Agenda packet — Belmont City Council, September 24, 2024 (part 2 of 4)

c. Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites. d. Sweep daily (with water sweepers) all paved access roads, parking areas and staging areas at construction sites.
e. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets.
f. Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for ten days or more). g. Enclose, cover, water twice daily, or apply non-toxic soil binders to exposed stockpiled materials.
h. Install sandbags or other erosion-control measures to prevent silt runoff to public roadways.
i. Replant vegetation in disturbed areas as quickly as possible. j. Watering should be used to control dust generation during the break-up of pavement. k. Cover all trucks hauling demolition debris from the site. l. Use dust-proof chutes to load debris into trucks whenever feasible. m. Water or cover stockpiles of debris, soil, sand or other materials that can be blown by the wind.
n. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be in proper running order prior to operation. o. Diesel powered equipment shall not be left inactive and idling for more than five minutes and shall comply with applicable BAAQMD rules.
p. Use alternative fueled construction equipment, if possible. q. All vehicle speeds on unpaved roads shall be limited to 15 mph. r. Post a visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective 132
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action within 24 hours. The Air District phone number shall also be visible to ensure compliance with applicable regulations.

Construction Management Plan

1. The Applicant shall prepare a construction management plan (CMP) for review and approval by the Public Works Department in consultation with the Community Development Department and Police Department. For properties located at or in close proximity to the City borders, the plan shall be routed to adjacent jurisdictions. The CMP shall include a response to construction-related conditions and requirements identified by reviewing City departments, and outside agencies for inclusion in the Plan. The plan shall include at least the following items:
a. Schedule
A project construction schedule shall be provided that includes the approximate date and expected time frame for each stage of construction. At minimum, the schedule shall include:
• Excavation & Shoring (as applicable)
• Below Grade & Foundation Construction
• Above Grade Construction & Framing
• Exterior & Interior Finish Work
• Public Frontage Improvements
• Offsite & Utility Improvements
b. Site & Logistics Plan
Site and logistics plan(s) shall be provided for each phase of project construction. Said plan(s) shall include:
• Location of Construction Fencing & Access Control for The Site • Proposed Circulation Pattern, including Access & Egress, for Each Phase of Construction
• Location of Dewatering Tanks, Construction Trailer, Temporary Power Pole, & Restrooms
• Erosion & Dust Control Plans
• Security & Lighting Plans
• Location of Construction Staging Areas for Materials, Equipment, & Vehicles • Crane Plane (Location, Height, & Radius), as applicable • Construction Worker Parking
c. Traffic Control Plan
Routes for construction-related traffic (hauling, deliveries, works, etc.) shall be identified in consultation with the Department of Public Works. Grading, hauling, and construction 133
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delivery traffic shall be timed to avoid peak hour school and work commute traffic. The CMP shall identify the maximum size of construction equipment /trucks, during construction, expected temporary street closure and the use of flag personnel during construction, and the location of construction worker parking/car-pooling. Comprehensive traffic control measures shall be identified, including: any required detour signage, lane closures, and sidewalk closures. A 24 Hour Written notice must be given to the Public Works and Police Departments prior to lane closures. Trained flag persons shall be positioned at both ends of blocked traffic lanes to ensure safe movement of vehicles, and pedestrians. The proposed traffic control plan may require review by a traffic engineer, to ensure an adequate intersection/driveway turning radius would be provided for large vehicles, and/or when other large projects are in construction at the same time. d. Noticing
The CMP shall include notice to property owners within 300 feet of the project site two weeks prior to grading, and identification of haul route(s) and staging area for the project. The notice shall also include a process for responding to, and tracking, complaints pertaining to construction activity, including identification of an on-site complaint manager. 24-hour advance written notice shall also be provided to adjacent property owners, adjacent businesses, and Public Works and Police Department personnel prior to all major deliveries, detours, and lane closures.
e. Road Conditions
Documentation of road pavement conditions shall be provided to the Public Works Department for all routes that will be used by construction vehicles, both before and after project construction. Roads found to have been damaged by construction vehicles shall be repaired to the level at which they existed prior to project construction.

B. The following conditions shall be met prior to the issuance of the first building permit (i.e., foundation permit) and/or site development permits except as otherwise specified in the conditions.

Public Works Permits

1. The property owner/applicant shall apply for and obtain temporary encroachment permits from the Department of Public Works for work in the City public right-of-way, easements or property in which the City holds an interest, including driveway, sidewalk, sewer connections, sewer clean-outs, curb drains, storm drain connections, placement of a debris box.

2. The property owner/applicant shall apply for and obtain a Permanent Encroachment agreement from the Department of Public Works, with approval by the City Council, for a structure, retaining wall, awning, or other features constructed in the public right-ofway, easement or on property in which the City holds an interest. 134
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3. Property owner/applicant shall apply for and obtain a grading permit from the Department of Public Works. The grading permit fee is based on the total amount of earth moved including cut and fill.

3. The Developer shall apply for and obtain a hauling permit from Public Works before issuance of any site development permit including tree removal, demolition, foundation, or building permit.

Other Agency Permits

1. Construction activity resulting in a land disturbance of one acre or more, or less than one acre but part of a larger development shall obtain the Construction Activities Storm Water General Permit (General Permit) from the State Water Quality Control Board (Home Page | California State Water Resources Control Board or (916) 341-5537). The State requires a completed Notice of Intent to comply (NOI) package and a Storm Water Pollution Prevention Plan (SWPPP) prepared in accordance with Section A of the General Permit prior to the commencement of soil disturbing activities. The State will issue a Waste Discharge Identification (WDID) number within 10 business days after it receives a complete NOI package (original signed NOI, vicinity map, and check). Applicant shall also submit copies of the NOI and SWPPP to the City for review and approval. Throughout the project life, the SWPPP shall be revised as necessary to accommodate site changes during to construction.

Grading and Drainage

1. The owner/applicant shall submit a grading plan prepared by a California-registered Civil Engineer in accordance with City Grading Ordinance, Chapter 9, Section 3 of the City Code, with a grading permit application, for approval by the Department of Public Works and Building Division prior to any grading or clearing being performed on-site. a. The applicant should note that if the proposed grading meets one or more of the criteria outlined in Section 9-23 of the City Code, a Planning Commission review will be required. Caution: If the total grading quantity changes after Planning Commission approval, a new grading approval may be required.

The applicant may choose to complete the grading plan and calculations early in the planning process to limit delays in scheduling this review. (See Section 9-28 of City Code for review process).
a. The plan shall incorporate the following restrictions:
i. All soils stockpiled on the site during construction shall be covered or otherwise protected from wind and water erosion.
ii. During construction, erosion and sedimentation control plans shall be implemented in order to retain sediments on-site.
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iii. Site grading and finished construction shall be designed and executed in such a manner as to avoid diverting runoff onto other properties. iv. Restrictions and recommendation of the Geologic and Soils report as approved by the City’s Geologist.

Utilities

1. Applicant must possess a valid sewer lateral certificate issued under City Ordinance Section 21-213 before receiving a final building permit for:
a. Improvements valued by the building official at $200,000 or more, or b. Work associated with a change in water service (e.g. change in meter size or adding a second meter).
c. Applicant shall install the sanitary sewer connection in accordance with Department of Public Works approved standards and pay the applicable sewer connection fee. d. Sanitary sewer to include a back flow prevention device. e. If PG&E is requiring the developer to put in the gas and/or electrical connection, then the developer must submit plans for the encroachment to the Department of Public Works.

NPDES Stormwater Controls

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d. Provision for preventing erosion and trapping sediment on-site, such as sediment basins or traps, earthen dikes or berms, fiber rolls, silt fence, check dams, storm drain inlet protection, soil blankets or mats, coversfor soil stock piles and/or other measures. e. Provisions for installing vegetative cover in disturbed areas, including areas to be seeded, planted, and/or mulched, and types of vegetation proposed. f. Provision for diverting on-site runoff around exposed areas and diverting off-site runoff around the project site (e.g., swales and dikes). g. Notes, specifications, and/or attachments describing the construction, operation and maintenance of erosion and sediment control measures, including inspection frequency; methods and schedule for grading, excavation, filling clearing of vegetation and storage and disposal of excavated or cleared material; types of vegetative cover and mulch, including methods and schedules for planting and fertilization; and provisions for temporary and permanent irrigation.

