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ASRPC20201209 5.2
PLANNING COMMISSION STAFF REPORT 5.2 TO: Chair and Planning Commission December 9, 2020 SUBJECT: Resolution No. 2020-12, approving Major Subdivision – Tentative Map and Final Development Plan request DEV20-0011 to subdivide an existing 15,000 square foot parcel into five single-family lots and to develop the lots with five single family residences and associated landscaping. The application also includes Tree Removal request TR20- 0045 to remove four Town-protected trees. The site is located at 134 El Dorado Avenue. BACKGROUND/DESCRIPTION This application seeks approval to subdivide a 15,000 square foot parcel into a five lot “motor court” single family development and to construct five single -family residences on the newly created lots. The two lots facing El Dorado Avenue would be developed with detached single-family residences, while the three lots to the rear would be development with three attached residential units. The unit sizes range from 1,700 to 1,800 square feet, and each unit includes a two-car garage. This development would be the fourth five-lot motor court development along the east side of El Dorado Avenue. In 2018, the Town Council approved a General Plan Amendment (LEG17-01) and a P-1; Planned Unit Development rezoning for 3.2 acres along the east side of El Dorado Avenue. The General Plan Amended changed land use designation for the subject site from Residential - Single Family - Low Density (1 to 3 units per acre) to Residential Multifamily Low/Medium Density (13 to 20 units per acre). This action was necessary to correct a mapping error incorporated into the 2030 Plan which mistakenly changed the land use designation from multiple family to single family. The Town’s Design Review Board (DRB) reviewed the proposed development during the meeting of October 29, 2020. At that meeting, the DRB recommended approval of the project architecture and landscape design (Attachment C). DEV20-0011 2 December 9, 2020 134 El Dorado EVALUATION Conformance with General Plan and Zoning District The site has a General Plan Land Use Designation of Residential – Multifamily - Low/Medium Density (13 to 20 units per acre). At 14.5 units per acre, the proposed development would fall within required density range. The site is zoned P-1; Planned Unit Development District, allowing for site-specific developments within the density range required under the General Plan. Floor Area Ratio/Massing There have been three previous similar development constructed along the east side of El Dorado Avenue. The development at 102 El Dorado was the most aggressive of the four in terms of floor area ratio (FAR) and coverage. Following is a comparison of FAR and coverage of the proposed development and similar developments on El Dorado Avenue: Name Floor Area Ratio (FAR) Coverage 134 El Dorado (proposed) 58% 44% 102 El Dorado 66% 44% 152 El Dorado 53% 40% 216 El Dorado 52% 38% Tree Removal As part of the development, the application requests the removal of four Town-protected trees. The trees are identified as tree #34 (14” Valley Oak), #35 (13” Coast Live Oak), #38 (a double trunked 17.5” & 16” Coast Live Oak), and #39 (38” Heritage Redwood) within the Arborist Report prepared for the project (Attachment D). The Oak trees are at the perimeter of the rear yard area and are in poor health and have severe leans. The Redwood tree is in good health, but conflicts with the proposed development’s driveway. Parking For two or more-bedroom units, the Town’s Multifamily Ordinance requires two parking spaces per unit, plus one-quarter parking space per unit for guest parking. The proposed DEV20-0011 3 December 9, 2020 134 El Dorado development includes a two-car garage for each unit. There are no proposed on-site guest parking spaces. The initial application included one guest parking space in the front of proposed Lot 2. The Town received correspondence from a neighborhood representative requesting that, instead of a driveway and private parking on Lot 2, it would be preferred to maintain the street parking which would be available for public use. As a result, the plans were modified to eliminate the private guest space and maintain the on-street parking. PUBLIC CONTACT Public notice of the December 9, 2020 Planning Commission meeting was mailed to property owners within 750 feet of the site. A total of 136 notices were mailed to surrounding property owners. Posting of the meeting agenda serves as notice to the general public. RECOMMENDATION Adopt Resolution No. 2020-12, approving Major Subdivision – Tentative Map and Final Development Plan request DEV20-0011 to subdivide an existing 15,000 square foot parcel into five single-family lots and to develop the lots with five single family residences and associated landscaping. The application also includes Tree Removal request TR20-0045 to remove four Town-protected trees. The site is located at 134 El Dorado Avenue. Prepared by: David Crompton Chief of Planning Attachments: A - Resolution No. 2020-12 B - Public Notification, Notification Map and Notification List C - Design Review Board Notes from the 10/29/20 meeting D – Project Arborist Report E - Project Architectural Plans, Tentative Map & Civil Drawings, and Landscape Plans RESOLUTION NO. 2020-12 APPROVING MAJOR SUBDIVISION – TENTATIVE MAP AND FINAL DEVELOPMENT PLAN REQUEST DEV20-0011 TO SUBDIVIDE AN EXISTING 15,000 SQUARE FOOT PARCEL INTO FIVE SINGLE-FAMILY LOTS AND TO DEVELOP THE LOTS WITH FIVE SINGLE-FAMILY LOTS AND TO DEVELOP THE LOTS WITH FIVE SINGLE FAMILY RESIDENCES AND ASSOCIATED LANDSCAPING. THE APPLICATION ALSO INCLUDES TREE REMOVAL REQUEST TR20-0045 TO REMOVE FOUR TOWN-PROTECTED TREES. THE SITE IS LOCATED AT 134 EL DORADO AVENUE WHEREAS, HAVEN DEVELOPMENT (Owners) and WHA (Applicant) have requested approval of a Major Subdivision and Final Development Plan request (DEV20-0011) allowing the subdivision of the 15,000 square foot parcel into five lots and allowing the development of two detached single family residences and a three attached single family residences; and WHEREAS, a Tree Removal permit (TR20-0045) is requested to allow the removal of four Town-protected trees; and WHEREAS, the subject site is located at 134 El Dorado Avenue, and is further identified as Assessor’s Parcel Number 208-041-005; and WHEREAS, the Town of Danville P-1; Planned Unit Development District requires approval of a Final Development Plan prior to development of the site; and WHEREAS, the Town’s Subdivision Ordinance requires approval of a Major Subdivision – Tentative Map prior to the recordation of a Final Map; and WHEREAS, the Town’s Tree Preservation Ordinance requires approval of a Tree Removal permit prior to the removal of a Town-protected tree; and WHEREAS, the project has been found to be Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA) Section 15315, Class 15; and WHEREAS, the Planning Commission did review the project at a noticed public hearing on December 9, 2020; 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 ATTACHMENT A PAGE 2 OF RESOLUTION NO. 2020-12 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 Danville Planning Commission approves the Major Subdivision – Tentative Map, Final Development Plan (DEV20-0011) and Tree Removal (TR20-0045) requests subject to the conditions contained herein, and make the following findings in support of this action: Final Development Plan - Major Subdivision: 1.The proposed subdivision is in substantial conformance with the goals and policies of the 2030 General Plan, in that, it includes the retention of multiple housing sites and the construction of high-quality residential neighborhoods that are compatible with the existing neighborhood. 