Loading...
HomeMy WebLinkAbout2018-05RESOLUTION NO.2018-05 AppRovE DEVELOPMENT PLAN REQUEST DEV17-00L5 ALLOWTNG THE CONSTRUCTION OF A 4,913 SQUARE FOOT RESIDENCE WITH AN ATTACHED'j.,174 SQUARE FOOT GARAGE ON A 5.05 ACRE SITE THIS PARCEL IS LOCATED WITHIN A TOWN.IDENTIFIED MAIOR RIDGELINE AREA (APN 217-010-037) WHEREAS, SANDY MANN (Owner) and MILESTONE ASSOCIATES (Applicant) have requested approval of a Development Plan request DEV1T-0015 to allow the construction of a new 4,913 square foot home, with an attached'1,,174 square foot garage on a 5.05 acre parcel; and WHEREAS, the subject site is located at 66 Sherburne Hills Road and is further identified as Assessor's Parcel Number 217-010-037; and WHEREAS, the parcel is located within a Town-identified Major Ridgeline area; and WHEREAS, the Town's Major Ridgeline and Scenic Hillside Ordinance requires approval of a Development Plan application prior to development of the site; and WHEREAS, the project has been found to be Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA), Section 15303, Class 3, New Construction. The proposed project is within a parcel that was previously approved for a single family home and does not propose any unusual characteristics resulting in any significant impacts relating to traffic, noise, air quality, or water quality; and WHEREAS, the Planning Commission did review the project at a noticed public hearing on May 22,2018; 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 Planning Commission approve the request; and WHEREAS, the Planning Commission did hear and consider all reports, recommendations, and testimony submitted in writing and presented at the hearing; no\M, therefore, be it RESOLVED that the Planning Commission of the Town of Danville approves Development Plan request DEV17-0015 per the conditions contained herein, and makes the following findings in support of this action: FINDINGS OF APPROVAL Development Plary'Scenic Hillside and Maior Ridgeline The applicant intends to obtain permits for construction within 18 months from the effective date of plan approval. The proposed project is consistent with the Town of Danville's 2030_General Plan. The proposal meets the design and development standards listed within the Town's Single Family Residential Zoning Ordinance The proposed development is needed at the proposed location to provide adequate facilities of the type proposed, and traffic congestion will not likely be created by the proposed project as the improvements will not create an intensification of use of the property. The development will be an attractive and efficient development which will fit harmoniously into, and will have no adverse effects upon the adjacent or surrounding development. 1. 2. J 4. 5. 6. The proposed project is consistent with the Town of Danville's 2030 General Plan, which requires that project design be sensitive to visual impacts where hillside development occurs. The proposal meets the design and development standards listed within the Town's Single Family Residential ZoningOrdinance, and conditions of approval for MS 854-82. The proposed siting and architecture of the new residence will not conflict with the intent and purposes of Ordinance 29-84 ("Scenic Hillside and Major Ridgeline Development"), in that development will be achieved with minimal grading and will not adversely impact predominate views of a Town-identified Scenic Hillside or Major Ridgeline area. a. The proposed development is consistent with the retention of the natural character of the major ridgeline. A scenic easement was dedicated to the Town as part of the approval of the subdivision, precluding development elsewhere on the site therefore preserving the natural character of the major ridgeline. PAGE 2 OF RESOLUTION NO. 2018-05 b. The proposed development preserves features of the major ridgelines area in essentially its nafural state as a part of a comprehensive open space system. As approved by the original subdivisioru the proposed residence will be located within a building pad location determined to be the most feasible to preserve the natural state of the major ridgeline. c. The proposed project will collect all on-site run-off and convey it within an underground pipe which would connect to an existing v-ditch which runs parallel to Sherburne Hills Road, and ultimately discharges into Sycamore Creek in order to minimize the water runoff and soil erosion . problems incurred in adjustment of the terrain to meet on-site and off- site development needs. d. The proposed project will retain all existing trees and will provide for additional screen trees and vegetation to stabilize slopes, retain moisture, minimize erosion and enhance the natural scenic beauty and safety qualities of the hills. e. The proposed project and landscaping will preserve the predominant views of the scenic hillsides and maior ridgelines and to retain the sense of identity and image that these areas now impart to the Town and its environs. The parcel has existing Coast Live