2. All plans shall conform to the requirements of the City NPDES stormwater discharge permit and the San Mateo Stormwater Pollution Prevention Plan (STOPPP). The project plans shall include permanent storm water quality protection measures. The project plans shall identify Best Management Practices (BMPs) appropriate to the uses to be conducted on-site to effectively prohibit the discharge of pollutants with storm water run-off. A Maintenance and Operation Agreement shall be prepared by applicant incorporating the conditions of this section.

4. All landscaping shall be maintained and shall be designed with efficient irrigation systems to reduce runoff, promote surface filtration, and minimize the use of fertilizers, herbicides and pesticides.

5. The property owner/association shall implement a trash management and litter control program including emptying trash receptacles in common areas, noting trash disposal violations by homeowners or business, and notifying violators.

6. Streets and parking lots must be swept immediately prior to and once during the storm season. Records of street cleaning shall be reported to the Department of Public Works on an annual basis on or before June 30 of each year.

7. Outdoor storage areas for oils, fuels, solvents, coolant, and other chemicals shall be designed to provide secondary containment such as berms and roof covers. Process equipment sited outdoors shall be placed on an impermeable surface and covered. Property 137
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owners/associations shall implement a regular program of sweeping and litter control at these sites.

8. Loading docks shall be covered, surrounded by berms or curbs or otherwise constructed to prevent drainage onto or from the area. Water used for washing and accumulated waste shall be diverted to the sanitary sewer.

9. For stream erosion control, the stormwater discharge must pass through an erosion control structure such as an energy dissipater or other form of outlet protection prior to entering the stream. Bioengineered controls shall be used for stream bank protection as feasible.

10. No wastewater (including equipment cleaning wash water, vehicle wash water, cooling water, air conditioner condensate, and floor cleaning washwater) shall be discharged to the storm drain system, the street or gutter.

MRP Regulated Project

1. Applicant shall prepare a Stormwater Management Plan (SWMP) that includes, at a minimum, exhibit(s) showing drainage areas and location of Low Impact Development (LID) treatment measures; project watershed; total project site area and total area of land disturbed; total new and/or replaced impervious area; treatment measures and hydraulic sizing calculations; a listing of source control and site design measuresto be implemented at the site; hydromodification management measures and calculations, if applicable; NRCS soil type; saturated hydraulic conductivity rate(s) at relevant locations or hydrologic soil type (A, B, C or D) and source of information; elevation of high seasonal groundwater table; a brief summary of how the project is complying with Provision C.3 of the MRP; and detailed Maintenance Plans for each site design, source control and treatment measure requiring maintenance.

2. LID treatment measures to be shown on final improvement or grading plans shall not differ materially from the LID treatment measures presented on the project’s approved entitlement drawings without written approval from the Planning Department.

Site Design Conditions

1. Self‐treating areas must be designed to store and infiltrate the rainfall that lands on the self‐ treating area. Refer to Section 4.2 of the C.3 Technical Guidance.

2. Self‐retaining areas must be designed to store and infiltrate the rainfall run‐off volume described in the MRP Provision C.3.d (80% capture volume), for rainfall that lands on the self‐retaining area and the impervious surface that drains to the self‐retaining area. Refer to Section 4.3 of the C.3 Technical Guidance.
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Treatment Control Conditions

1. No treatment measures (other than properly sealed and screened cisterns or rain barrels) shall have standing water more than 5 days, for vector control.

Infiltration Measures

1. All infiltration devices shall be located and designed to ensure no damage will occur to surrounding improvements from underground water.

2. Soil media within the bioinfiltration measure shall consist of 18 inches of biotreatment soil consistent with the Attachment L of the MRP.

3. Other parameters of final design shall be consistent with the design guidelines presented in the latest version of the C.3 Technical Guidance.

Biotreatment Measures

1. Plant species used within the biotreatment measure area shall be consistent with Appendix A of the C.3 Technical Guidance.

2. Biotreatment soil mix for biotreatment measures shall have a minimum percolation rate of 5 inches per hour and a maximum percolation rate of 10 inches per hour and shall be in conformance with Attachment L of the MRP, which is included in Appendix K of the C.3 Technical Guidance.

3. Design of biotreatment measures shall be consistent with technical guidance for the applicable type of biotreatment measure provided in Chapter 6 of the C.3 Technical Guidance.

Operation & Maintenance (O&M) Conditions

1. A Maintenance Plan for every stormwater treatment control, and/or Hydro Modification measure or applicable site design measure, inclusive of maintenance and inspection checklists and Maintenance Inspection Report Forms, shall be submitted to the City for review and approval prior to issuance of a grading permit. A copy of the final, approved Maintenance Plan(s) shall be made a part of the Maintenance Agreement. A copy of the final, approved Maintenance Plan(s) shall also be on file with the Public Works Department.
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C. The following conditions shall be met prior to occupancy except as otherwise specified in the conditions.

Public Works Permits

1. The property owner/applicant shall apply for and obtain an administrative permanent encroachment agreement from the Department of Public Works, for placement of nonstandard materials within the public right-of-way.

2. After the City permits are approved but before beginning construction, the owner/applicant shall hold a preconstruction conference with Building and Public Works Department staff and other interested parties. The developer shall arrange for the attendance of the construction manager, contractor, and all subcontractors who are responsible for grading and erosion and sedimentation protection controls.

3. Failure to comply with any permit condition may result in a “Stop Work” order or other penalty.

4. All construction and related activities which require a City permit shall be allowed only during the hours of 8:00 a.m. to 5:00 p.m., Monday through Friday and 10:00 a.m. to 5:00 p.m., Saturdays. No construction activity or related activities shall be allowed outside of the aforementioned hours or on Sundays and the following holidays: New Year’s Day, President’s Day, Memorial Day, 4th of July, Labor Day, Thanksgiving Day and Christmas Day. All gasoline powered construction equipment shall be equipped with an operating muffler or baffling system as originally provided by the manufacturer, and no modification to these systems is permitted.

Other Agency Permits

1. The project includes construction or installation of stationary equipment that may cause air pollution. The applicantshould contact the Bay Area Air Quality Management District (415- 771-6000) to determine if an air quality permit is required.

Public Improvements

1. "As-built" drawings for any public improvement including streets, sewers, etc. shall be submitted to the City in AutoCAD on CD ROM.

Grading and Drainage

15. Grading shall be done between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday unless otherwise specifically authorized by the Director of Public Works. The 140
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Stormwater Pollution Prevention Program Best Management Practices (BMPs) for construction shall be implemented to protect water quality.

2. The owner/applicant shall ensure that applicable Best Management Practices (BMPs) from the San Mateo Stormwater Pollution Prevention Program (STOPPP) are followed to prevent discharge of soil or any construction material into the gutter, storm drain system or creek.

NPDES Stormwater Controls

1. The owner/applicant shall ensure that all construction personnel follow standard BMPs for stormwater quality protection during construction of project. These includes, but are not limited to, the following:
a. Store, handle and dispose of construction materials and wastes properly, so as to prevent their contact with stormwater.
b. Control and prevent the discharge of all potential pollutants, including solid wastes, paints, concrete, petroleum products, chemicals, washwater or sediment, and nonstormwater discharges to storm drains and watercourses. c. Use sediment controls, filtration, or settling to remove sediment from dewatering effluent.
d. Do not clean, fuel, or maintain vehicles on-site, except in a designated area in which runoff is contained and treated.
e. Delineate clearing limits, easements, setbacks, sensitive or critical areas, buffer zones, trees, and drainage courses with field markers or fencing. f. Protect adjacent properties and undisturbed areas from construction impacts using vegetative buffer strips, sediment barriers or filters, dikes, mulching or other measures as appropriate.
g. Perform clearing and earth moving activities only during dry weather (April 15 through November 14).
h. Limit and time applications of pesticides and fertilizers to prevent polluted runoff. i. Limit construction access routes and stabilize designated access points. j. Do not track dirt or other materials off-site; clean off-site paved areas and sidewalks using dry sweeping methods.