2.The design of the proposed subdivision is in substantial conformance with the applicable P-1; Planned Unit Development zoning regulations. 3.The design of the subdivision and the type of associated improvements will not likely cause serious public health problems because water and sanitary facility services will be available to the five new lots and the site will connect to public water and sewer facilities. 4.The density of the subdivision is physically suitable for the proposed density of development as the development is similar to the three previous developments along the east side of El Dorado Avenue. 5.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. 6.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. 2020-12 Tree Removal Permit 1.Necessity. Removal of the four Town-protected trees is warranted, in that they are in poor health and the three Oak trees have a significant lean. The Redwood tree is in a location planned to be part of the project’s driveway, and therefore is necessary to be removed to allow for the reasonable development, use and enjoyment of the property. 2.Erosion/surface water flow. Removal of the Town-protected trees will not cause significant soil erosion or cause a significant diversion or increase in the flow of surface water, in that proposed site improvements and drainage improvements will stabilize the site and provide for proper storm water runoff. 3.Visual effects. Tree removal will not result in significant visual impacts, in that the project site and surrounding neighborhood contains a significant number of additional trees not effected by the development. In addition, the project proponent will be required to replace all Town-protected trees removed with trees of an approved species and of a cumulative number and diameter necessary to equal the diameter of the tree(s) which have been approved for removal in accordance with the Town’s Tree Preservation Ordinance. 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 Town Council approval of the initial final map for the project. Each item is subject to review and approval by the Planning Division unless otherwise specified. A. GENERAL 1.This approval is for a Major Subdivision – Tentative Map and Final Development Plan request DEV20-0011 to subdivide an existing 15,000 square foot parcel into five single-family lots and to develop the lots with five single family residences and associated landscaping. The application also includes Tree Removal request TR20-0045 to remove four Town-protected trees. The site is located at 134 El Dorado Avenue. Development shall be substantially as shown on the project drawings as follows, except as may be modified by conditions contained herein: PAGE 4 OF RESOLUTION NO. 2020-12 a. Site plan, floor plans, roof plans, architectural elevations and details labeled “134 El Dorado Avenue,” as prepared by WHA, dated received by the Planning Division on September 24, 2020. b. Vesting Tentative Parcel Map labeled “134 El Dorado Avenue,” as prepared by CBG Civil Engineers, dated received by the Planning Division on October 15, 2020. c. Preliminary Landscape Plans labeled “134 El Dorado Avenue,” as prepared by Ripley Design, dated received by the Planning Division on October 6, 2020. d. Arborist Report, as prepared by Traverso Tree Service, dated August 11, 2020, on file with the Planning Division. 2. The applicant 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 and prior to any Town Council final approval action. Notice should be taken specifically of: Fees due prior to final map approval: 1. Base Map Revision Fee ............................................$ 485.00 2. Final Map Check Fee ............................................$ 3,640.00 3. Improvement Plan Check Fee ............ 3% of cost estimate 4. Engineering Inspection Fee ................ 5% of cost estimate 5. Drainage Area 10 Fee (Flood Control) ...............$ 3,750.00 6. Excavation Mitigation Fee ...................................$ 1,100.00 7. Park Land in Lieu Fee (4 lots) ............................$ 46,683.00 Fees due at building permit issuance: 1. Child Care Facilities Fee ..................................... $ 335/unit 2. Finish Grading Inspection Fee .............................. $ 86/lot 3. Storm Water Pollution Program Fee .................. $ 56/unit 4. SCC Regional Fee ............................................. $ 1,544/unit 5. Residential TIP Fee .......................................... $ 2,000/unit 6. Tri-Valley Transportation Fee ........................ $ 4,902/unit PAGE 5 OF RESOLUTION NO. 2020-12 3. 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 $355.76 (136 notices X $0.83 per notice X two notices + $130.00). * 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 (SRVFPD) and the San Ramon Valley Unified School District have been, or will be, met to the satisfaction of these respective agencies. * 5. 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. * 6. 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. * 7. 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. * 8. 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. PAGE 6 OF RESOLUTION NO. 2020-12 * 9. 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. * 10. If the applicant intends to construct the project in phases, then the first submittal for building permits shall be accompanied by an overall phasing plan. This plan shall address: off-site improvements to be installed in conjunction with each phase; erosion control for undeveloped portions of the site; and phasing of project grading. The phasing plan shall be subject to the review and approval of the City Engineer and Chief of Planning. * 11. 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. 12. Allowable land uses and conditional land uses within this development shall be as allowed under the Town’s M-29; Multiple Family Residential District Ordinance. * 13. Planning Division sign-off is required prior to final building inspection sign- off by the Building Division. 