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ASRPC20201013 5.1
PLANNING COMMISSION STAFF REPORT 5.1 TO: Chair and Planning Commission October 13, 2020 SUBJECT: Resolution No. 2020-08, approving Development Plan request DEV19-0024 and Land Use Permit request LUP19-0021 allowing the construction of a new 830 square foot drive-through car wash, a 372 square foot expansion of an existing convenience store, a new trash enclosure, and minor exterior improvements to the existing building located at 400 Diablo Road DESCRIPTION The existing site consists of a Chevron service station including four fuel pumps under a canopy, an auto repair shop, and a small convenience store. The existing 1,906 building sits on a .49-acre parcel which is under the same ownership as the other buildings in the Green Valley Shopping Center. The proposed development includes the conversion of the auto repair shop as an expansion of the convenience store, a 372 square foot addition to the convenience store, the construction of an 830 square foot car wash behind the building, the construction of a new garbage enclosure, and the remodel of the existing building. The proposed project was reviewed by the Town’s Design Review Board (DRB) on August 27, 2020 and was recommended for approval (Attachment C) DEV19-0024, LUP19-0021 2 October 13, 2020 400 Diablo Road EVALUATION/DISCUSSION Conformance with General Plan and Zoning District The site has a General Plan land use designation of Commercial – General Commercial and is zoned P-1; Planned Unit Development District and is subject to the Town’s R-B; Retail Business zoning district requirements. Under the R-B District, service stations are listed as a conditional use, requiring approval of a Land Use Permit. The proposed modifications and addition to this service station constitute an intensification of the existing service station use, resulting in the need for approval of a new Land Use Permit. Circulation A Limited Traffic Impact Analysis was prepared for this project (Attachment D). In order to minimize circulation conflicts, the report recommended that the un-signalized driveway at Diablo Road be widened to the east to better align with the parking lot’s north/south drive aisle in that location. In addition, better directional signage would be required to be installed at several locations. During the August 27, 2020 DRB meeting, the DRB expressed concerns about potential vehicle stacking for the car wash could back-up into the parking lot, blocking north/south circulation through the drive aisle adjacent to Taco Bell. As a result, the Town is recommending the existing east/west landscape median between the subject site and Taco Bell be extended across the drive aisle to connect to the existing tree well. This would protect the stacking lane for the car wash and prevent shopping center traffic from mixing with service station traffic. Parking The expanded convenience store would have a parking space demand of approximately nine spaces. The development would provide for a total of 22 parking spaces, including eight at the fuel pumps, two employee spaces, one handicapped space, and 11 spaces in the shopping center areas. Stormwater The proposed development is not subject to the Town’s Stormwater Pollution Control requirements as it would be below the threshold for new and replacement impervious surface area. DEV19-0024, LUP19-0021 3 October 13, 2020 400 Diablo Road CEQA STATUS This development has been found to be Categorically Exempt from the requirements of the California Environmental quality Act (CEQA), Section 15301, Class 1. PUBLIC CONTACT Public notice of the October 13, 2020 Planning Commission meeting was mailed to property owners within 750 feet of the site. A total of 57 notices were mailed to surrounding property owners. Posting of the meeting agenda serves as notice to the general public. RECOMMENDATION Approve Development Plan request DEV19-0024 and Land Use Permit request LUP19-0021 allowing the construction of a new 830 square foot drive -through car wash, a 372 square foot expansion of an existing convenience store, a new trash enclosure, and minor exterior improvements to the existing building located at 400 Diablo Road. Prepared by: David Crompton Chief of Planning Attachments: A - Resolution No. 2020-08 B - Public Notification, Notification Map, and Notification List C - Design Review Board Meeting Summary D - Limited Traffic Impact Analysis E - Project Plans RESOLUTION NO. 2020-08 APPROVING DEVELOPMENT PLAN REQUEST DEV19-0024 AND LAND USE PERMIT REQUEST LUP19-0021 ALLOWING THE CONSTRUCTION OF A NEW 830 SQUARE FOOT DRIVE-THROUGH CAR WASH, A 372 SQUARE FOOT EXPANSION OF AN EXISTING CONVENIENCE STORE, A NEW TRASH ENCLOSURE, AND MINOR EXTERIOR IMPROVEMENTS TO THE EXISTING BUILDING LOCATED AT 400 DIABLO ROAD (APN: 196-440-001) WHEREAS, PM DESIGN (Applicant) and GREEN VALLEY SHOPPING CENTER, LTD (Owner) has requested approval of a Development Plan and Land Use Permit request to allow for the construction of a new 830 square foot drive-through car wash, a 372 square foot expansion of