2. If construction is not complete by the start of the wet season (November 15 through April 15), prior to November 15 the developer shall implement a winterization program to minimize the potential for erosion and sedimentation. As appropriate to the site and 141
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status of construction, disturbed soils through temporary or permanent seeding, mulching, matting, tarping or other winterization requirements shall include inspecting/maintaining/cleaning all soil erosion and sedimentation controls prior to, during, and immediately after each storm event; stabilizing physical means; rocking unpaved vehicle access to limit dispersion of mud onto public right-of- way; covering/tarping stored construction materials, fuels, and other chemicals. Plans to include proposed measures to prevent erosion and polluted runoff from all site conditions.

As site conditions warrant, the Department of Public Works may direct the developer to implement additional winterization requirements.

Source Control Conditions

1. Fire sprinkler test water shall discharge to onsite vegetated areas, or alternatively shall be discharged to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.

2. Air conditioning condensate shall drain to landscaping, or alternatively may be connected to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.

Operation & Maintenance (O&M) Conditions

1. Property Owner shall be responsible for conducting all servicing and maintenance as described and required by the treatment measure(s) Maintenance Plan(s). Maintenance of all site design and treatment control measures shall be the owner’s responsibility.

2. Approved Maintenance Plans shall be kept on‐site and made readily available to maintenance crews. Maintenance plans shall be strictly adhered to.

3. By April 1 each year, Maintenance Inspection and Servicing Reports for the stormwater treatment systems shall be submitted to the municipality for the previous calendar year (January 1 through December 31).

4. Site access shall be granted to representatives of the City, the San Mateo County Mosquito and Vector Control District, and the Water Board, at any time, for the sole purpose of performing operation and maintenance inspections of the installed stormwater treatment systems. A statement to that effect shall be made a part of the Maintenance Agreement and/or CC&Rs recorded for the property.

5. Property Ownershall be required to pay for all municipal inspections of installed stormwater treatment systems as required by the Regional Water Quality Control Board or the municipality.
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Installation Conditions

1. Applicant shall coordinate installation of stormwater treatment measures with the municipality and shall arrange to have a municipal Special Inspector or designated third party inspector present at the time of installation. Applicant shall be responsible for all fees associated with special stormwater inspections during construction.

Certification of Approved Final Conditions:

September 24, 2024
Rob D. Gill, Senior Planner Date
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Vista Terrace of Belmont Memory Care Facility Project
Categorial Exemption Evaluation
City of Belmont
1 Twin Pines Lane
Belmont, CA 94002
July 2024
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Evaluation for Applicability of a Categorical Exemption Under CEQA Section 15332 (In-Fill Development Projects) Vista Terrace of Belmont Memory Care Facility Project
City of Belmont
Introduction
The City of Belmont (City) has received an application from Erdman Company (Project Applicant/Architect) to demolish an existing skilled nursing facility and construct a new memory care facility at 1041 Hill Street in eastern Belmont. The proposed project, referred to as the Vista Terrace of Belmont Memory Facility Project, involves demolishing the existing approximately 8,528 square-foot (SF), two-story, wood-framed skilled nursing facility building and replacing it with a 24,086 SF, three-story, 36-unit, non-combustible memory care facility building in the same location.

The project site consists of two parcels (APN 045-152-540 and APN 045-152-570) and is located northwest of the intersection of El Camino Real and Ralston Avenue. The project site is bounded by Hill Street to the northwest and 6th Avenue to the northeast and east. The project is located in the Planned Unit Development (PD) zoning district and has a General Plan land use designation of Institution.

The project includes amending the existing PD zoning district to incorporate the memory care use; approval is subject to the review of Section 12 of the Belmont Zoning Ordinance. Unlike properties in other zoning districts, properties seeking an amendment to a PD designation are typically governed by a two-step review process: First, general issues of land use, site plans and circulation plans are reviewed by way of a Conceptual Development Plan (CDP). More detailed issues, such as building architecture, landscaping, parking layout, grading/drainage, tree removal, and lighting are evaluated by way of a Detailed Development Plan (DDP).

However, this application request includes both a CDP and DDP for concurrent consideration.

As part of the DDP, a Conditional Use Permit (CUP), Design Review, Grading Permit, and Tree Removal Permit are also required to be evaluated and approved. The proposed amendment to the existing PD will require a recommendation by the Planning Commission and approval of the City Council. The project will also require the following:
• Water Efficient Landscape Ordinance (WELO) approval
• Alternative Means and Methods Request (AMMR) approval for noncompliant aerial apparatus access and perimeter building access
• Permits for fire sprinkler system installation Type (NFPA 13); two-way communication system; elevator; and emergency voice/alarm communication system The existing skilled nursing facility was constructed in approximately 1960 and, therefore, under CEQA Guidelines Section 15064.5 may qualify as a significant historical resource due to its age (i.e., over 50 years old). This Categorical Exemption documentation contains the findings of the applicant’s peer reviewed Historic Resource Evaluation for the Vista Terrace Skilled Nursing Facility (4/25/2023, revised 6/4/2024).

The City of Belmont has reviewed the application materials submitted for the project, this Categorical Exemption Project Description, the Environmental Protection Measures (EPMs) incorporated into the project, and the project’s potential environmental impacts as described below. Based on this information, the project qualifies as exempt from further CEQA analysis under Section 15332: In-Fill Development Projects. No exceptions to a Categorical Exemption 146
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have been identified as documented in this Categorical Exemption. A Notice of Exemption for the project will be filed with the San Mateo County Clerk’s Office and with the State Office of Planning and Research (OPR).

Required Entitlements
The project will be required to secure the following entitlements:
• Planned Development Zone Amendment
• Conceptual Development Plan
• Detailed Development Plan
• Conditional Use Permit
• Design Review
• Grading Permit
• Tree Removal Permit
• Encroachment Permit for retaining walls within the public right-of-way Project Description
The information within the Project Description was obtained from the following plan sets and technical reports provided by the project applicant:
• Vista Terrace of Belmont Memory Care American Healthcare REIT Entitlement Set (3/21/2024)
• Geotechnical Investigation 1041 Hill Street Belmont, California (1/25/2023) • Traffic & Parking Analysis: Proposed Nursing Home Expansion Project at 1041 Hill Street, Belmont, CA Rev 2 (2/15/2024)
• Belmont Memory Care Noise and Vibration Assessment (10/27/2023) • Vista Terrace Memory Care Health Risk & Greenhouse Gas Assessment (7/16/2023, revised 2/14/2024)
• Mid-Peninsula Water District Water Efficient Landscape Ordinance (WELO) PreApproval (9/19/2023) • Historic Resource Evaluation Vista Terrace Skilled Nursing Facility (4/25/2023, revised 6/4/2024)
• Will Serve Letters from PG&E (2/3/2023), Mid-Peninsula Water District (MPWD) (8/10/2023), Recology (11/28/2023), AT&T (6/1/2023), and Comcast (5/31/2023) • Alternative Means (AMMR) Application for 1041 Hill St, Belmont, CA 94002 Project Location and Site Description
The project site is in eastern Belmont at the intersection of Hill Street and 6th Avenue (Figure 1 Project Location). The site consists of two parcels (APN 045-152-540 and APN 045-152-570) bounded by Hill Street to the northwest and Laurel Avenue to the northeast. The project site is surrounded by multi-family housing to the north across Hill Street and 6th Avenue, vacant land and a single-family residence to the west, commercial buildings to the south, and commercial buildings to the east across 6th Avenue. (Figure 2 Project Vicinity) (Figure 3 Site Photos). 147
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Evaluation for Categorical Exemption
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Figure 1 – Project Location
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Figure 2 – Project Vicinity
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Figure 3 Site Photos
Existing skilled nursing facility looking southeast from Hill St (Erdman 2022). Existing facility with 1998 elevator addition (photo left), looking southwest from 900 6th Avenue parking lot (Erdman 2022).