14. Prior to the issuance of grading or building permits, the applicant shall retain a specialist to assess rodent control impacts anticipated to be associated with grading activity and installation of subdivision improvements. As deemed necessary, following the Planning Division’s review of the specialist’s assessment, the applicant shall develop and implement the corresponding rodent control plan to reduce impacts to surrounding properties to the extent reasonably possible for the time periods of heavy construction activity. The report shall include a schedule for regular rodent inspections and mitigation PAGE 7 OF RESOLUTION NO. 2020-12 based on the development schedule for the project. This rodent control plan is subject to review and approval by the Planning Division. 15. The applicant shall be responsible for washing the exterior of abutting residences, and cleaning pools, patios, etc. at the completion of project clearing and grading activity. Evidence that the developer has offered the cleaning and completed the cleaning shall be submitted to the Planning Division. B. 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. 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. * 3. 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 at 1"=20' scale) shall be submitted for review and approval by the Planning Division. 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. No planting or irrigation other than that which would be natural for Oak trees shall be placed within the drip line of the trees. * 2. 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. PAGE 8 OF RESOLUTION NO. 2020-12 * 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. * 4. 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. 5. The tree preservation guidelines established in the tree survey/arborist report performed for this site, prepared by Traverso Tree Service dated August 11, 2020 shall be incorporated into the detailed site development plans. The arborist shall also be required to be on-site to supervise any trimming of the trees and hand-digging near or within any drip lines of on- site and off-site Oaks referenced in the arborist report. 6. The trees identified as tree #34 (14” Valley Oak), #35 (13” Coast Live Oak), #38 (a double trunked 17.5” & 16” Coast Live Oak), and #39 (38” Heritage Redwood) within the Arborist Report prepared for the project are authorized for removal. For tree removal mitigation, the applicant shall plant off-site replacement trees, location and species to be determined by the Town, which are of a cumulative diameter necessary to equal the diameter of the subject trees which are approved for removal. * 7. If site construction activity occurs in the direct vicinity of the on-site and off- site protected trees, a security deposit in the amount of the assessed value of the tree(s) (calculated pursuant to the Town’s Tree Protection Ordinance) shall be posted with the Town prior to the issuance of a grading permit or building permit to maximize the probability that the affected trees will be retained in good health. The applicant shall be required to secure an appraisal of the condition and value of all affected trees. The appraisal shall be done in accordance with the then current addition of the “Guide for Establishing Values of Tree and Other Plants,” by the Council of Tree and Landscape Appraisers under the auspices of the International Society of Arboriculture. The appraisal shall be performed by a Certified Arborist, and shall be subject to review and approval by the Chief of Planning. A tree preservation agreement shall be prepared that outlines the intended and allowed use of funds posted as a tree preservation security deposit. That portion of the security deposit still held by the Town two full growing seasons after project completion shall be returned upon verification that the trees covered by the deposit are as healthy as can be provided for under the terms of the tree preservation agreement. PAGE 9 OF RESOLUTION NO. 2020-12 8. All common landscape areas shall be clearly defined within the final landscape plans. A project homeowners’ association HOA (or through a private maintenance agreement) shall be responsible for the maintenance of all common landscaping and the private driveway. The project covenant, conditions and restrictions (CC&Rs) or maintenance agreement shall include a mechanism to assure the regular maintenance of these areas. Appropriate easements or access rights to perform maintenance for these areas shall be provided to the satisfaction of the City Engineer prior to recordation of the final map. 9. Trees on the Iron Horse Trail shall remain undisturbed. The applicant shall secure the applicable encroachment permits as required by the Contra Costa County Application Permit Center for any work related to off-site trees. D. ARCHITECTURE * 1. 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. * 2. 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 by emergency service personnel. * 3. 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. 4. The garage door for the five units shall be of high quality as shown on the preliminary materials board. Details of the garage doors and manufacturer shall be included in the final build permit details and shall be subject to review and approval by the Design Review Board. 5. All fences within this project shall be constructed using pressure treated Douglas Fir, Redwood or Cedar fence posts and shall include minimum 2"x 8" kickboards (which shall also be pressure treated of the same species). Fencing details for all fencing shall be reviewed and approved by the Design Review Board. No fence along the side or rear yard may exceed 6 feet in height. PAGE 10 OF RESOLUTION NO. 2020-12 E. PARKING 1. Regulatory signage/curb painting for the interior driveway shall be provided, if deemed necessary, to the satisfaction of the San Ramon Valley Fire Protection District and the City Engineer. 2. All garages within the development shall be maintained and utilized for their intended purpose (i.e., to allow the parking of two cars). Language shall be included within the project’s CC&Rs (or through the development maintenance agreement and individual deed restrictions), which specifies these requirements and establishes a mechanism for imposition of a fine for property owners who do not comply with these restrictions. F. GRADING * 1. Any grading on adjacent properties will require prior written approval of those property owners affected. * 2. 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. * 3. 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. * 4. 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 PAGE 11 OF RESOLUTION NO. 2020-12 accompanied by an engineering and geological opinion as to the safety of the site from settlement and seismic activity. * 5. 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). 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. * 6. 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. * 7. All cut and fill areas shall be appropriately designed to minimize the effects of ground shaking and settlement. * 8. Stockpiles of debris, soil, sand or other materials that can be blo wn by the wind shall be covered. * 9. 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. PAGE 12 OF RESOLUTION NO. 2020-12 G. STREETS * 1. 