an existing convenience store, and a new trash enclosure; and WHEREAS, the site is located at 400 Diablo Road, within the Green Valley Shopping Center, and further identified as Assessor’s Parcel Number 196-440-001; and WHEREAS, the project has been found to be Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA), Section 15301, Class 1; and WHEREAS, the Planning Commission did review the project at a duly noticed public hearing on October 13, 2020; 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 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; now, therefore, be it RESOLVED, that the Planning Commission of the Town of Danville approves Development Plan request DEV19-0024 and Land Use Permit request LUP19-0021, per the conditions contained herein, and makes the following findings in support of this action: ATTACHMENT A PAGE 2 OF RESOLUTION NO. 2020-08 FINDINGS OF APPROVAL Development Plan Request 1.The applicant intends to obtain permits for construction within eighteen months from the effective date of plan approval. 2.The proposed development plan is consistent with the General Plan in that site’s General Plan land use designation of Commercial – General Commercial. 3.The proposed development is needed at the proposed location to provide adequate facilities of the type proposed, and that traffic congestion will not likely be created by the proposed center or will be obviated by: a.Required project improvements; b.Proper entrances and exits; c.Internal provisions for traffic and parking; and 4.The development will be an attractive and efficient center which will fit harmoniously into and will have adverse effects upon the adjacent or surrounding development. 5.The proposed project would substantially conform to the architectural design criteria and applicable development standards set forth by the Town. 6.The project will fit harmoniously into the Town and will be consistent with the intent and purpose of development envisioned for R-B; Retail Business District. Land Use Permit Request 1.As conditioned by the project entitlement, the land use will not be detrimental to the health, safety, and general welfare of the Town. 2.The land use will not adversely affect the orderly development of property within the Town in that, the project site is currently developed as a gas station served by multiple driveway connections to the abutting streets and the proposed development’s site plan layout would improve the circulation patterns in and around the parking lot. 3.The land use will not adversely affect the preservation of property values and the protection of the tax base within the Town in that, the proposed development includes commercial uses that will contribute to the property value and tax base within the Town. PAGE 3 OF RESOLUTION NO. 2020-08 4.The land use will not adversely affect the policy and goals as set by the Danville 2030 General Plan in that, the proposed project substantially conforms with the R-B; Retail Business zoning district. 5.The proposed land use will not create a nuisance and/or enforcement problem within the neighborhood or community in that, the there is an existing service station on the site. Circulation improvements required as part of this approval will improve existing traffic and circulation on the site. 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 demolition permits, grading permits or building permits (as determined appropriate by the Planning Division). Each item is subject to review and approval by the Planning Division unless otherwise specified. A. GENERAL 1.This approval is for Development Plan request DEV19-0024 and Land Use Permit request LUP19-0021 allowing the construction of a new 830 square foot drive-through car wash, a 372 square foot expansion of an existing convenience store, a new trash enclosure, and minor exterior improvements to the existing building located at 400 Diablo Road. Development shall be substantially as shown on the project drawings and reports as follows: a.Project plans labeled “Chevron Tenant Development,” as prepared by PM Design, consisting of 16 Sheets, and dated 4/27/2020. b.Landscape Plan labeled “Chevron Branded,” as prepared by PM Design, consisting of one sheet, and dated 11/19/19. 2.The applicant shall submit a written Compliance Report, signed by the applicant, detailing how the conditions of approval for this project have been complied with as part of the initial submittal for the demolition permit, grading permit, plan check, and/or building permit review process (whichever occurs first). 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 report is subject to review and approval by the City Engineer and/or Chief of Planning and/or Chief PAGE 4 OF RESOLUTION NO. 2020-08 Building Official and may be rejected by the Town if it is not comprehensive with respect to the applicable conditions of approval. * 3. Prior to issuance of a demolition permit, grading permit, or building permit (whichever comes first), the applicant shall reimburse the Town for costs incurred for the provision of public notification for the project, as following: Public notification of property owners within 750-foot radius: $305.64 [(57 notices x $0.83 per notice) + ($105)] x (2 mailings); and * 4. 