Existing facility looking south from 900 6th Avenue parking lot (Erdman 2023). Existing facility and covered parking looking south from lower driveway off Hill St (Erdman 2022).

Figure 3 Site Photos (continued)
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Evaluation for Categorical Exemption
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Existing upper level parking looking southeast from upper driveway off Hill St (Traffic Patterns 2024).
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The project site is currently developed with the Vista Terrace of Belmont Assisted Living & Skilled Nursing facility, which is comprised of an assisted living community building located on the parcel with APN 045-152-570 and a skilled nursing community building located primarily on the parcel with APN 045-152-540. The existing assisted living community building was constructed in 1998 and consists of a three-story building constructed into the hillside with access to 6th Avenue from the lowest level. A skilled nursing community facility that was constructed in approximately 1960 is located adjacent to the occupied assisted living community building.

The skilled nursing facility is currently unoccupied. A small section of the skilled nursing building, including a covered corridor that connects the skilled nursing building and assisted living building, extends onto the eastern parcel with APN 045-152-570. The project site is fully landscaped with trees, shrubs, vines, and groundcover plants, and contains no natural vegetation. The two parcels comprise a hillside property and have relatively steep slopes. The parcel on which the skilled nursing building is located has grades sloping down from approximately 114 feet above mean sea level (msl) at the western parcel boundary to approximately 86.3 feet above msl at the eastern parcel boundary. Between the western parcel boundary and the skilled nursing building, the site grades are terraced with two retaining walls.

The project site also extends into a portion of the Hill Street right-of-way (ROW). Ingress and egress for the skilled nursing facility is currently provided off Hill Street via two driveways.

Zoning and Land Use
The project site is zoned Planned Unit Development (PD) with a General Plan Designation of Institution. The project site is located in a downtown urban setting and is not located in or near a CAL FIRE-designated Fire Hazard Severity Zone (CAL FIRE 2024).

The project site is surrounded by parcels with the following zoning district designations: Single Family Residential, 6,000 sq. ft./D.U. (R1B) to the southwest; Multi-Family Residential, 1,950 sq. ft./D.U. (R3) to the northwest and south; Village Core (VC) to the east; and Corridor Mixed Use (CMU) to the southeast.

The project site is surrounded by parcels with the following General Plan land use designations:

Single Family Residential to the northwest, west, and south; Multi-family Residential to the northeast; and General/Retail Commercial/Mixed Use to the east.

Project Proposal
The project applicant proposes to demolish the existing approximately 8,528 square-foot (SF), two-story, wood-framed skilled nursing home building and replace it with a 24,806 SF, threestory, 36-unit, non-combustible memory care building. The proposed building would include two levels of residences over two stories of parking and resident amenity space. The memory care facility would continue to be connected to the assisted living facility by a covered corridor that would be demolished and reconstructed. Parking would continue to be shared between the two buildings. The number of parking stalls provided for the memory care facility is proposed to be reduced by several stalls from 41 stalls to 34 stalls to accommodate the new building configuration. Bike parking stalls are proposed in lieu of the vehicular spaces lost. While there are no plans to change the existing assisted living building, the demolition of the existing skilled nursing building and associated site features, such as pavements, would include work on the parcel containing the assisted living facility. Access to and from the new memory care facility would continue to be provided via two driveways off Hill Street. Table 1 shows the project’s proposed building improvements. Figure 4 – Site Plan shows the proposed site layout. 152
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Figure 4 – Site Plan
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Table 1 Summary of Proposed Building Improvements
Feature Existing Proposed
Building Lot Coverage 47.9% 52.6%
Building Height 40’-0”1 55’-0”
Front Setback (North) 3’-0” 3’-0”
Rear Setback (South) 11’-6” 15’-0”
Side Setback (East) 5’-11” 7’-0”
Side Setback (West) 19’-6” 22’-4”
Floor Area Ratio (F.A.R.) 0.9842 1.262
Gross Building Area (sq. ft.) 8,528 24,806
Notes
1 The height of the existing skill nursing facility is unknown. The maximum allowed building height for the existing PD District is 40 feet.
2 The FAR shown here is the combined FAR of all on-site buildings.

Access and Roadway Improvements
The project applicant has submitted and received approval from San Mateo Consolidated Fire for an Alternative Means and Methods Request (AMMR) Application for aerial apparatus access. Existing site constraints would make it infeasible to provide aerial apparatus access and perimeter building access that would meet California Fire Code (CFC) requirements. San Mateo Consolidated Fire has granted the applicant’s AMMR, which includes mitigation in the form of two sets of staircases with roof access, a firefighter footpath around the building perimeter with exterior standpipes, and increased sprinkler hydraulic requirements.

The project includes paving beyond the existing paved end of Hill Street up to the proposed retaining walls at the end of the Hill Street right-of-way (ROW). A new retaining wall would be constructed in the Hill Street ROW along the edge of the newly installed pavement. Within the Hill Street ROW, the project also proposes to demolish and reconfigure the existing curb between the lower and upper drive aisles to create a revised turning radius to facilitate emergency vehicle access.

A new Americans with Disabilities Act (ADA)-accessible pedestrian pathway would be installed from Hill Street to the main entrance of the new building. This pathway would roughly follow the configuration of the existing pathway immediately west of the assisted living building that extends from the sidewalk in the Hill Street ROW and leads to existing ADA-accessible parking spaces at the skilled nursing building entrance. The two existing accessible parking stalls at the skilled nursing facility entrance would be retained but restriped in the same location. 156
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Architectural Design
The proposed memory care facility would consist of a three-story building with two levels of residential units over two stories of parking and resident amenity space. The Lower Level of the new memory care building would contain open structure parking, a passenger drop-off and loading area, and the main building entrance (including ADA-compliant elevator and stairway).

Level 1 of the building would contain a parking garage, lobby, storage, utility, and auxiliary rooms. Levels 2 and 3 of the building would contain residential units, balconies, and auxiliary rooms. The building façade would consist of a combination of horizontal lap siding in green and taupe coloring, horizontal brown panel siding, white trim, stone veneer, asphalt shingles, and vinyl windows.

As with the existing skilled nursing facility building to be demolished, the new memory care facility building would be constructed into the hillside with access to Hill Street from the two existing drive aisles. The existing lower-level parking structure, guardrail bollards, and columns would remain in place to retain the existing lower-level, open parking structure. Existing parking stalls on the upper level of the parking structure would be restriped. The upper-level drive aisle off Hill Street would provide access to the parking garage on Level 1 of the new building.

The project would reconstruct in the same location the covered corridor that currently links the existing skilled nursing facility with the assisted living facility. The new covered corridor would extend from the Lower Level of the new building and continue to provide access to the assisted living facility.

Landscaping
Site landscaping improvements would include a new accessible pathway from Hill Street to the main building entrance, new and existing concrete drive and sidewalk pavements, new and existing stairways, new and existing retaining walls, an existing gate at the existing sidewalk between the existing assisted living facility and new memory care facility, new biofiltration planters, and various plantings (see Figure 4 – Site Plan).

The project proposes the removal of one of the six on-site trees. The tree to be removed is located in the Hill Street ROW and is proposed for removal to facilitate the reconfiguration of the existing curb between the lower and upper drive aisles. ROW trees are considered protected trees in the Belmont Tree Ordinance (Belmont Municipal Code Chapter 25); therefore, the proposed removal of this tree would require a tree removal permit from the City. The remaining five on-site trees would be protected during project construction through implementation of a tree protection plan (see Table 2). The project would install 3,235 square feet of new landscaping, a portion of which would extend off-property into the Hill Street ROW. New plantings would consist of a mix of low and medium water use trees, shrubs, herbaceous plants, grasses, and vines. Two bioretention planters would be installed immediately adjacent to the southwestern façade of the new building.