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. * 2. 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. * 3. 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. * 4. 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 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. * 5. Handicapped ramps shall be provided and located as required by the City Engineer. 6. Project CC&Rs or private maintenance agreement shall be submitted for approval of the City Attorney prior to any Town Council final approval action. 7. The development shall install all curb, gutter and sidewalk along the El Dorado Avenue street frontage to the satisfaction of the City Engineer. 8. The street alignment and street improvement plans shall be to public improvement plan standards, to the satisfaction of the City Engineer. H. 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 District. PAGE 13 OF RESOLUTION NO. 2020-12 * 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. 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. 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 required to handle the expected ultimate peak water flow and to stabilize erosive banks that could be impacted by additional storm water flow. * 5. 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. * 6. Any portion of the drainage system that conveys runoff from public str eets shall be installed within a dedicated drainage easement, or public street. * 7. 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. * 8. 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. * 9. 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. * 10. All new utilities required to serve the development shall be installed underground. PAGE 14 OF RESOLUTION NO. 2020-12 * 11. All street, drainage or grading improvement plans shall be prepared by a licensed civil engineer. I. MISCELLANEOUS * 1. 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. * 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. The project homeowners’ association, through project-specific covenants, conditions and restrictions (CC&Rs), shall be responsible for maintenance of the on-site common driveway, pedestrian ways, common landscape areas, common fencing and common drainage facilities 4. If authorized by the Town, maintenance of all items listed in the conditions of approval may be accomplished through the formation of private maintenance agreements instead of through the creation of a project specific HOA. Draft project CC&Rs or maintenance agreements shall be submitted to the Town of Danville for review and approval a minimum of 30 days prior to recordation of the final map. * 5. Use of a private gated entrance is expressly prohibited. * 6. 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. * 7. 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: PAGE 15 OF RESOLUTION NO. 2020-12 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 acres. 8. A statement shall be recorded to run with the deed to the properties within this subdivision which acknowledges the existence of the existing public trail and commercial uses to the rear (east) of the subject site and acknowledges the occasional noise, odors, lighting and associated activities associated with these uses. 9. Prior to commencement of any off-site work on the Iron Horse Trail, the applicant shall submit written documentation that all requirements of Contra Costa County have been met. APPROVED by the Danville Planning Commission at a special meeting on December 9, 2020, by the following vote: AYES: NOES: ABSTAINED: ABSENT: _____________________________ CHAIR APPROVED AS TO FORM: ATTEST: _______________________________ __________________________________ CITY ATTORNEY CHIEF OF PLANNING ATTACHMENT B Design Review Board Meeting Summary October 29, 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 Roll call was conducted 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 Excused: None 1.2 Announcements Information was provided on 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 or chat comments received. ATTACHMENT C 2 4.ITEMS FOR CONSIDERATION/ACTION 4.1 Consider approval of the October 15, 2020 Meeting Summary. The October 15, 2020 Meeting Summary was approved. 5.DESIGN REVIEW ITEMS 5.1 Review and recommend approval of the architectural and site plan design of a P-1; Preliminary Development Plan – Rezoning, Major Subdivision – Tentative Map, and Final Development Plan (DEV20-0011) application. The application request is to subdivide the 15,000 square foot lot into five single- family lots, and to develop the lots with five single family residences and associated landscaping. The site is located at 134 El Dorado Avenue (Project Planner: David Crompton). There were no public comments or chat comments received. Decision: The Design Review Board approved the project as presented, requesting that when the item comes back before them prior to the approval of building permits that the plans include the garage door details and the applicant provided sample materials. 6.REPORTS AND COMMUNICATIONS 6.1 Board Member Reports Chief of Planning, David Crompton, advised the Board of an upcoming joint meeting of the Town Council, Planning Commission and Design Review Board on November 10, 2020. 7.ADJOURNMENT The special meeting of the Danville Design Review Board was adjourned at 5:30 p.m. 4080 Cabrilho Drive · Martinez, CA 94553 · Telephone (925) 930-7901 · Fax (925) 723-2442 August 11, 2020 Premdip Dhoot 925-963-2114 | Pdhoot@haven-development.com Re: Arborist Report for 134 El Dorado Ave, Danville Dear Prem, This arborist report addresses the proposed project at 134 El Dorado Ave. Per the Town of Danville’s Tree Preservation Ordinance Chapter 32-79, the scope of work includes: •Tag, identify and measure all protected trees on or overhanging the property, within 50’ of proposed improvements. Protected trees are defined as: o Any of the following native trees with a trunk 10” or greater in diameter measured at 4.5’ above grade, or for a multi-trunked tree, a combination of trunks totally 20” or greater in diameter: Canyon Live Oak (Quercus chrysolepis), Blue Oak (Q. douglasii), California Black Oak (Q. kelloggi), Interior Live Oak (Q. wislizenii), White Alder (Alnus rhombifolia), California Bay (Umbellularia californica), Coast Live Oak (Q. agrifolia), Valley Oak (Q. lobata), California Buckeye (Aesculus californica), California Sycamore (Platanus racemosa), Madrone (Arbutus menziesii), London Plane Tree (Platanus acerifolia) o Any Heritage (> 36” diameter) or Memorial tree. o A tree shown to be preserved on an approved Development Plan or specially required by the Planning Commission to be retained as a condition of approval. o A tree required to be planted as mitigation for the removal of a protected tree. •Identify dripline locations and tree numbers on site plan. •Assess individual tree health and structural condition. •Assess proposed improvements for potential encroachment. •Based on proposed encroachment, tree health, structure, and species