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. * 5. If during-the-course of project construction, archaeological resources or human remains are discovered, work shall be halted within 20 feet of the find until a qualified professional archaeologist can evaluate it. Work shall not recommence until the project archaeologist has submitted documentation to the Town indicating that discovered resources have been adequately salvaged and no further resources have been identified within the area of disturbance. * 6. Pursuant to Section 7050.5 of the Health and Safety Code and Section 5097.94 of the Public Resources Code of the State of California, in the event of the discovery of human remains during construction, no further excavation or disturbance shall be conducted on the site or any nearby area reasonably suspected to overlie adjacent remains. The Contra Costa County Coroner shall be notified and make a determination as to whether the remains are Native American. If the Coroner determines that the remains are not subject to his authority, he shall notify the Native American Heritage Commission who shall attempt to identify descendants of the deceased Native American. If no satisfactory agreement can be reached as to the disposition of the remains pursuant to this State law, then the land owner shall re-inter the human remains and items associated with Native American burials on the property in a location not subject to further subsurface disturbance. * 7. The applicant shall provide security fencing as determined necessary and, to the satisfaction of the City Engineer and/or the Chief Building Official, around the construction site during construction of the project. PAGE 5 OF RESOLUTION NO. 2020-08 * 8. Planning Division sign-off is required prior to final Building Inspection sign-off. 9.Prior to issuance of a demolition permit or a grading permit (whichever comes first), or any other form of site disturbance, the following conditions shall be complied with: a.Site Management Plan (SMP) and Health and Safety Plan (HSP) shall be prepared that establishes appropriate management practices for handling suspect conditions (e.g., soil with an odor or discoloration) or structures, if encountered during construction activities. b.An asbestos survey shall be conducted by an Asbestos Hazard Emergency Response Act (AHERA) and California Division of Occupational Safety and Health (Cal/OSHA) certified building inspector to determine the presence or absence of asbestos containing-materials (ACMs). If ACMs are located, abatement of asbestos shall be completed prior to any activities that would disturb ACMs or create an airborne asbestos hazard. Asbestos removal shall be performed by a State certified asbestos containment contractor in accordance with the Bay Area Air Quality Management District (BAAQMD) Regulation 11, Rule 2. c.If paint is separated from building materials (chemically or physically) during demolition of the structures, the paint waste shall be evaluated independently from the building material for the presence of lead by a qualified Environmental Professional. If lead- based paint is found, the applicant shall be responsible for abatement, which shall be completed by a qualified Lead Specialist prior to any activities that would create lead dust or fume hazard. Lead-based paint removal and disposal shall be performed in accordance with California Code of Regulation Title 8, Section 1532.1, which specifies exposure limits, exposure monitoring and respiratory protection, and mandates good worker practices by workers exposed to lead. Contractors performing lead-based paint removal shall provide evidence of abatement activities to the Town Engineer. d.If the asbestos containing-materials (ACM) report determines there are ACMs present, the applicant shall have the responsibility to: i.Remove and dispose all ACM in accordance with applicable PAGE 6 OF RESOLUTION NO. 2020-08 Federal, State and local regulations governing asbestos including, but not limited to those promulgated by OSHA, EPA, Cal-OSHA, Cal-DPH, DTSC, and the Bay Area Air Quality Management District (BAAQMD); ii.Supply notification to employees, contractors, subcontractors, and tenants having access to the buildings on the project site as to the presence, location, and quantity of ACMs documented to be present at the site, with such notification to occur within 15 days of receiving such information; iii.Retention of a State of California licensed and Cal-OSHA registered asbestos contractor to complete the recommended pre-demolition abatement of all ACM at the site; iv.Provision of a 10 working day minimum advanced written notification to BAAQMD prior to demolition activities (with said notice to be accompanied by payment of requisite administrative fees); and v.Provision of an “Intent to Conduct ACM Related Work” notification to Cal-OSHA. e.If the lead-based paint (LBP) report determines there are LBPs