Oaks within the scenic easement that will provide screening of the proposed project on the east, west, and northern elevations. The applicant will plant a total of seven additional Coast Live Oaks along with other vegetation adjacent to the proposed residence to further screen the proposed project from public views. PAGE 3 OF RESOLUTION NO.2018-05 CONDITIONS OF APPROVAL Conditions of approval with an asterisk ç"t"') inthe 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 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 Development Plan DEV17-0015 allowing the construction of a new 4,913 square foot home, with an attached'l',174 square foot garage on a 5.05 acre parcel located within a Town-identified Scenic Hillside and Major Ridgeline area. The site is located at Sherburne Hills Road. Development shall be substantially as shown on the project drawings as follows, except as may be modified by conditions contained herein; and a.Project plans, titled "Mann Residence," dated received by the Planning Division on April 4, 2018, consisting oÍ 17 sheets, as prepared by Milestone Associates. The appticant shall pay or be subject to any and all Town and other related fees that the property may be subject to. These fees shall be based on the current fee schedule in effect at the time the relevant permits are secured, and shall be paid prior to issuance of said permit. 1. * * 2. 3. 4 Prior to the issuance of a grading or building permit, whichever occurs first, the applicant shall reimburse the Town for notifying surrounding neighboring residents of the public hearing. The fee shall be $311.46 ($130.00 plus 31 notices X $0.83 per notice) x 2 notifications. Prior to the issuance of grading or building permits, the applicant shall submit written documentation that all requirements of the San Ramon Valley Fire Protection District (SRVFPD) and the San Ramon Valley Unified School District have been, or will be, met to the satisfaction of these respective agencies. 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 *5 PAGE 4 OF RESOLUTION NO. 2018.05 tç ìt * tr Jr 6 7 8. 9 10. California Archeology andf or the Society of Professional Archeolog/, 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 consulied and involved in making resource management decisions. Construction activity shall be resfricted to the period between the weekday hours oÍ7:30 a.m. to 5:30 p.m. (Monday through Friday), 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. The applicant shall provide security fencing, to the satisfaction of the City Engineer andf 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 that are in good conditioru 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 withRegulation2oÍ 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. All physical improvements shall be in place prior to occupancy of the home. 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. PAGE 5 OF RESOLUTION NO. 2018-05 ,r 11,. The applicant shall require the contractor and subcontractor to park only on the construction site. All construction, earth moving, concrete, earth-hauling vehicles shall be cleaned on the construction site. All building materials shall be delivered directly to the job site and shall not be allowed to be staged on Sherburne Hills Road. Planning Division sign-off is required prior to the completion of a Final Building Inspection SITE PLANNING 1 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. 2 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. C. LANDSCAPING 1 Final landscape and irrigation plans (with planting shown at1"=20' scale) shall be submitted for review and approval by the Planning Division prior to issuance of building permits. 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. The trees shall be planted in a random manner to provide a natural look along the hillside. All trees shall be a minimum of 15-ga11on container size. All trees shall be properly staked. All remaining shrubs used in the project, which are not used as ground cover, shall be a minimum of five gallons in size. 12. 13. 14. tr * B tr *2 PAGE 6 OF RESOLUTION NO.2018-05 *J. tr 4 D. ARCHITECTURE 1 2. E. GRADING 1 2. J. 5 6. 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. All landscaping shall be watered with an underground automatically controlled irrigation system. Low volume MPR nozzles and drip shall be used where appropriate for water conservation. The street side landscaping shall be installed prior to final inspection of the building permit. The applicant shall submit a cash deposit, or other security acceptable to the Chief of Planning, in the amount of $10,000. After two full growing seasons, the Planning Divisions shall inspect the health of the trees that wete required to be planted. Prior to the Town's release of the security deposit, the applicant shall be required to replace any of the required trees that have not survived. fr tç tç * * The street number for the home shall be posted so as to be easily seen from the street at all times, day and night. All ducts, meters, air conditioning andf 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. Any grading on adjacent properties will require prior written approval of those property owners affected. 