susceptibility, make recommendations for preservation. •Provide appraised values for all trees whose driplines will be encroached. Project Summary The subject property is a 0.34 acre lot located near downtown Danville, with the Iron Horse Regional Trail backing up to its rear yard. The property is currently developed a single-family home, with a fair-sized backyard – the center portion of the yard has been enclosed with wooden fencing, reducing the size of the useable portion. Several large trees are found throughout the site, including a Deodar cedar & Monterey pine in the front yard, and redwoods & oaks in the back yard. Small trees & shrubs further increase the vegetation cover. Six of the trees are considered “protected” per the Town’s ordinance, one of which is the Heritage redwood next to the home (Figure 1). The proposed project will demolish the existing structures & hardscape and subdivide the property into five parcels (three townhomes, two detached homes). Due to the density of the proposed development, four protected trees will need to be removed for construction. I recommend exploratory trenching near an additional oak to determine whether root loss will be significant – the findings may inform design, the tree may need to be removed, or more specific ATTACHMENT D Arborist Report, 134 El Dorado Ave August 11, 2020 Jennifer Tso, Certified Arborist 2 tree protection recommendations can be provided. The last oak, located off-site next to the Iron Horse Trail, can be retained given that the protection measures within this report are followed. Assumptions & Limitations This report is based on my site visit on 7/23/20 and the tentative parcel map plan set by CBG dated 8/11/20. It was assumed that the trees and the proposed improvements were accurately surveyed. The health and structure of the trees were assessed visually from ground level. No drilling, root excavation, or aerial inspections were performed. Internal or non-detectable defects may exist and could lead to part or whole tree failures. Due to the dynamic nature of trees and their environment, it is not possible for arborists to guarantee that trees will not fail in the future. Tree Inventory & Assessment Table #s: Each tree was given a square metal tag with numbers ranging from #34-39. Their locations are given in the tree protection plan. DBH (Diameter at Breast Height): Trunk diameters in inches were measured at 4.5’ above average grade with a diameter tape. Height of measurement may deviate from the standard on atypical trunks; deviations are noted under the “Comments” section. Health & Structural Condition Rating Dead: Dead or declining past chance of recovery. Poor (P): Stunted or declining canopy, poor foliar color, possible disease or insect issues. Severe structural defects that may or may not be correctable. Usually not a reliable specimen for preservation. Fair (F): Fair to moderate vigor. Minor structural defects that can be corrected. More susceptible to construction impacts than a tree in good condition. Good (G): Good vigor and color, with no obvious problems or defects. Generally more resilient to impacts. Very Good (VG): Exceptional specimen with excellent vigor and structure. Unusually nice. Dripline: Canopy radius was visually estimated in each cardinal direction. Age Young (Y): Within the first 20% of expected life span. High resiliency to encroachment. Mature (M): Between 20% - 80% of expected life span. Moderate resiliency to encroachment. Overmature (OM): In >80% of expected life span. Low resiliency to encroachment. DE: Dripline Encroachment (X indicates encroachment) CI: Anticipated Construction Impact (L = Low, M = Moderate, H = High) Figure 1. The Heritage redwood (#39) in the backyard is in the proposed driveway and will need to be removed. Arborist Report, 134 El Dorado Ave August 11, 2020 Jennifer Tso, Certified Arborist 3 # Species DBH Health Structure Dripline N E S W Age DE CI Comments Action 34 Valley oak (Quercus lobata) 14 G F-P 25S Y X H Phototropic lean to south, dominated by ivy with 2" diameter stem. Upper trunks horizontal but correcting. Proposed home 7’ to NW; in proposed drainage. Remove. 35 Coast live oak (Quercus agrifolia) 13 F P 10 10 X H Y X H Essentially tall stump with sprouts with ivy. Top of tree failed at 25' above grade with multiple new small stems. Proposed home 4’ to W, drainage 4’ to E. Remove. 36 Coast live oak 21.5 G F-P 35 6 6 0 M X H Phototropic lean to N likely from old pine. Lower bark checkered. Proposed home 8’-10’ to SW; drainage 3’ to NE. Proposed excavation + lean over trail presents concern. Dig exploratory trench along proposed foundation/grading limit to review root encroachment. Otherwise, remove. 37 Coast live oak 24.5 G-F F 25 30 0 0 M X M- H 30° phototropic lean/asymmetric canopy to NE (large scaffold removed from adjacent tree); lean slightly corrected. 3’ from proposed drainage, approx. 1’ of fill along fence. Adjust drainage to preserve additional root area. Install temporary chain link protection fencing. Arborist on site during grading within 10’ of property line. Crown reduce canopy to reduce imbalance over trail. 38 Coast live oak 17.5, 16 G-F F-P 35SW-30S/SE Y X H 30-35° phototropic lean to S due to shading (from large scaffold of adjacent tree). Two trunks with wide attachment. Proposed home 9’ to SSW; drainage 5’ & 7’ to N. Remove. 39 Coast redwood (Sequoia sempervirens) 38 G G 10 10 10 10 M X H Heritage tree. In proposed driveway. Remove. Arborist Report, 134 El Dorado Ave August 11, 2020 Jennifer Tso, Certified Arborist 4 Tree Appraisal Per city ordinance, appraisals are required for all protected trees whose driplines will be encroached. The following appraised values were determined using the Trunk Formula Method, used for larger trees that cannot be readily replaced by equal-sized specimens. All figures below were calculated using a worksheet formatted from The Guide for Plant Appraisal (10th Edition) written by the Council of Tree & Landscape Appraisers. Trunk unit cost was adapted from the Species Classification and Group Assignment Guide from the Western Chapter of the International Society of Arboriculture. # Species DBH Basic Reproduction Cost Condition Functional limitations External limitations Depreciated Reproduction Cost 34 Valley oak 14 $ 11,859.41 48% 70% 90% $3,616.17 35 Coast live oak 13 $ 6,034.02 25% 75% 90% $1,018.24 36 Coast live oak 21.5 $ 16,504.31 49% 60% 80% $3,858.05 37 Coast live oak 24.5 $ 21,431.50 58% 60% 85% $6,339.44 38 Coast live oak 17.5, 16 $ 20,054.74 60% 80% 50% $4,833.19 39 Coast redwood 38 $ 41,236.52 90% 65% 75% $18,092.52 Total Estimated Value of Appraised Trees $37,757.61 Discussion The density and competition between trees have resulted in crowding and compromised structures, including leaning trunks and imbalanced canopies. Oaks #34 & 35 are located in the southeast “side” yard behind the wooden fence, where significant brush, vines, and smaller trees have impeded their growth. The top of tree #35 failed in the past, so now it is