present, the applicant shall have the responsibility to: (a) remove and dispose all LBPs in accordance with applicable Federal, State and local regulations; (b) advise contactors engaged in work at the site that LBPs are present and that said LBPs shall only be impacted by properly trained workers, using appropriate lead-related work practices in compliance with applicable Cal-OSHA worker exposure regulations; and (c) provision of an “Intent to Conduct Lead Related Work” notification to Cal-OSHA. f.A permit is required from the Contra Costa Health Services Department - Environmental Health Division (CCEH) for any well or soil boring prior to commencing drilling activities, including those associated with water supply, environmental investigation and cleanup, or geotechnical investigation. 10.The applicant shall be responsible for the payment of all development processing fees and impact fees associated with the project and may seek offsets for the current use of the property as authorized by the applicable regulation or fee. The fee amounts to be paid shall be reflective of the fee PAGE 7 OF RESOLUTION NO. 2020-08 schedules in effect at the time payment is made, with fees to be paid prior to issuance of grading or building permits. 11.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. 12.The applicant shall create a construction staging plan that addresses the ingress and egress location for all construction vehicles, parking, and material storage area. This plan shall be subject to review and approval by the Danville Development Services Department prior to the issuance of a demolition permit, grading permit, or building permit. No staging or storage shall occur in the public right-of-way or on publicly owned property unless preauthorization is secured from the Engineering Division through review and issuance of an encroachment permit. B. SITE PLANNING 1.The location of any pad mounted electrical transformers, if different than shown on the plans referenced in Condition A.1 above, shall be subject to review and approval by the Danville Development Services Department and DRB prior to the issuance of a building permit. Unless determined not feasible by these reviewing bodies, such transformers shall not be located between any street and the front of a building and shall be adequately screened and mitigated with appropriate landscaping. 2.Prior to issuance of Building Permit, the applicant shall submit the location and detail of Town approved bicycle parking/racks. 3.Exterior wall-mounted lighting shall be at the minimum lighting intensity necessary to provide adequate lighting for safety and security purposes. Project light fixtures shall be of a design that generally screens the view of the light source and provides down-directed lighting. C. LANDSCAPING * 1. Final landscape and irrigation plans shall be submitted for review and approval by the Planning Division. The plan shall include common names PAGE 8 OF RESOLUTION NO. 2020-08 of all plant materials and shall indicate the size that various plant materials will achieve within a five-year period of time. * 2. All plant material shall be served by an automatic underground irrigation system and maintained in a healthy growing condition. The irrigation system shall comply with East Bay Municipal Utility District’s Section 31 Water Efficiency requirements, including use of a weather-based controller with soil moisture probe and rain-shutoff switch. * 3. All trees shall be a minimum of 15-gallon 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. A minimum of 25% of the true shrubs planted in the project shall be 10 or 15- gallon container size shrubs. * 4. All landscaped areas not covered by shrubs and trees shall be planted with live ground cover or covered with mulch. All proposed ground cover shall be placed so that it fills in within two years. 5.The Final Landscape and Irrigation Plans submitted for the Project shall be accompanied by a written report prepared by the Project Landscape Architect documenting how the plans comply with applicable outdoor water-use efficiency recommendations and requirements in place at the time of their submittal. The report shall, at a minimum, speak to conformance to applicable East Bay Municipal Utility District (EBMUD) recommendations and requirements and the State of California Department of Water Resources requirements that would pertain to the project regarding the Water Conservation in Landscaping Act of 2006 (AB 1881). D. ARCHITECTURE * 1. All ducts, meters, air conditioning and/or any other mechanical equipment, whether on the building or on the ground, shall be effectively screened from view with landscaping or materials architecturally compatible with the main buildings. 