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. 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. *4. PAGE 7 OF RESOLUTION NO.2018-05 ìt * * 5 7 6 At least one week prior to commencement of grading, the applicant shall post the site and mail to the owners of propefty 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. 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 (Muy 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 fencinç, pad berming and other techniques to minimize erosion. If toxic or contaminated soil is encountered during constructioru all construction activity in that area shall cease until the appropriated 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 andf 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. 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). An NPDES construction permit may be required, as determined by the City Engineer. If construction occurs during the rainy season (October LSu. to April 15.h), then a SWPPP shall be prepared, submitted for approval to the Towry and implemented to assure that mud and siltJaden storm runoff are confined to the site. Said plan shall conform to the latest requirements of the Contra Costa Clean Water Program, including the California Stormwater Quality Association I PAGE 8 OF RESOLUTION NO.2018-05 tç Construction Handbook available for download at the following website: ]¡rttp: / / www.cabmphandbooks.com/ Construction.asp The applicant shall obtain an encroachment permit from the Engineering Division prior to commencing any construction activities within any public right-ofway- or easement. All mud or dirt carried off the construction site onto adjacent streets shall be swept each day. Water flushing of site debris or sediment or concrete washing is expressly prohibited. Any damage to public or private 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. G. INFRASTRUCTURE 1 Domestic water supply shall be from an existing public water system. Water supply service shall be from the East Bay Municipal Utility District (EBMUD) water system in accordance with the requirements of EBMUD. 2.All wastewater shall be disposed into an existing sewer system. Sewer disposal service shall be from the Central Contra Costa Sanitary District (CCCSD) sewer system in accordance with the requirements of CCCSD. F. STREETS 1 ,r 2. tr aJ. * *3 4. 5 tr * * Drainage facilities and easements shall be provided to the satisfaction of the City Engineer and/or the Chief Engineer of the Contra Costa County Flood Control & Water Conservation District (CCCFC & WCD). Roof drainage from structures shall be collected via a closed pipe and conveyed onto an approved storm drainage facility. 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 system shall be required to complete a hydraulic study and make improvements to the system as PAGE 9 OF RESOLUTION NO.2018-05 6 7 ,r ù required to handle the expected ultimate peak water flow and to stabilize erosive banks that could be impacted by additional storm water flow, prior to the issuance of a building permit. 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 andf or easements for the construction of off-site temporary or permanent road and drainage improvements. Electrical, gàs, 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 subject project shall be installed underground. All street, drainage or grading improvement plans shall be prepared by a licensed civil engineer. * tç 8 9 tr 10. H. MISCELLANEOUS 1 lt 2. *The project shall be constructed as approved. Staff may approve minor modifications in the design, but not the use. Any other change will require Planning Commission approval through the Development Plan review process. The proposed project shall conform to the Town's Stormwater Management and Discharge Control Ordinance (Ord. No. 94-19) and all applicable construction and post-construction Best Management Practices (BMPs) for the site. For example, construction BMPs may include, but are not limited to: the storage and handling of construction materials, street cleaning, proper disposal of wastes and debris, painting, concrete operations, dewatering operations, pavement operations, vehicle/ equipment cleaning, maintenance and fueling and stabilization of construction entrances. Training of contractors on BMPs for construction activities is a requirement of this permit. At the discretion of the City Engineer, a Storm Water Pollution Prevention Plan (SWPPP) may be required for projects under five acfes. PAGE 1.0 OF RESOLUTION NO.2018-05 APPROVED by the Danville Planning Commission at a Regular Meeting on May 22,2018 by the following vote: AYES: NOES: ABSTAINED: ABSENT: APPROVED AS TO FORM: Bowles, Combs, Haberl, Havlik, Heusler, Radich, Verriere Graham fu1.t CITY ATTORNEY /OF G PAGE 11 OF RESOLUTION NO. 2018-05 None None