All existing on-site retaining walls would be retained, though portions of several of the retaining walls would be sawcut and removed to accommodate the new building footprint and site improvements. The project proposal includes at least one new retaining wall to support the new building.
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Utilities
The project site contains existing water supply, sanitary sewer, electricity, gas, storm drain, and communications utilities infrastructure. New utility laterals would be needed to serve the new memory care facility. Per the project Utility Plan (Sheet C4.0) dated March 21, 2024, new utilities infrastructure would include but not be limited to:
• New storm drain system, including piping, outfalls, catch basins, and bio-infiltration planters
• Relocated catch basin
• New sanitary sewer lateral to connect to replacement sanitary sewer cleanout in driveway
• New water lateral to connect to existing water meter in driveway • New Fire Department Connection (FDC) for fire suppression system • Relocated fire hydrant
• New transformer
Other utilities, including gas, telephone, and electric, are not currently depicted on the project Utility Plan, but new infrastructure locations will be determined by utility purveyors prior to project approval. The project would continue to be served by the utility providers that currently serve the site (i.e., PG&E, MPWD, City of Belmont, Recology, AT&T, and Comcast).

Construction
The anticipated construction start date and schedule are not currently known. Project construction would not occur until after the project has received Planning and Building Department approval. Project construction activities, which would include excavation, grading, application of coatings, paints, and solvents, and building construction, would follow the erosion and sedimentation control best management practices (BMPs) contained within the project entitlement plan set, specifically on Sheets C6.0, C6.1, C7.0, C8.0, and C9.0. According to the project Civil Site Improvements Cover Sheet (C1.0) prepared by Coffman Engineers and dated March 21, 2024, project grading would amount to 1,570 cubic yards (CY) of cut and 280 CY of fill, for a net export of 1,290 CY.

All construction would be carried out in accordance with the final version of the project site plans approved by the City, including all construction notes, and notes regarding construction site management and environmental controls.

Environmental Protection Measures
The Environmental Protection Measures (EPMs) listed in Table 2 below are incorporated into the planning, design, construction, operation, and maintenance of the project to minimize the potential adverse effects of the project on the surrounding community and the environment.

EPMs include impact Avoidance and Minimization Measures (AMMs), including best management practices (BMPs), identified by the applicant on the proposed project plans and the City’s standard Conditions of Approval (COAs) that apply to the project. For the purposes of this Categorical Exception, these EPMs were considered part of the project and not mitigation measures. The City’s conclusion that the project would not have any significant adverse effects on the environment assumes the implementation of these measures.

In addition to the EMPs presented in Table 2 below that are the City’s standard COAs, Attachment A contains the Public Works Department’s draft conditions of approval which 158
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contain measures for the protection of environment, including grading and drainage, stormwater runoff, utility infrastructure improvements, dust control, and a construction traffic control plan.

Table 2: Environmental Protection Measures Incorporated into the Project Environmental
Topic Area EPM Type EPM
Aesthetics COA EPM-1: All exterior lighting shall employ the use of cut-off fixtures to restrict the direction of the light in accordance with City standards. Lighting should be the minimum required for safety, but not result in undue glare off site. There shall be no floodlighting of landscape plantings, the memory care
building, courtyards, or patios/decks. To ensure consistency with city standards for lighting and compliance with the submitted photometric plan, a final lighting review shall occur after installation of project lighting and before final Building Permit inspection.

COA EPM-2: Installation of roof mounted mechanical equipment shall be consistent with Elevation Drawings (Sheet A1014) and Mechanical Screen Diagrams (Sheet G112) as shown on the project plans dated May 21, 2024. Roof mounted
equipment shall be placed behind the parapet of the
building’s roofline so as not to be visible from surrounding vantage points at or below the highest point of the
equipment.

COA EPM-3: Except as modified by these conditions of approval, or as required by subsequent project review, the Building Permit Plans shall be consistent with the approved Planning Plans, dated May 21, 2024 and inclusive of the architectural drawings (Sheets G001 through G006, Sheets AD100
through AD200, Sheets AS100 through AS102, Sheets A100
through A342 & Sheets P101 through P202); Civil
Engineering Plans (Sheets C1.0 through C9.0); Landscape Plans (Sheets L-0.0 through L-6.0); and Electric Photometric Lighting Plan (Sheet EP100).

COA EPM-4: The applicant shall demonstrate that the memory care building is consistent with the maximum floor area and height approved for the project, prior to final building permit inspection. As built, floor plans and a roof height elevation from an engineer or surveyor that includes any roof top equipment and screens shall be provided.
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COA EPM-5: Ground Equipment Screening.

All exterior trash, recycling, and storage utility boxes, wood service poles, and electric and gas meters must be screened from visibility from the surrounding public vantage points (right-of-way, public trails, open space and parks). Said screening must incorporate the same architectural design, colors, and materials as the main building on site.

Air Quality COA EPM-6: Construction and Operational Emissions The General Plan EIR (GP EIR) indicates that individual development projects have the potential for construction and operational emissions in excess of BAAQMD’s project level thresholds; however, Mitigation Measures AQ-1 through AQ4 would reduce construction related emissions, and Mitigation Measure AQ-5 would address operational-related emissions. Thus, all large projects are required to implement the following mitigation measures as standard conditions of project approval:

1. Pursuant to GP EIR Mitigation Measure AQ-1, the
applicant shall require their contractors, as a condition of contract, to further reduce construction-related exhaust emissions by ensuring that all off-road equipment greater than 50 horsepower (hp) and operating for more than 20
total hours over the entire duration of construction
activities shall operate on an EPA-approved Tier 4 or
newer engine. Exemptions can be made for specialized
equipment where Tier 4 engines are not commercially
available within 200 miles of the project site. The
construction contract must identify these pieces of
equipment, document their unavailability, and ensure that they operate on no less than an EPA- approved Tier 3
engine. ARB regulations will result in the percentage of Tier 4 engines increasing over the next several years.

2. Pursuant to GP EIR Mitigation Measure AQ-2, the
applicant shall require their contractors, as a condition of contract, to reduce construction-related exhaust
emissions by ensuring that all off-road equipment greater than 50 horsepower (hp) and operating for more than 20
total hours over the entire duration of construction
activities shall operate on renewable diesel (such as
Diesel high performance renewable). Renewable diesel is currently commercially available in San Francisco Bay
Area.

3. Pursuant to GP EIR Mitigation Measure AQ-3, the
applicant shall require their contractors, as a condition of contract, to reduce construction-related fugitive ROG
emissions by ensuring that low-VOC coatings that have a VOC content of 10 grams/liter (g/L) or less are used
during construction. The project applicant will submit
evidence of the use of low-VOC coatings to BAAQMD
prior to the start of construction.

4. Pursuant to GP EIR Mitigation Measure AQ-4, the
applicant shall require their contractors, as a condition of contract, to reduce construction-related fugitive dust by 160
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implementing BAAQMD’s basic control measures at all
construction and staging areas. The following measures
are based on BAAQMD’s current [2017] CEQA
guidelines.
a) All exposed surfaces (e.g., parking areas, staging
areas, soil piles, graded areas, and un- paved access
roads) will be watered two times per day.
b) All haul trucks transporting soil, sand, or other loose material offsite will be covered.
c) All visible mud or dirt track-out onto adjacent public roads will be removed using wet power vacuum street
sweepers at least once per day. The use of dry power
sweeping is prohibited.
d) All vehicle speeds on unpaved roads, driveways, or
driving surfaces shall be limited to 15 mph.
e) All roadways, driveways, and sidewalks to be paved
will be completed as soon as possible. Building pads
will be laid as soon as possible after grading unless
seeding or soil binders are used.
f) Post a publicly visible sign with the telephone number and the name of the person to contact at the lead
agency regarding dust complaints. This person will
respond and take corrective action within 48 hours.

The phone number of the District will also be visible to ensure compliance.

5. Pursuant to GP EIR Mitigation Measure AQ-5, the
developer(s) shall provide education for residential and commercial tenants concerning green consumer products.