2.Trash, refuse and recycling shall be contained within trash/recycling enclosures that are architecturally compatible with the project architecture. The trash/recycling area shall have lockable and self-closing doors. Prior to initiating the application for building permit, the applicant shall document to the Town’s satisfaction that adequate coordination has been made with the project site’s solid waste purveyor to verify that the planned trash/recycling areas are appropriately sized and located to handle PAGE 9 OF RESOLUTION NO. 2020-08 projected trash and recycling generation levels for the project. The trash/recycling area shall be designed so as not to allow stormwater run- off to enter the area from adjacent surfaces nor to allow wastewater originating from the area to seep outside the area. The area drains for the trash/recycling areas shall be connected to the sanitary sewer, not the storm drain system. The trash/recycling enclosures shall be equipped with hot and cold-water supplies. The project trash/recycling program shall include provision for on-site shared collection bins for compostable waste. 3.If additional/new signage is desired for the development, signage shall be subject to review and approval by the Town and Design Review Board under a separate Sign Review application. E. PARKING * 1. 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 and to avoid narrowing abutting walkways to an inappropriate clear width dimension. * 2. Where authorized, compact car spaces shall be clearly designated with appropriate pavement marking. Compact spaces shall be no less than 8 feet by 16 feet in size, inclusive of an allowable 2-foot maximum overhang. * 3. Regulatory signage/curb painting for non-parking sections of the interior roadways shall be provided, if deemed necessary, to the satisfaction of the San Ramon Valley Fire Protection District and the Transportation Division. 4.The developer shall construct a raised curb landscape median extending the east/west median between the subject site and Taco Bell to connect to the existing tree well within the parking lot. That tree well curb shall be raised to six inches and rounded at the eastern side. Appropriate signage and pavement marking shall be installed as determined appropriate by the Town’s Transportation Manager. F. GRADING * 1. Any grading on adjacent properties requires provision to the City Engineer of appropriate written approval of those property owners affected by the grading. PAGE 10 OF RESOLUTION NO. 2020-08 * 2. At least one week prior to commencement of grading or demolition, 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. * 3. Where soil or geotechnical conditions encountered in grading operations and/or site preparation work are different from that anticipated in the preliminary geotechnical report or the design-level geotechnical exploration, a revised report shall be prepared and submitted for review and approval by the Engineering Division. It shall be accompanied by an engineering and geological opinion as to the safety of the site from settlement and seismic activity. * 4. Stockpiles of debris, soil, sand or other materials that can be blown by the wind shall be covered. * 5. 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. F. 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 water system in accordance with the requirements of the District. * 2. 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. PAGE 11 OF RESOLUTION NO. 2020-08 * 3. 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. * 4. Stormwater entering or originating within the project site shall be collected and conveyed via an approved storm drain facility to the nearest adequate man-made drainage facility or adequate natural watercourse, without diversion of the watershed (unless otherwise authorized by the City Engineer), in accordance with the Preliminary Stormwater Control Plan; the C-3 Provision of the adopted Municipal Regional Permit; and as determined by the Engineering Division. 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. * 5. The project developer shall furnish proof to the Engineer Division 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. * 6. All new utilities required to serve the development shall be installed 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. * 7. All street, drainage or grading improvement plans shall be prepared by a licensed civil engineer. 8.Prior to issuance of Grading Permit, Building Permit, the applicant shall submit construction drawings to Central Contra Costa Sanitary District (Central San) for review and approval. Central San has included the following conditions/revisions required to be included on any construction drawings: a.The applicant shall obtain a permit for the proposed project. The applicant will be required to first cap and abandon or reuse the existing lateral. b.Prior to submittal of Improvement Plans, the applicant shall submit a full-size Improvement plan to Central San for review and approval. The commercial businesses would be subject to Central San’s Source PAGE 12 OF RESOLUTION NO. 2020-08 Control Ordinance and specific source control requirements shall be reviewed and approved during Improvement plan submittal. c.The applicant shall submit payment of capital improvement fees for developments that generate an added wastewater capacity demand to the sanitary sewer system. G. STREETS * 1. The applicant shall obtain an encroachment permit from the Engineering Division or the Contra Costa County Public Works Department prior to commencing any construction activities within any public right -of-way or easement. * 2. 