESOLUTION NO. 100-2002 private negotiations. If the applicant is unsuccessful in negotiations, the applicant shall apply to the Town for use of eminent domain powers in accordance with Town Resolution No. 78-85. All easement rights shall be secured prior to Town Council final approval of any subdivision map. All costs associated with such acquisition shall be borne by the applicant. The location, design and number of gang mailbox structures serving the project shall be subject to review and approval by the Design Review Board and the local Postmaster. As a part of the issuance of a demolition permit and/or building permit for the project, the developer shall submit a recycling plan for building and construction materials and the disposition of green waste generated from land clearing on the site. Prior to obtaining framing inspection approval for the project, the applicant/owner shall provide the Planning Division with written documentation (e.g., receipts or records) indicating that waste materials created from the demolition of existing buildings and the construction of new buildings were/are being recycled according to their recycling plan, or in an approved equivalent manner. The proposed project shall conform to the Town's Stormwater Management and Discharge Control Ordinance (Ord. No. 94-19) and all applicable construction and post-construction Best Management Practices (BMPs) for the site. For example, construction BMPs may include, but are not hinited to: the storage and handling of construction materials, street cleaning, proper disposal of wastes and debris, painting, concrete operations, dewatering operations, pavement operations, vehicle/equipment cleaning, maintenance and fueling and stabilization of construction entrances. Training of contractors on BMPs for construction activities is a requirement of this permit. At the discretion of the City Engineer, a Storm Water Pollution Prevention Plan may be required for projects under five acres. 6. Use of a private gated entrance for the project is expressly prohibited. PAGE 16 OF RESOLUTION NO. 100-2002 APPROVED by the Danville Town Council at a regular meeting on September 17, 2002, by the following vote: AYES: Arnerich, Doyle Greenberg NOES: Shimansky ABSTAINED: None ABSENT: Waldo VICE APPROVED AS TO FORM: CITY ATTORNEY ATTEST: CITY CLERK PAGE 17 OF RESOLUTION NO. 100-2002