essentially an ivy-covered tall trunk. Tree #34 has a significant lean towards the front of the property as a result of shading by other trees. Similarly, tree #38 is a double-trunked tree located on the opposite side of the back yard, where it was also shaded by a larger tree. Its trunks now lean directly into the proposed townhouse on Parcel 1. The three trees will be subjected to high root loss and will need to be removed. Directly behind tree #38 is a leaning oak (#37, Figure 2). Its lean has corrected somewhat, as evidenced by upright branches growing in the opposite direction of the lean. Per my discussion with the engineers, the proposed drainage line may be relocated further from this tree, to cut across the trunk of tree #38. The brunt of the encroachment may thus be focused on the root system of tree #38 instead of tree #37. Figure 2. The proposed drainage line shall be relocated further from tree #37 (above) to reduce encroachment. Its canopy should also be reduced to re-balance the canopy. Arborist Report, 134 El Dorado Ave August 11, 2020 Jennifer Tso, Certified Arborist 5 I recommend digging an exploratory trench to review the roots of oak #36. It too leans over the Iron Horse Trail, likely due to competition from a pine tree that has been removed (evidenced by stump). The roots of the pine may have hindered the growth of the oak’s roots; if so, the root encroachment from the proposed grading would be lower than anticipated. The findings of the trench will be valuable to inform design, determine whether the oak needs to be removed, and/or to refine tree protection recommendations. This additional step is important due to the high volume of all-day traffic on the Iron Horse Trail – branch or tree failure may have significant consequences. Tree Protection Recommendations (to be printed on site plans) Design Phase • Dig exploratory trench along proposed foundation or grading limit within 15’ of tree #36, down to the depth of the proposed grading/excavation. If root encroachment is high, the tree will either need to be removed, or the design may need to be adjusted to reduce encroachment. If the tree is retained, the project arborist shall review the updated plans to provide additional tree protection recommendations. • Relocate drainage by tree #37, per tree protection plan, to reduce encroachment. Project arborist shall review updated plans to verify that drainage has been relocated, and to provide additional recommendations if necessary. Pre-Construction Phase • Remove trees #34, 35, 38 & 39. • Crown reduce tree #37 to reduce canopy imbalance over trail. Pruning shall be performed by personnel certified by the International Society of Arboriculture (ISA). All pruning shall adhere to ISA and American National Standards Institute (ANSI) Standards and Best Management Practices. • Prior to construction or grading, contractor shall install 6’ chain-link fencing to construct a temporary Tree Protection Zone (TPZ) around tree #37 as indicated on the tree protection plan. • TPZ fencing shall remain in an upright sturdy manner from the start of grading until the completion of construction. Fencing shall not be adjusted or removed without consulting the project arborist. Foundation, Grading, and Construction Phase • The project arborist shall be on-site during excavation/grading within 10’ of the property line by tree #37. Roots > 2” shall be cleanly pruned with a handsaw or sawzall, immediately covered, and kept moist till backfilled. • If needed, pruning shall be performed by personnel certified by the International Society of Arboriculture (ISA). All pruning shall adhere to ISA and American National Standards Institute (ANSI) Standards and Best Management Practices. • Should Tree Protection Zone (TPZ) encroachment be necessary, the contractor shall contact the project arborist for consultation and recommendations. • Contractor shall keep TPZs free of all construction-related materials, debris, fill soil, equipment, etc. The only acceptable material is mulch spread out beneath the trees. • Should any damage to the trees occur, the contractor shall promptly notify the project arborist to appropriately mitigate the damage. Arborist Report, 134 El Dorado Ave August 11, 2020 Jennifer Tso, Certified Arborist 6 Landscaping Phase • The Tree Protection Zone (TPZ) fencing shall remain in place with the same restrictions until landscape contractor notifies and meets with the project arborist. • Fencing footings within 15’ of tree #37 shall be dug by hand. Footing locations shall be shifted slightly as needed to preserve roots > 2” diameter. • Contractor shall avoid trenching and grade changes within oak driplines. • All planting and irrigation shall be kept a minimum of 10’ away from native oaks. All irrigation within the driplines shall be targeted at specific plants, such as drip emitters or bubblers. No overhead irrigation shall occur within the driplines of native oaks. • All planting within oak driplines shall be compatible with oaks, consisting of plant material that requires little to no water after two years’ establishment. A list of oak- compatible plants can be found in a publication from the California Oak Foundation, available at: http://californiaoaks.org/wp- content/uploads/2016/04/CompatiblePlantsUnderAroundOaks.pdf Thank you for the opportunity to provide this report, and please do not hesitate to contact me if there are any questions or concerns. Please see attached tree protection plan. Sincerely, Jennifer Tso Certified Arborist #WE-10270A Tree Risk Assessor Qualified 134 EL DORADO AVENUE DANVILLE, CA © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA, INC. | 2020121 | 09-24-20 Sheet Index Plan 1 Floor Plan- Rear Unit .............................................A1 Plan 1 Building Floor Plan and Roof Plan ........................A2 Plan 1 Exterior Elevations ................................................A3 Plan 1 Exterior Elevations ................................................A4 Plan 2 Floor Plan - Rear Unit ............................................A5 Plan 2 Roof Plan .............................................................A6 Plan 2 Exterior Elevations - Lot 1 .....................................A7 Plan 1 Exterior Elevations - Lot 2 .....................................A8 Lighting Fixtures .............................................................A9 Exterior Color and Materials ...........................................A10 FAR Plan Type Floor Area (SF) Lot 1 Plan 2 1805 Lot 2 Plan 2 1805 Lot 3 Plan 1 1688 Lot 4 Plan 1 1706 Lot 5 Plan 1 1695 TOTAL 8699 LOT AREA 15000 FAR .579 COVERAGE Plan Type 1st Floor Living Porch Garage Lot 1 Plan 2 724 184 476 Lot 2 Plan 2 724 184 476 Lot 3 Plan 1 724 47 478 Lot 4 Plan 1 757 47 478 Lot 5 Plan 1 757 47 478 SUBTOTALS 3686 509 2386 TOTAL 6851 LOT AREA 15000 COVERAGE 43.9% EL DORADO AVENUE STREETSCENELOT 1 Farmhouse Color Scheme #1 LOT 2 Craftsman Color Scheme #2 N.T.S. ATTACHMENT E 134 EL DORADO AVENUE DANVILLE, CA © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA, INC. | 