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. * 3. 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 prohibited. 4.Any damage to street improvements now existing or done during construction on or adjacent to the project site shall be repaired to the satisfaction of the Engineering Division by the developer. As determined warranted by the Engineering Division, such repair may include slurry seal; pavement overlay; and/or street reconstruction. Prior to commencement of any site work, the project developer shall establish baseline preconstruction roadway conditions in a manner satisfactory to the City Engineer for that portion of Diablo Road that would potentially be impacted by construction and for the private roadways that would be retained after project construction on the subject property and the two abutting commercial properties between the main development area on the project site and Diablo Road. * 5. All improvements within the public right-of-way, including curb, gutter, sidewalks, 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 Danville Municipal Code. * 6. At the time project improvement plans are submitted, the developer shall supply to the Engineering Division an up-to-date title report for the project site. PAGE 13 OF RESOLUTION NO. 2020-08 * 7. Appropriately designed and constructed disabled access ramps shall be provided at all pedestrian street and driveway crossing locations, as required by the Engineering Division or the Building Division. * 8. 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. * 9. The Project shall be required to stripe curbs and install any necessary parking or circulation signage, as determined by the Transportation Division. * 10. Prior to the approval of the Improvement Plans, Danville Transportation Division shall review and approve the location, type and design of the speed control device and the locations and number of signs and striping. * 11. No concentrated drainage shall be permitted to surface flow across sidewalks. H. MISCELLANEOUS * 1. 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 revised final Development Plan review process. * 2. 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 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. * 3. Pursuant to Government Code section 66474.9, the applicant (including the applicant or any agent thereof) shall defend, indemnify and hold harmless the Town of Danville and its agents, officers and employees from any claim, action or proceeding against the Town or its agents, officers or employees to attack, set aside, void, or annul, the Town's approval concerning this PAGE 14 OF RESOLUTION NO. 2020-08 application, which action is brought within the time period provided for in Section 66499.37. The Town will promptly notify the applicant of any such claim, action or proceeding and cooperate fully in the defense. APPROVED by the Danville Planning Commission at a regular meeting on October 13, by the following vote: AYES: NOES: ABSTAINED: ABSENT: ______________________________ CHAIR APPROVED AS TO FORM: ATTEST: _______________________________ _____________________________ CITY ATTORNEY CHIEF OF PLANNING Design Review Board Meeting Summary August 27, 2020 - DRAFT 1.CALL TO ORDER The special meeting of the Danville Design Review Board was called to order at 5:00 p.m. by Chair Combs. The meeting was conducted by teleconference only. 1.1 Roll Call Administrative Assistant, Joan Snashall conducted the roll call for attendance: Present: Mark Belotz, Board Member Robert Combs, Chair Afshan Hamid, Board Member Lou Palandrani, Board Member Chris Trujillo, Vice Chair Kevin Wong, Board Member 1.2 Announcements Administrative Assistant, Joan Snashall provided information regarding the format of the meeting and instructions for public comment. 2.CHANGES TO THE ORDER OF THE AGENDA There were no changes to the order of the agenda. 3.FOR THE GOOD OF THE TOWN There were no public comments received. 4.ITEMS FOR CONSIDERATION/ACTION 4.1 Consider approval of the July 16, 2020 Meeting Summary. MOTION BY BOARD MEMBER HAMID, SECOND BY VICE CHAIR TRUJILLO, TO ADOPT ITEM 4.1 ATTACHMENT C 2 MOTION CARRIED 6-0 5. DESIGN REVIEW ITEMS 5.1 Review and recommend approval of Development Plan (DEV19-0024) and Land Use Permit (LUP19-0021) requests to allow for the construction of a new 830 square foot drive-through car wash, a 372 square foot expansion of an existing convenience store, a new trash enclosure, and minor exterior improvements to the existing building located at 400 Diablo Road (Project Planner: David Crompton). David Crompton, Chief of Planning, presented the staff report and addressed Board Members questions. Craig Schafer, PM Design Group, provided additional details of the project. Administrative Assistant, Joan Snashall advised the Board that there were no public comments received. MOTION BY BOARD MEMBER BELOTZ, SECOND BY BOARD MEMBER PALANDRANI, RECOMMENDING THE PLANNING COMMISSION APPROVE DEVELOPMENT PLAN DEV19-0024 AND LAND USE PERMIT LUP19-0021 ALLOWING THE CONSTRUCTION OF A NEW 830 SQUARE FOOT DRIVE-THROUGH CAR WASH, A 372 SQUARE FOOT EXPANSION OF AN EXISTING CONVENIENCE STORE, A NEW TRASH ENCLOSURE, AND MINOR EXTERIOR IMPROVEMENTS TO THE EXISTING BUILDING LOCATED AT 400 DIABLO ROAD MOTION CARRIED 6-0 6. REPORTS AND COMMUNICATIONS 6.1 Board Member Reports There were no Board Member reports. 