Prior to receipt of any certificate of final occupancy, the project sponsors shall work with the City of Belmont to develop electronic correspondence to be distributed by
email to new residential and commercial tenants that
encourages the purchase of consumer products that
generate lower than typical VOC emissions. Examples of
green products may include low-VOC architectural
coatings, cleaning supplies, and consumer products, as
well as alternatively fueled landscaping equipment.

6. The applicant must require their contractors, as a
condition of contract, to reduce construction-related
exhaust emissions by implementing following measures
during construction related activities:
a. Idling times must be minimized either by shutting
equipment off when not in use or reducing the
maximum idling time to five minutes (as required by
the California airborne toxics control measure Title
13, Section 2485 of California Code of Regulations).

Clear signage must be provided for construction
workers at all access points.
b. All construction equipment must be maintained and
properly tuned in accordance with the manufacturer’s
specifications. All equipment must be checked by a
certified mechanic and determined to be running in
proper condition prior to operation.
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7. The applicant must require their contractors, as a
condition of contract, to reduce construction-related
fugitive ROG emissions by ensuring that paints and
solvents have a VOC content of 100 grams per liter or
less for interior surfaces and 150 grams per liter or less for exterior surfaces.

COA EPM-7: Dust Control

1. The owner/applicant must submit a dust control plan for approval by the Department of Public Works. To reduce
dust levels, exposed earth surfaces shall be watered as necessary. The application of water must be monitored to prevent runoff into the storm drain system. Spillage
resulting from hauling operations along or across any
public or private property shall be removed immediately.

Dust nuisances originating from the contractor’s
operations, either inside or outside of the right-of-way must be controlled. The measures must also include:
a) Water all active construction sites at least twice daily. b) Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard.
c) Pave, apply water three times daily, or apply (nontoxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction
sites.
d) Sweep daily (with water sweepers) all paved access
roads, parking areas and staging areas at
construction sites.
e) Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets.
f) Hydroseed or apply (non-toxic) soil stabilizers to
inactive construction areas (previously graded areas
inactive for ten days or more).
g) Enclose, cover, water twice daily, or apply non-toxic soil binders to exposed stockpiled materials.
h) Install sandbags or other erosion-control measures to prevent silt runoff to public roadways.
i) Replant vegetation in disturbed areas as quickly as
possible.
j) Watering should be used to control dust generation
during the break-up of pavement.
k) Cover all trucks hauling demolition debris from the
site.
l) Use dust-proof chutes to load debris into trucks
whenever feasible.
m) Water or cover stockpiles of debris, soil, sand or other materials that can be blown by the wind.
n) All construction equipment shall be maintained and
properly tuned in accordance with manufacturer’s
specifications. All equipment shall be checked by a
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certified mechanic and determined to be in proper
running order prior to operation.
o) Diesel powered equipment shall not be left inactive
and idling for more than five minutes, and shall
comply with applicable BAAQMD rules.
p) Use alternative fueled construction equipment, if
possible.
q) All vehicle speeds on unpaved roads shall be limited to 15 mph.
r) Post a visible sign with the telephone number and
person to contact at the Lead Agency regarding dust
complaints. This person shall respond and take
corrective action within 24 hours. The Air District
phone number shall also be visible to ensure
compliance with applicable regulations.

COA EPM-8: Greenhouse Gases

1. A minimum of 10% of the construction materials must be acquired (sourced) within 100 miles of the planning area.

Documentation must be provided before the final building permit inspection.

2. A minimum of 50% of the construction waste generated by this project must be recycled or salvaged for use.

Documentation must be provided before the final building permit inspection. Sample forms located at
www.hcd.ca.gov/CALGreen.html may be used to assist in
documenting compliance.

Prior to issuance of a building permit, the applicant must provide documentation (i.e., construction contracts or signed agreements) demonstrating that all contractors and
subcontractors agree to operate all off-road equipment
greater than 50 horsepower (hp) and operating for more than 20 total hours over the entire duration of work on renewable diesel (such as Diesel high performance renewable).

Biological
Resources
COA Nesting migratory birds are protected under the Migratory Bird Treaty Act, and Section 3503 of the California Fish and Game Code. Several species of bats that inhabit the Bay Area are listed as a California Species of Special Concern (CSSC). Tree removal has the potential to disturb nesting migratory birds and bats. Thus, all applications that include tree removal are required to implement the following
measures as standard conditions of project approval:

EPM-9: Nesting Birds

1. To minimize potential impacts on nesting birds, the
applicant shall avoid construction activities (i.e., tree pruning, tree removal, tree protection work, demolition, grading, and construction) during the active nesting
season (between February 1, and August 31). If it is not possible to schedule construction activities between
September 1 and January 31, then pre-construction
surveys for nesting birds should be conducted by a
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during project implementation. These surveys shall be
conducted no more than 7 days prior to the initiation of construction activities. During this survey, a qualified biologist will inspect all trees and other potential nesting habitats (e.g., trees, shrubs, and structures) in and
immediately adjacent to the impact areas for nests. If an active nest is found sufficiently close to work areas to be disturbed by these activities, the biologist will determine the extent of a construction-free buffer zone to be
established around the nest (typically 300 ft for raptors and 100 ft for other species, typically recommended by
the California Department of Fish and Wildlife), to ensure that no nests of species protected by the Migratory Bird Treaty Act and California Fish and Game Code will be
disturbed during project implementation.

2. If construction activities will not be initiated until after the start of the nesting season, all potential nesting substrates (e.g., bushes, trees, grasses, and other vegetation) that are scheduled to be removed by the Project should be
removed prior to the start of the nesting season (e.g., prior to February 1). This will reduce the initiation of nests in the vegetation and reduce potential delays of the Project due to the presence of active nests within these
substrates.

EPM-10: Bats

1. A qualified biologist shall visually inspect trees to be removed for bat roosts within 7 days prior to their removal.

The biologist will look for signs of bats including sightings of live or dead bats, bat calls or squeaking, the smell of bats, bat droppings, grease stains, or urine stains around openings in trees or structures, or flies around such
openings. Trees with multiple hollows, crevices, forked branches, woodpecker holes or loose and flaking bark
have the highest chance of occupation and shall be
inspected the most carefully.

2. If signs of bats are detected, CDFW should be contacted about how to proceed. Echo-location surveys may be
needed to verify the presence of bats, or an exclusion
zone around the occupied tree may be recommended
until bats leave the roost. Due to restrictions of the
California Health Department, direct contact by workers with any bat is not allowed. The qualified bat biologist shall be contacted immediately if a bat roost is discovered during project construction.

COA EPM-11: Tree Protection
The applicant shall implement the Tree Protection Guidelines identified on the project Landscape Plans (Demolition Notes Sheet L-0.1).

Clearing & Grubbing: Clear and grub two the limits of work per specifications taking care to not disturb the root system of existing trees to remain.
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Existing Trees to Remain: Existing trees to remain shall be pruned under the direction of a certified arborist in
accordance with International Society of Arboricultural (ISA) guidelines prior to beginning of construction. During
construction, fencing shall be installed at the drip line of all existing trees to remain per arborist and tree protection plan.

All excavation within the drip lines of existing trees to remain shall be done by hand with care taken not to damage the root system of these trees. The contractor shall be responsible for watering and ensuring the health of the trees to remain. Do not water California native oak trees to remain during the dry season (April – October)
Prior to issuance of a grading or building permit, the applicant must submit written confirmation that all tree protection measures, and pre-construction treatments have been
installed and inspected, and that they meet the specifications shown tree protection plan (Sheet L-0.1).

Tree protection devices are to remain until all site work has been completed within the work area.

If unplanned or unapproved tree injuries or tree removals occur during project construction, the applicant shall contact City Planning Staff. Additional permits may be required.

After completion of exterior construction work and before final building permit inspection, the applicant shall submit a final written report/letter from the Project Landscape Architect or Arborist. Said report/letter must provide an evaluation of the construction impacts to the subject tree’s health or structural stability and must identify any additional provisions that may be required to these address impacts. The applicant is
responsible to implement these recommendations. A final report may be required on the effectiveness of the measures.