2020121 | 09-24-20 0 2 4 8 A1 134 EL DORADO AVENUE DANVILLE, CA © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA, INC. | 2020121 | 09-24-20 0 2 4 8 A2 0 4 8 16 134 EL DORADO AVENUE DANVILLE, CA © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA, INC. | 2020121 | 09-24-20 0 2 4 8 A3 Plan 1 Exterior Elevations Triplex 543 11910 7 12 8 261 EXTERIOR MATERIALS: COMPOSITION SHINGLE ROOFING INSULATED VINYL WINDOWS STUCCO STUCCO OVER FOAM TRIM FIBER CEMENT BOARD & BATTEN SIDING FIBER CEMENT SHINGLE SIDING B FIBER CEMENT HORIZONTAL SIDING WOOD/FIBER CEMENT TRIM MANUFACTURED STONE VENEER MANUFACTURED BRICK VENEER MANUFACTURED BRICK CAP OVERHEARD GARAGE DOOR 1 7 2 8 3 9 4 10 11 12 5 6 ± 2 6 ' - 0 " 134 EL DORADO AVENUE DANVILLE, CA © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA, INC. | 2020121 | 09-24-20 0 2 4 8 A4 Plan 1 Exterior Elevations Triplex ± 2 6 ' - 0 " 134 EL DORADO AVENUE DANVILLE, CA © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA, INC. | 2020121 | 09-24-20 0 2 4 8 A5 134 EL DORADO AVENUE DANVILLE, CA © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA, INC. | 2020121 | 09-24-20 0 2 4 8 A6 134 EL DORADO AVENUE DANVILLE, CA © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA, INC. | 2020121 | 09-24-20 0 2 4 8 A7 Plan 2 Exterior Elevations Lot 1 EXTERIOR MATERIALS: COMPOSITION SHINGLE ROOFING INSULATED VINYL WINDOWS FIBER CEMENT BOARD & BATTEN SIDING FIBER CEMENT HORIZONTAL SIDING WOOD/FIBER CEMENT TRIM B MANUFACTURED BRICK VENEER OVERHEARD GARAGE DOOR 1 6 2 7 3 4 5 6 7 42135 ± 2 6 ' - 6 " 134 EL DORADO AVENUE DANVILLE, CA © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA, INC. | 2020121 | 09-24-20 0 2 4 8 A8 Plan 2 Exterior Elevations Lot 2 4 8 7 6 21 639 5 EXTERIOR MATERIALS: COMPOSITION SHINGLE ROOFING INSULATED VINYL WINDOWS STUCCO STUCCO OVER FOAM TRIM FIBER CEMENT SHINGLE SIDING B WOOD/FIBER CEMENT TRIM MANUFACTURED STONE VENEER MANUFACTURED BRICK CAP OVERHEARD GARAGE DOOR 1 6 2 7 3 8 4 9 5 ± 2 6 ' - 6 " 134 EL DORADO AVENUE DANVILLE, CA © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA, INC. | 2020121 | 09-24-20 0 2 4 8 A9 Farmhouse Fixture: Lots #1 & #4 Craftsman Fixture: Lots #2, #3 & #5 L I N F O R D C O L L E C T I O N Linford™ LED Wall Light Olde Bronze® 39 51 5 (Bro nz e) Proje c t Name : Lo ca tio n : Ty pe : Q ty: Co m m en ts : Certifications/Qualifications Loc a ti on Rat i n g E TL-Wet Dimensions Base B a ck pl a te 4 .5" x 0 .75" We ig ht 0 .00 L B S Ex tens io n 2 0 .3 2 " He ig ht 18 .82 " W i d th 1 6.51" Mounting/Installation In ter i or/Ex terio r E x ter io r Primary Lamping D i m m a bl e 1 .00 # of Bul bs/L E D M o du le s 1 S o c ket Typ e I n teg r a ted LE D Product/Ordering Information Finis h B ro n ze UPC 73 799 5 39 51 5 5 .00 Specifications D i f f u s er D e sc ri pt io n E tc he d G las s S h ad e De sc r i p t io n G las s Kichler 7 71 1 East Pl easan t Va ll e y Ro ad Cl eve la n d, Oh io 4 4131 -8 010 Tol l f re e: 8 66.5 58 .5706 o r ki c hl er.co m Notes: 1) I nfor mati on p rov i d ed is sub j ec t t o c ha nge wit ho ut no ti ce . A ll va lue s are d esi gn o r t yp ic a l v al u e s w h en me a s ure d un d er la b or a to ry co nd it i ons. 2) Incan d e s cent Eq u i val ent : Th e i ncan d escent eq u i val ent as p resen te d is a n a p p roxi ma te n um ber a n d i s fo r reference o n l y . N O R T H L A N D C O L L E C T I O N Northland 12" 1 Light Wall Light Black 4 9 7 7 5 B K (B l a ck) Pro j ec t N a m e : Lo c a t i o n : Ty p e : Q t y: C o m m en t s : Certifications/Qualifications Da r k S k y Com p l i a n t Ye s Lo c a t i on R a t i n g Wet Dimensions B a s e B a c k p l a te 6.0 0 DI A C h a i n/Ste m Len g t h 0 .0 0 " We ig h t 2 .20 L B S E x ten s i o n 1 7.2 5 " H e ig h t fro m c en ter o f Wa l l o p eni n g (S p e c S h ee t ) 3 .0 0 " Hei gh t 1 2 .00 " W i d t h 1 0 .0 0 " Mounting/Installation I n te r i or/E x t er i o r E x ter io r M o u n t i n g St y l e Wa l l M o u n t Mo u n t i n g We ig h t 2 .2 0 L B S Primary Lamping La m p I n c l u d e d N o t In cl u d e d L a m p Typ e A1 9 L i g ht S o u rce I n c a de s ce n t M a x o r N o mi n a l Wa t t 1 00 W # o f B u l b s/L E D M o d u l e s 1 S o c k e t Ty p e Me d i u m Product/Ordering Information Fi n i s h B la c k U PC 78 3 9 27 5 3 07 74 .0 0 Kichler 7 7 1 1 E a s t P le a s a n t Va l l e y Ro a d C l eve l a n d, Oh i o 4 41 3 1 -8 0 1 0 Tol l f ree : 86 6 .5 5 8 .57 0 6 or k i c h l er.co m Notes: 1 ) I n fo r m a t i o n p rov id e d i s s u b j e c t t o c h a n ge w i t h o u t n o t i c e . A l l v a l u es a re d e s i gn o r t y p i c a l v a l u e s w h en m ea s u re d u n d er l a b o r a to r y co n d i t i o ns . 2 ) I n can d e s cen t E qu iv a l en t : T h e i n ca n de s c e n t e q u i v a l e n t as p re s en t e d i s a n a p prox i m a te n um b er a n d i s fo r ref e ren ce o n l y . Lighting Fixtures 134 EL DORADO AVENUE DANVILLE, CA © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA, INC. | 2020121 | 09-24-20 0 2 4 8 A10 134 EL DORADO AVENUE | DANVILLE, CALIFORNIA PREMDIP DHOOT & TIM SHANNONCOLOR DESIGN BY WHA 2020121 I August 5, 2020 COLOR SCHEMES FARMHOUSE ELEVATION ONLY (LOTS #1 & #4) SCHEME 1 OF 2 Color Key Material Applied To Color Manufacturer Roofing: Composition Shingle Moire Black @ Lot 1 Only Heatherblend @ Lot 4 Only Landmark Series Certainteed Vinyl Windows (factory finish) White Milgard or Equal Thin Brick Cotswold Sandmold Series McNear Mortar Color Wheat Orco Gutters & Downspouts Match Adjacent Color Sherwin Williams Corner Boards Match Adjacent Color Sherwin Williams Body Color #1 Lap Siding SW 7036 Accessible Beige Sherwin Williams Body Color #2 Board & Batten Siding SW 7010 White Duck Sherwin Williams Trim Color #1 Belly Band | Braces | Eaves Fascia @ Lot 1 Only Gable Vents | Garage Doors Posts | Pot Shelves | Railing Soffit | Trim SW 7642 Pavestone Sherwin Williams Trim Color #2 Fascia @ Lot 4 Only SW 6202 Cast Iron Sherwin Williams Accent Color #1 Front Doors | Secondary Doors SW 6424 Tansy Green Sherwin Williams Accent Color #2 Shutters SW 7083 Darkroom Sherwin Williams Garage Door Weatherstrip (factory finish)Match Garage Door Color TBD 134 EL DORADO AVENUE | DANVILLE, CALIFORNIA PREMDIP DHOOT & TIM SHANNONCOLOR DESIGN BY WHA 2020121 I August 5, 2020 COLOR SCHEMES SCHEME 2 OF 2 Color Key Material Applied To Color Manufacturer Roofing: Composition Shingle Heather Blend Landmark Series Certainteed Vinyl Windows (factory finish)White Milgard or Equal Brick Caps New Castle Town Series McNear Manufactured Stone (1/8” standard raked joints)Sierra Mountain Ledge El Dorado Mortar Color Wheat Orco Gutters & Downspouts Match Adjacent Color Sherwin Williams Corner Boards Match Adjacent Color Sherwin Williams Body Color #1 Stucco SW 7549 Studio Taupe Sherwin Williams Body Color #2 Shingle Siding SW 2841 Weathered Shingle Sherwin Williams Trim Color Belly Band | Columns Gable Siding Pot Shelves | Trim SW 7516 Kestrel White Sherwin Williams Accent Color #1 Corbels | Eaves | Fascia Garage Doors | Soffit SW 6202 Cast Iron Sherwin Williams Accent Color #2 Front Doors | Secondary Doors SW 7083 Darkroom Sherwin Williams Garage Door Weatherstrip (factory finish)Match Garage Door Color TBD CRAFTSMAN ELEVATION ONLY (LOTS #2, #3 & #5) 134 EL DORADO AVENUE | DANVILLE, CALIFORNIA PREMDIP DHOOT & TIM SHANNONCOLOR DESIGN BY WHA P 12020121IIAugust 5, 2020 DIGITAL COLOR BOARD BODY COLOR #2BODY COLOR #1 ROOFING @ LOT 1 ROOFING @ LOT 4 ACCENT COLOR #1 ACCENT COLOR #2 TRIM COLOR #1 TRIM COLOR #2 FARMHOUSE ELEVATION ONLY (LOTS #1 & #4) SCHEME 1 OF 2 THIN BRICK 134 EL DORADO AVENUE | DANVILLE, CALIFORNIA PREMDIP DHOOT & TIM SHANNONCOLOR DESIGN BY WHA P 22020121IIAugust 5, 2020 DIGITAL COLOR BOARD ROOFING TRIM BODY COLOR #2 STONE BODY COLOR #1 SCHEME 2 OF 2 CRAFTSMAN ELEVATION ONLY (LOTS #2, #3 & #5 ) BRICK CAPS ACCENT COLOR #1 ACCENT COLOR #2 Scheme #1 Farmhouse Elevation Only (Lots #1 & #4) Scheme #2 Craftsman Elevation Only (Lots #2, #3 & #5) Exterior Color and Materials EL DORADO AVENUE 4 1 2 5 3 F:\3266-000\ACAD\TM\TM01_SITE PLAN.DWG CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM SACRAMENTO (925) 866-0322 (916) 375-1877 JOB NO.: 3266-000 PRELIMINARY DEVELOPMENT PLAN TENTATIVE PARCEL MAP 134 EL DORADO AVENUE TOWN OF DANVILLE CONTRA COSTA COUNTY CALIFORNIA SCALE: 1" = 10'DATE: OCTOBER 6, 2020 3020100 OF SHEETS SHEET NO. 1 6 GENERAL NOTES: LOT SUMMARY TABLE LOT NO.LOT AREA (GROSS)LOT AREA (NET) SHEET INDEX TM-1 PRELIMINARY DEVELOPMENT PLAN TM-2 EXISTING TOPOGRAPHIC MAP TM-3 PRELIMINARY PARCEL MAP TM-4 PRELIMINARY GRADING, DRAINAGE, AND UTILITY PLAN TM-5 PRELIMINARY STORMWATER CONTROL PLAN TM-6 TREE PROTECTION PLAN ABBREVIATIONS VICINITY MAP 680 SITE LEGEND 1 EL DORADO AVENUE 34 36 35 39 38 37 OH W OH W O H W O H W OHWOHWOHWOHWOHWOHWOHWOHWOHWOHW O H W O H W O H W OH W OH W OH W OHW OHW OHW F:\3266-000\ACAD\TM\TM02_EXISTING CONDITION.DWG CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM SACRAMENTO (925) 866-0322 (916) 375-1877 JOB NO.: 3266-000 EXISTING TOPOGRAPHIC MAP TENTATIVE PARCEL MAP 134 EL DORADO AVENUE TOWN OF DANVILLE CONTRA COSTA COUNTY CALIFORNIA SCALE: 1" = 10'DATE: OCTOBER 6, 2020 3020100 OF SHEETS SHEET NO. 2 6 LEGEND OHW EXISTING TREES TO REMAIN TREE NUMBER TREE SPECIES EXISTING TREES TO BE REMOVED TREE NUMBER TREE SPECIES 31 32 1 2 EL DORADO AVENUE 45 3 F:\3266-000\ACAD\TM\TM03_PARCEL MAP.DWG CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM SACRAMENTO (925) 866-0322 (916) 375-1877 JOB NO.: 3266-000 PRELIMINARY PARCEL MAP TENTATIVE PARCEL MAP 134 EL DORADO AVENUE TOWN OF DANVILLE CONTRA COSTA COUNTY CALIFORNIA SCALE: 1" = 10'DATE: OCTOBER 6, 2020 3020100 OF SHEETS SHEET NO. 3 6 LEGEND 1 ABBREVIATIONS SECTION A SECTION D SECTION F SECTION G SECTION H SECTION J SECTION C SECTION E SECTION I SECTION B OH W OH W O H W O H W OHWOHWOHWOHWOHWOHWOHWOHWOHWOHW O H W O H W O H W OH W OH W OH W OHW OHW OHW EL DORADO AVENUE 4 P 371.6 FF 372.6 1 P 371.5 FF 372.5 2 P 372.5 FF 373.5 GL I P 3 7 2 . 0 GL I P 3 7 2 . 6 GLIP 372.4GLIP 372.4GLIP 372.4 D B A F J H G C E I 5 P 371.6 FF 372.6 3 P 371.6 FF 372.6 FENCE DRAINAGE NOTCH DETAIL A SECTION A F:\3266-000\ACAD\TM\TM04_GRADING AND UTILITY.DWG CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM SACRAMENTO (925) 866-0322 (916) 375-1877 JOB NO.: 3266-000 PRELIMINARY GRADING, DRAINAGE, AND UTILITY MAP TENTATIVE PARCEL MAP 134 EL DORADO AVENUE TOWN OF DANVILLE CONTRA COSTA COUNTY CALIFORNIA SCALE: 1" = 10'DATE: OCTOBER 6, 2020 3020100 OF SHEETS SHEET NO. 4 6 LEGEND OHW EL DORADO AVENUE 4 1 2 5 3 F:\3266-000\ACAD\TM\TM05_SWCP.DWG CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM SACRAMENTO (925) 866-0322 (916) 375-1877 JOB NO.: 3266-000 PRELIMINARY STORMWATER CONTROL MAP TENTATIVE PARCEL MAP 134 EL DORADO AVENUE TOWN OF DANVILLE CONTRA COSTA COUNTY CALIFORNIA SCALE: 1" = 10'DATE: OCTOBER 6, 2020 3020100 OF SHEETS SHEET NO. 5 5 SITE DRAINAGE SUMMARY IMPERVIOUS AREAS PERVIOUS AREAS PRE/POST PROJECT TOTAL AREA IMPERVIOUS ASPHALT OR CONCRETE CONVENTIONAL ROOF PERVIOUS PAVMENT LANDSCAPE LEGEND 1 NOTES: # 3 6 LOT4 OHW OHW OHW OHW O H W O H W O H W OHWOHWOHWOHWOHW O H W EL DORADO A V E LOT5 L O T 3 L O T 2 LOT1 #37 # 3 5 # 3 4 #38#39 A C ACAC B F R O N T E L E V A T I O N S I D E E L E V A T I O N G R A V E L P A T I O 6'-0" HIGH WOOD GOODNEIGHBOR FENCEDET. A, THIS SHEETLANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377 SIDE YARD GATE,TYPICALSHRUB &GROUNDCOVERPLANTING,TYPICAL 3 ' X 3 ' C O N C R E T E P A V E R S COMMUNITY MAILBOXLOCATIONDET C, THIS SHEET C A P E R M E A B L E C O N C R E T E P A V E R S FENCE WITH GATE TOMATCH ARCHITECTURALRAILING, DET. D, SHEET L3 L O W F E N C E S E E D E T A I L E , S H E E T L 3 CONCRETEPAVERS EXISTING TREE TO BEREMOVED, TYP. # X X E X I S T I N G T R E E T O R E M A I N . PATIO AREA WITHPERVIOUS PAVERS R A I S E D W O O D D E C K PATIO AREA WITHPERVIOUS PAVERS 3' X 3' CONCRETEPAVERSGRAVELPATIO # 3 6 LOT4 OHW OHW OHW OHW O H W O H W O H W OHWOHWOHWOHWOHW O H W EL DORADO A V E LOT5 L O T 3 L O T 2 LOT1 #37 # 3 5 # 3 4 #38#39 A C ACACLANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377 # 3 6 LOT4 OHW OHW OHW OHW O H W O H W O H W OHWOHWOHWOHWOHW O H W EL DORADO A V E LOT5 L O T 3 L O T 2 LOT1 #37 # 3 5 # 3 4 #38#39 A C ACACLANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377 # X X # 3 6 T R E E T O R E M A I N #37 TREE TO REMAIN D E LANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377 MY R T U S C . ' C O M P A C T A ' DW A R F M Y R T L E O L E A E . ' L I T T L E O L L I E ' D W A R F O L I V E N E P E T A F A A S S E N I I C A T M I N T CAREX DIVUSLABERKELEY SEDGE E R I G E R O N K A R V I N S K I A N U S S A N T A B A R B A R A D A I S Y F E S T U C A M A I R E I G R E E N F E S C U E DIETES BI C O L O R FORTNIGH T L I L Y PHORMIUM 'DARK DELIGHT'NEW ZEALAND FLAX L A V A N D U L A S T O E C H A S ' O T T O Q U A S T ' S P A N I S H L A V E N D E R LOMANDRA LONGIFOLIA BREEZEDWARF MAT RUSHROSA RU G O S A RUGOSA R O S E S A N T O L I N A C H A M A E C Y P A R I S S U S G R A Y L A V E N D E R C O T T O N S A N T O L I N A R O S M A R I N I F O L I A G R E E N L A V E N D E R C O T T O N S T A C H Y S B Y Z A N T I N A L A M B ' S - E A R S WESTRINGIA FRUTICOSA GREY BOXDWARF COAST ROSEMARY WESTRINGIA FRUTICOSA 'MORNING LIGHT'COAST ROSEMARY ROS A B A N K S I A E LAD Y B A N K ' S R O S E V I T I S ' R O G E R ' S R E D ' R O G E R ' S C A L I F O R N I A G R A P E C E R C I S O C C I D E N T A L I S W E S T E R N R E D B U D LAVATERA MARITIMATREE MALLOW BUXUS M. JAPONICA 'MORRIS MIDGET'MORRIS MIDGET BOXWOODROSA 'ICEBERG'ICEBERG ROSE (STANDARD) / $ * ( 5 6 7 5 2 ( 0 , $ , µ = 8 1 , ¶ P U R P L E C R A P E M Y R T L E A C E R C I R C I N A T U M ' M O N R O E ' M O N R O E V I N E M A P L E L O R O P E T A L U M C . ' P U R P L E M A J E S T Y ' C H I N E S E F R I N G E F L O W E R X Y L O S M A C . ' C O M P A C T A ' C O M P A C T X Y L O S M A / $ * ( 5 6 7 5 2 ( 0 , $ , µ & $ 7 $ : % $ ¶ C A T A W B A C R A P E M Y R T L E P I T T O S P O R U M T . ' S I L V E R S H E E N ' S I L V E R S H E E N K O H U H U