7. ADJOURNMENT The special meeting of the Danville Design Review Board was adjourned at 5:22 p.m. SHEET INDEX SCOPE OF WORK VICINITY MAP PROJECT TEAMPROJECT DATA CHEVRON TENANT DEVELOPMENT 400 DIABLO ROAD DANVILLE, CA. 94526 ABBREVIATIONS SITE DATA · · · · · · MDR18002.0 Sheet Name MA R K RE V I S I O N DA T E Sheet Number Project Number Seal Ph. (707) 703-5618 Roy W. Pedro, Architect 2455 Bennett Valley Rd. Suite A-102 Santa Rosa, CA. 95404 ATTACHMENT E P A R C E L B 4 7 L . S . M . 4 6 P A R C E L B 4 7 L . S . M . 4 6 L E G E N D L I N E T Y P E S S Y M B O L S COPYRIGHT NOTE T R E E N O T E S I T E B E N C H M A R K UTILITY NOTES S U R V E Y O R ' S S T A T E M E N T RevisionsNo. Scale DateD r a w i n g : O F Approved Mapping Job No Field 1 4 7 N 1 s t A v e n u e O A K D A L E , C A , 9 5 3 6 1 P H O N E : ( 2 0 9 ) 8 4 5 9 6 9 4 W W W . C S I - O A K D A L E . C O M 1 1 2 0 2 0 0 2 5 4/27/2020 1"=10' BJC BJC BJC 2020025 TOWN OF DANVILLE CONTRA COSTA COUNTY STATE OF CALIFORNIA BOUNDARY AND TOPOGRAPHIC SURVEY A.P.N. 196-440-001 400 DIABLO ROAD B A S I S O F B E A R I N G S R E F E R E N C E D T I T L E R E P O R T T O P O G R A P H I C S U R V E Y N O T E S NSEWFeet01020 20'-0" SEWER EA S E M E N T GREEN VALLEY SHOPPING CENTER N.I.C. NORTH A PHOTO KEY MAP EXISTING SITE PHOTOS SP0 MDR18002.0 Sheet Name MA R K RE V I S I O N DA T E Sheet Number Project Number Seal Ph. (707) 703-5618 Roy W. Pedro, Architect 2455 Bennett Valley Rd. Suite A-102 Santa Rosa, CA. 95404 1 PHOTO 2 PHOTO 3 PHOTO 4 PHOTO 5 PHOTO 6 PHOTO 7 PHOTO 8 PHOTO 9 PHOTO 10 PHOTO 11 PHOTO 12 PHOTO 13 PHOTO 20'-0" SEWER EA S E M E N T DIABLO ROAD I - 6 8 0 O N - R A M P (E) CANOPY (E) BUILDING 1,906 S.F. GREEN VALLEY SHOPPING CENTER N.I.C. 6'-0" ±29' - 0 " EXIS T I N G ±5 ' - 0 " 25'-0"15'-0" ±4 9 ' - 0 " EX I S T I N G ±75'-0" EXISTING ±2 9 ' - 0 " EX I S T I N G 20'-0" SEWER EA S E M E N T 39'-0" EXISTING DRIVEWAY TO BE DEMOLISHED NORTH 1 EXISTING/DEMO SITE PLAN EXISTING/DEMO SITE PLAN SP0.1 MDR18002.0 Sheet Name MA R K RE V I S I O N DA T E Sheet Number Project Number Seal Ph. (707) 703-5618 Roy W. Pedro, Architect 2455 Bennett Valley Rd. Suite A-102 Santa Rosa, CA. 95404 NO PA R K I N G 20'-0" SEWER EA S E M E N T DIABLO ROAD I - 6 8 0 O N - R A M P (N) CAR WASH 830 S.F. (E) BUILDING 1,906 S.F. (N) ADDITION 372 S.F. > > > > GREEN VALLEY SHOPPING CENTER N.I.C. (E) CANOPY > > > > > > > >>>> > > 9' - 0 " 8' - 0 " ±4 9 ' - 0 " EX I S T I N G ±2 9 ' - 0 " EX I S T I N G ±75'-0" EXISTING 5'-0" 21'-0" 12 ' - 0 " ±2 9 ' - 0 " EX I S T I N G ±6" 4' - 0 " 15'-0" 15 ' - 0 " 20'-0" SEWER EA S E M E N T 44'-0" NEW DRIVEWAY NORTH 1 PROPOSED SITE PLAN PROPOSED SITE PLAN SP1 >>>ACCESSIBLE ROUTE MDR18002.0 Sheet Name MA R K RE V I S I O N DA T E Sheet Number Project Number Seal Ph. (707) 703-5618 Roy W. Pedro, Architect 2455 Bennett Valley Rd. Suite A-102 Santa Rosa, CA. 95404 LANDSCAPE NO P A R K I N G 20'-0" SEWER EA S E M E N T (E) CANOPY EXPANDED C-STORE DIABLO ROAD I - 6 8 0 O N - R A M P (N) CAR WASH 830 S.F. (N) ADDITION 372 S.F. GREEN VALLEY SHOPPING CENTER N.I.C. 1 SIGN PLAN 1 CAR WASH SIGN MDR18002.0 Sheet Name MA R K RE V I S I O N DA T E Sheet Number Project Number Seal Ph. (707) 703-5618 Roy W. Pedro, Architect 2455 Bennett Valley Rd. Suite A-102 Santa Rosa, CA. 95404 ATMATM (E) PREP/UTILITY (E) CASHIER (E) RESTROOM (E) AUTO SERVICE CASHIER (E) LINE OF ROOF RIDGE, ABOVE(E) SERVICE BAYS N O R T H 1 EXISTING/DEMO FLOOR PLAN EXISTING/DEMO FLOOR PLAN A1.0 MDR18002.0 Sheet Name MA R K RE V I S I O N DA T E Sheet Number Project Number Seal Ph. (707) 703-5618 Roy W. Pedro, Architect 2455 Bennett Valley Rd. Suite A-102 Santa Rosa, CA. 95404 WALL LEGEND F E M - C H I P S FLOORSPINNER:SUNGLASSESGLOVESUMBRELLAS 4' C A N D Y R A C K 2' C A N D Y R A C K 4' C A N D Y R A C K CI G ' S C I G ' S I T P O T P NET AREA AND EXITING CALCULATIONS WALL LEGEND N O R T H 1 PROPOSED FLOOR PLAN PROPOSED FLOOR PLAN A1.1 MDR18002.0 Sheet Name MA R K RE V I S I O N DA T E Sheet Number Project Number Seal Ph. (707) 703-5618 Roy W. Pedro, Architect 2455 Bennett Valley Rd. Suite A-102 Santa Rosa, CA. 95404 ROOF PLAN KEYNOTES MDR18002.0 Sheet Name MA R K RE V I S I O N DA T E Sheet Number Project Number Seal Ph. (707) 703-5618 Roy W. Pedro, Architect 2455 Bennett Valley Rd. Suite A-102 Santa Rosa, CA. 95404 NOTES: 1 EAST ELEVATION 2 SOUTH ELEVATION 4 WEST ELEVATION 3 NORTH ELEVATION MDR18002.0 Sheet Name MA R K RE V I S I O N DA T E Sheet Number Project Number Seal Ph. (707) 703-5618 Roy W. Pedro, Architect 2455 Bennett Valley Rd. Suite A-102 Santa Rosa, CA. 95404 1 EAST ELEVATION 2 SOUTH ELEVATION 4 WEST ELEVATION 