Cultural
Resources
COA EPM-12: Archaeological Resources

1. Prior to issuance of building permits, the applicant shall demonstrate that construction crews have proper training for the discovery, handling, and retention methods for
paleontological, archeological and/or cultural resources found at the project site. Project personnel should not collect cultural resources. Prehistoric resources include:
chert, or obsidian flakes, projectile points, mortars and pestles, dark, friable soil containing shell and bone dietary debris, heat- affected rock, or human burials. Historic resources include: stone or adobe foundations or walls, structures and remains with square nails, and refuse
deposits or bottle dumps.

2. In the event that paleontological, archaeological, and/or cultural resources are encountered during construction
activities, all construction activity in the area of the find shall be halted, and the Community Development Director shall be notified; an archaeologist shall examine the find and make appropriate recommendations. A plan for the
mitigation of impacts to the resources will be prepared and submitted to the City of Belmont for approval.
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Additional CEQA review may be required depending upon
the evaluation of the find.

COA EPM-13: Human Remains

1. If any human remains are discovered or recognized in any location on a project site, there shall be no further
excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains
until:
o The San Mateo County Coroner/Sheriff has been
informed and has determined that no investigation
of the cause of death is required; and
o If the remains are of Native American origin:
a) The descendants of the deceased Native
Americans have made a recommendation
to the landowner or the person
responsible for the excavation work, for
means of treating or disposing of, with
appropriate dignity, the human remains
and any associated grave goods as
provided in Public Resources Code
Section 5097.98; or
b) The Native American Heritage
Commission was unable to identify a
descendant or the descendant failed to
make a recommendation within 24 hours
after being notified by the commission.

Geology and Soils COA EPM-14: Geotechnical
The project applicant shall be required to implement the recommendations, including those pertaining to site
preparation and grading, spread footings, drilled piers, retaining wall design, floor slab design, 2019 California Building Code Site Class and Seismic Design Criteria,
excavation and shoring, asphalt pavements, concrete
pavements and exterior slabs, utilities, site drainage, and construction monitoring, of the current, approved version of the project-specific geotechnical report, and any subsequent detailed geotechnical plans, available upon issuance of building permit(s).

COA EPM-15: Grading and Erosion Control

1. Prior to any grading or clearing being performed on-site, the owner/applicant shall submit a grading plan prepared by a California-registered Civil Engineer in accordance with City Grading Ordinance, Chapter 9, Section 3 of the City Code, with a grading permit application, for approval by the Department of Public Works and Building Division.

The plan must incorporate the following restrictions:
a. All soils stockpiled on the site during construction must be covered or otherwise protected from wind
and water erosion.
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b. During construction, erosion and sedimentation
control plans must be implemented to retain
sediments on-site.
c. Site grading and finished construction must be
designed and executed in such a manner as to avoid
diverting runoff onto other properties.
d. Restrictions and recommendation of the Geologic and
Soils report as approved by the City’s Geologist.

Hydrology and
Water Quality
COA EPM-16: Construction BMPs

1. Grading shall be performed in accordance with the City Grading Ordinance, Chapter 9 of the City Code. Soil or
other construction materials shall not be stockpiled in the public right-of-way unless an encroachment permit is
obtained from the Department of Public Works. Grading
shall neither be initiated nor continued between
November 15 and April 15. Grading shall be done
between the hours of 8:00 a.m. and 5:00 p.m., Monday
through Friday unless otherwise specifically authorized by the Director of Public Works. The Stormwater Pollution
Prevention Program Best Management Practices (BMPs)
for construction shall be implemented to protect water
quality.

2. The owner/applicant shall ensure that all construction personnel follow standard BMPs for stormwater quality
protection during construction of project. These includes, but are not limited to, the following:
a) Store, handle, and dispose of construction materials and wastes properly, so as to prevent their contact with stormwater.
b) Control and prevent the discharge of all potential
pollutants, including solid wastes, paints, concrete,
petroleum products, chemicals, wash water or
sediment, and non- stormwater discharges to storm
drains and watercourses.
c) Use sediment controls, filtration, or settling to remove sediment from dewatering effluent.
d) Do not clean, fuel, or maintain vehicles on-site, except in a designated area in which runoff is contained and
treated.
e) Delineate clearing limits, easements, setbacks,
sensitive or critical areas, buffer zones, trees, and
drainage courses with field markers or fencing.
f) Protect adjacent properties and undisturbed areas
from construction impacts using vegetative buffer
strips, sediment barriers or filters, dikes, mulching, or other measures as appropriate.
g) Perform clearing and earth moving activities only
during dry weather (April 15 through November 14).
h) Limit and time applications of pesticides and fertilizers to prevent polluted runoff.
i) Limit construction access routes and stabilize
designated access points.
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j) Do not track dirt or other materials off-site; clean offsite paved areas and sidewalks using dry sweeping methods.

3. If construction is not complete by the start of the wet season (November 15 through April 15), prior to
November 15 the developer shall implement a
winterization program to minimize the potential for erosion and sedimentation. As appropriate to the site and status of construction, disturbed soils through temporary or
permanent seeding, mulching, matting, tarping or other
winterization requirements shall include
inspecting/maintaining/cleaning all soil erosion and
sedimentation controls prior to, during, and immediately after each storm event; stabilizing physical means;
rocking unpaved vehicle access to limit dispersion of mud onto public right-of- way; covering/tarping stored
construction materials, fuels, and other chemicals. Plans to include proposed measures to prevent erosion and
polluted runoff from all site conditions. As site conditions warrant, the Department of Public Works may direct the
developer to implement additional winterization
requirements.

COA EPM-17: Operational BMPs

1. All plans shall conform to the requirements of the City NPDES Stormwater Discharge Permit and the San
Mateo Stormwater Pollution Prevention Plan (STOPPP).

The project plans shall include permanent storm water
quality protection measures. The project plans shall
identify Best Management Practices (BMPs) appropriate
to the uses to be conducted on-site to effectively prohibit the discharge of pollutants with storm water run-off. A Maintenance and Operation Agreement shall be
prepared by the applicant incorporating the conditions of this section.

2. A Maintenance Plan for every stormwater treatment
control, and/or Hydro Modification measure or applicable site design measure, inclusive of maintenance and
inspection checklists and Maintenance Inspection Report Forms, shall be submitted to the City for review and
approval prior to issuance of a grading permit. A copy of the final, approved Maintenance Plan(s) shall be made a part of the Maintenance Agreement. A copy of the final, approved Maintenance Plan(s) shall also be on file with the Public Works Department.

3. The developer shall provide to the first
residents/occupants/tenants practical information
materials (as furnished by the City) on good
housekeeping for hazardous products, proper use and
disposal of hazardous products, and prohibited
discharge practices.
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4. Efficient irrigation systems shall be used throughout all landscaped areas in accordance with the Model Water
Efficient Landscape Ordinance.

5. All landscaping shall be maintained and shall be
designed with efficient irrigation systems to reduce
runoff, promote surface filtration, and minimize the use of fertilizers, herbicides, and pesticides.

6. The property owner/association shall implement a trash management and litter control program including
emptying trash receptacles in common areas, noting
trash disposal violations by homeowners or business,
and notifying violators.

7. Streets and parking lots must be swept immediately prior to and once during the storm season. Records of street
cleaning shall be reported to the Department of Public
Works on an annual basis on or before June 30 of each
year.

8. No wastewater (including equipment cleaning wash
water, vehicle wash water, cooling water, air conditioner condensate, and floor cleaning wash water) shall be
discharged to the storm drain system, the street or
gutter.

9. Interior level parking garage floor drains, and any other interior floor drains, shall be connected to the sanitary sewer system, subject to the local sanitary sewer
agency’s authority and standards.

10. Swimming pools, hot tubs, spas, and fountains shall have a connection to the sanitary sewer, subject to the local sanitary sewer agency’s authority and standards.

This connection could be a drain in the pool to the
sanitary sewer or a cleanout located close enough to the pool so that a hose can readily direct the pool discharge into the sanitary sewer cleanout.

11. Boiler drain lines, roof top equipment with drain lines, and/or equipment for washing and/or steam cleaning
activities shall be connected to the sanitary sewer
system, subject to the local sanitary sewer agency’s
authority and standards.