3 NORTH ELEVATION MDR18002.0 Sheet Name MA R K RE V I S I O N DA T E Sheet Number Project Number Seal Ph. (707) 703-5618 Roy W. Pedro, Architect 2455 Bennett Valley Rd. Suite A-102 Santa Rosa, CA. 95404 COLOR LEGEND Warning do not enter if vehicle Operator is not responsible for No campers, vans or pick-ups loose trim or exposed propane accessories, body damage, side racks, non-standard has rear spoiler, overhead or damage 4. Stop on red and put vehicle today's number on keypad as 2. Deposit coin token or enter 5. Exit slowly on green in park 3. Pull forward on green vehicle ahead exits 1. Lower Antenna Car Wash Instructions 2 EAST ELEVATION 4 WEST ELEVATION 3 NORTH ELEVATION 5 SOUTH ELEVATION COLOR LEGEND 1 CAR WASH PLAN MDR18002.0 Sheet Name MA R K RE V I S I O N DA T E Sheet Number Project Number Seal Ph. (707) 703-5618 Roy W. Pedro, Architect 2455 Bennett Valley Rd. Suite A-102 Santa Rosa, CA. 95404 18 TRASH ENCLOSURE 10 TRASH ENCLOSURE ROOF PLAN 19 FRONT ELEVATION 11 SIDE ELEVATION MDR18002.0 Sheet Name MA R K RE V I S I O N DA T E Sheet Number Project Number Seal Ph. (707) 703-5618 Roy W. Pedro, Architect 2455 Bennett Valley Rd. Suite A-102 Santa Rosa, CA. 95404 COLOR LEGEND NO P A R K I N G DIABLO ROAD I N T E R S T A T E 6 8 0 O N - R A M P Sheet Name MA R K RE V I S I O N DA T E Sheet Number Project Number Engineer's Seal: © 05/22/2020Print Date Ph. (707) 703-5618 Roy W. Pedro, Architect 2455 Bennett Valley Rd. Suite A-102Santa Rosa, CA. 95404 MDR18002.0 LEGEND NORTH PRELIMINARY OVERALL DRAINAGE PLAN C1.0 NO P A R K I N G DIABLO ROAD I N T E R S T A T E 6 8 0 O N - R A M P Sheet Name MA R K RE V I S I O N DA T E Sheet Number Project Number Engineer's Seal: © 05/22/2020Print Date Ph. (707) 703-5618 Roy W. Pedro, Architect 2455 Bennett Valley Rd. Suite A-102Santa Rosa, CA. 95404 MDR18002.0 NORTH PRELIMINARY GRADING & DRAINAGE PLAN C1.1 LEGEND BENCHMARK NO P A R K I N G DIABLO ROAD I N T E R S T A T E 6 8 0 O N - R A M P Sheet Name MA R K RE V I S I O N DA T E Sheet Number Project Number Engineer's Seal: © 05/22/2020Print Date Ph. (707) 703-5618 Roy W. Pedro, Architect 2455 Bennett Valley Rd. Suite A-102Santa Rosa, CA. 95404 MDR18002.0 LEGEND IMPERVIOUS AREA THRESHOLD TABLE PERCENT OF IMPERVIOUS AREA DISTRUBED NORTH C.3 COMPLIANCE PLAN C2.0 IMPERVIOUS VS PERVIOUS AREA TOTAL PROPERTY AREA (SF) IMPERVIOUS AREA (SF) PERVIOUS AREA (SF) PERCENT PERVIOUS EXISTING PROPOSED NO PA R K I N G 20'-0" SEWER E A S E M E N T SHRUBS QTY BOTANICAL / COMMON NAME CONT WUCOLS 28 Callistemon viminalis `Little John` / Dwarf Weeping Bottlebrush 5 gal Low 23 Ceanothus x `Dark Star` / California Lilac 5 gal Low 25 Dietes x `Orange Drop` / Orange Drop Fortnight Lily 5 gal Low 50 Helictotrichon sempervirens / Blue Oat Grass 5 gal Low PLANT SCHEDULE (N) CAR WASH (E) BUILDING (N) ADDITION GREEN VALLEY SHOPPING CENTER N.I.C. PROPERTY LINE (TYP.) P R O P E R T Y L I N E ( T Y P . ) EXISTING TREE TO REMAIN. (TYPICAL) HYDROZONE/PLANTING DESCRIPTION PLANT FACTOR (PF) IRRIG. METHOD Maximum Applied Water Allowance (MAWA). MAWA= (ETo) (Conversion factor) ((ETAF)(Landscape Area)) + ((1-ETAF) x SLA) (44.9) (.62) (.45 x 1,648) + (1-.45) X 0) = 20,645 GALLONS Estimated Total Water use (ETWU). ETWU= (ETo)) (Conversion factor) ((ETAF) (Area)) (44.9) (.62)(610) = 16,981 GALLONS IRRIG. EFFICIENCY (IE) ETAF (PF/IE) LANDSCAPE AREA (Sq. Ft.) ETAF x AREA ESTIMATED TOTAL WATER USE (ETWU) TOTALS (A)1,648 (B)610 ETWU Total 16,981 GAL. Total ETAF x Area Total Area (B) 610 (A) 1,648 Average ETAF (B / A) .37 Water Efficient Landscape Worksheet -(New shrubs) Note: 1. Average ETAF for Regular Landscape Areas must be below .55 for residential areas and .45 for non-residential areas. LOW WATER USE PLANTS MODERATE WATER USE PLANTS REGULAR LANDSCAPE AREA .3 .5 .81 .81 DRIP DRIP 1,648 - .37 .62 610 - 16,981 GAL. - GAL. ETAF Calculations Regular Landscape Areas GENERAL NOTES 1 All existing trees and shrubs (to remain) shall be protected in place during construction. 2.All landscape areas, except lawn area, shall receive a minimum 3" layer of organic mulch. 3. Existing Irrigation system shall remain in place: Modify, repair or replace in order to effectively irrigate new and existing plant material. Irrigation shall conform to City of Danville water conservation standards. NEW WALKWAY MONUMENT SIGN EXISTING FENCE TO REMAIN NEW TRASH ENCLOSURE SYCAMORE SWEET GUMSWEET GUMSWEET GUMSWEET GUMSWEET GUM PINE PINE PINE SYCAMORE EXISTING SHRUBS TO REMAIN EXISTING TREE TO REMAIN EXISTING PLANT LEGEND DRIVEWAY SIDEWALK EXISTING SHRUBS TO REMAIN (TYPICAL) NEW ACCENT PLANTING (TYP.) NEW SCREEN SHRUBS ADDED (TYPICAL) NEW SCREEN SHRUBS ADDED (TYPICAL) EXISTING SHRUBS TO REMAIN (TYPICAL) NEW ACCENT PLANTING (TYP.) NORTH LANDSCAPE PLAN L1 MDR18002.0 Sheet Name MA R K RE V I S I O N DA T E Sheet Number Project Number Seal Ph. (707) 703-5618 Roy W. Pedro, Architect 2455 Bennett Valley Rd. Suite A-102 Santa Rosa, CA. 95404 ROD SCACCALOSI LANDSCAPE ARCHITECT PO Box 2083 Petaluma CA 94952 707-280-8990 OliveStreetLandscape.com rod@olivestreetlandscape.com 1" = 1'-0" SHRUB PLANTING FX-PL-FX-SHRB-07 1