12. The developer shall provide to the first
residents/occupants/tenants practical information
materials (as furnished by the City) on good
housekeeping for hazardous products, proper use, and
disposal of hazardous products, and prohibited
discharge practices.

13. The property owner/association shall implement a trash management and litter control program including
emptying trash receptacles in common areas, noting
trash disposal violations by homeowners or business,
and notifying violators.

14. Outdoor storage areas for oils, fuels, solvents, coolants, and other chemicals shall be designed to provide
secondary containment such as berms and roof covers.

Process equipment sited outdoors shall be placed on an
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impermeable surface and covered. Property
owners/associations shall implement a regular program
of sweeping and litter control at these sites.

15. Fire sprinkler test water shall discharge to onsite vegetated areas, or, alternatively shall be discharged to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.

16. Air conditioning condensate shall drain to landscaping, or alternatively may be connected to the sanitary sewer
system, subject to the local sanitary sewer agency’s
authority and standards.

Noise COA EPM-18: Construction Noise

1. Noise Control Plan. The applicant must prepare and
implement a noise control plan. Said plan must
incorporate the noise reduction measures identified in the Noise and Vibration study prepared for the project, and the City standard construction noise COAs required for all projects.

2. Noise Coordinator. Prior to construction activities, the project applicant or contactor shall designate a
“Construction Noise Coordinator” who would be
responsible for responding to any local complaints about construction noise. The Construction Noise Coordinator
shall determine the cause of the complaint and shall
require that reasonable measures warranted to correct
the problem be implemented. The telephone number for
the Construction Noise Coordinator must be
conspicuously posted at the construction site. Prior to construction activities, the project applicant or contactor shall notify adjacent residents of the construction
schedule in writing and provide them with the contact
information of the Construction Noise Coordinator.

3. Notice. The applicant shall notify property owners within 300 feet of the project site two weeks prior to the initiation of construction activities on site. A schedule of
construction activities, contact phone number for the
Noise Coordinator, and a copy of the noise control plan shall be included with this notice.

4. Grading & Building Noise. The applicant must ensure that the following preventative and monitoring measures are
enforced during grading and building operations:
a. Limit construction activity to the hours listed in the City Noise Ordinance. (8:00 am to 5:00 pm on weekdays,
10:00 am to 5:00 pm on Saturdays, no construction
activity on Sundays and holidays). Exceptions to
these hours may be approved by the Building Official
though the standard City process.
b. Schedule highest noise-generating activity and
construction activity away from noise- sensitive land
uses.
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c. Equip internal combustion engine-driven equipment
with original factory (or equivalent) intake and exhaust mufflers which are maintained in good condition.
d. Prohibit and post signs prohibiting unnecessary idling of internal combustion engines.
e. Locate all stationary noise-generating equipment such as air compressors and portable generators as far as
practicable from noise-sensitive land uses.
f. Utilize “quiet” air compressors and other stationary equipment where feasible and available.

5. Noise Barrier Standards. When noise barriers are
required or proposed, their design and placement must be reviewed and approved by the project noise consultant,
prior to issuance of grading or building permits. These barriers must be installed prior to grading and excavation activities, and must be inspected by the project noise
consultant to ensure that it has been properly
constructed/installed. The barrier must remain in place for the duration of grading and excavation activities,
unless approved for removal by the noise consultant to
allow work at that location.

6. Engine Noise. Prior to issuance of grading or building permits, the applicant must demonstrate that a condition of contract of all contractors and subcontractors requires the use of internal combustion engine-driven equipment
with original factory (or equivalent) intake and exhaust mufflers, which are maintained in good condition.

7. Equipment Noise. Prior to issuance of grading or building permits, the applicant must demonstrate that a condition of contract of all contractors and subcontractors requires the use of “quiet” air compressors and other stationary equipment. If the applicant demonstrates that the use of quiet air compressors and other stationary equipment is not feasible, moveable sound barriers or portable sound huts must be used for noise mitigation.

COA EPM-19: Operational BMPs

1. The Project Noise Consultant shall conduct an acoustic analysis of all mechanical and HVAC equipment proposed
with the final building permit plans. The results of the analysis and design recommendations to ensure
compliance with the City’s Noise Ordinance shall be
summarized by the Consultant in a letter submitted with the building permit plans. The consultant’s
recommendations shall be incorporated into the building plans, prior to issuance of a building permit.

COA EPM-20: Construction Vibration

1. After obtaining permission from the subject property owners, the applicant must conduct preconstruction
photo surveys of foundation/building wall cracks in
adjacent structures, and install vibration monitors at
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any sensitive receptor sites identified in the project
Vibration Assessment. The applicant must submit a copy
of the photo survey and written confirmation from the
Project Acoustic Consultant that all required monitors
have been installed and inspected, and that they meet
the consultant’s specifications, prior to issuance of
grading or building permits.

2. The applicant must designate a person responsible for registering and investigating claims of excessive
vibration. The contact information of such person shall be clearly posted on the construction site.

3. Neighboring property owners within 300 feet of the
project site must be noticed of the construction
activities and construction schedule (including
estimated dates of various construction phases) at
least two weeks prior to the start of construction.

4. The applicant must ensure that the preventative and
monitoring measures identified in the Vibration
Assessment are enforced during grading and building
operations. These preventative and monitoring measures
are presented in the report titled Belmont Memory Care
Noise and Vibration Assessment, prepared by Illingworth & Rodkin, October 27, 2023. The applicant must
demonstrate that all project construction personnel have been made aware of these measures, prior to issuance
of a grading or building permits. On-site identification of any buffer distances between construction (i.e., vibratory rollers, excavators, backhoes, etc.) and adjacent
structures that are specified in the Vibration Assessment must occur prior to grading operations.

5. Vibration monitors shall be placed at the sensitive
receptors to monitor construction activities and make
sure the project thresholds are met. Real-time alerts
must be sent to the Contractor in case of near
threshold vibration levels or in case of threshold
exceedances. In case of exceedances, work must stop,
and the source of the exceedance must be identified,
and the required mitigation measure should be
incorporated.

6. Building structures near the project must be
periodically checked for cracks, and any cracks must
be monitored. If minor cracks are reported or existing
cracks propagate, vibration project action levels must be restricted.

7. Whenever possible, construction or equipment activity generating relatively high levels of vibration must not occur at the same time and shall be spaced as far
apart in time as possible from one another. In general, the most severe activities must be reserved for the
middle of the day (noon). If activities must occur
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one-another as possible within the construction zone.

8. All deliveries of material and equipment must occur
during daytime hours, including queueing of
construction vehicles outside the site. Vehicles
delivering materials and equipment must be operated
in strict conformance with regulations established by
the United States Department of Transportation and all
State and Local requirements. All materials and
equipment must be stored on-site and within the confines of the construction barricades.

9. Stationary and portable construction equipment must
be located at positions where the noise/vibration impact to nearby noise/vibration-sensitive receptors is minimal.

At times where the equipment cannot be positioned at a
minimal noise/vibration impacting location, mitigation
devices shall be implemented, as determined by the
Project Acoustic Consultant or designated Vibration
Monitor.

10.After construction activities are complete, the applicant must conduct a post-construction photo survey of
previously surveyed buildings for foundation /building
wall cracks. The post construction survey, and a
summary letter of any resulting actions taken (repairs or restitutions) must be provided to the Community
Development Department, prior to final building permit
inspection.

Transportation COA EPM-21: Construction Traffic

1. Prior to issuance of a building or grading permit, the Applicant shall prepare a construction management plan
(CMP) for review and approval by the Public Works
Department in consultation with the Community
Development Department and Police Department. For
properties located at or in close proximity to the City borders, the plan shall be routed to adjacent jurisdictions.

The CMP shall include a response to construction-related conditions and requirements identified by reviewing City departments, and outside agencies for inclusion in the
Plan. The plan shall include at least the following items:
a) Schedule
A project construction schedule shall be provided that
includes the approximate date and expected time frame
for each stage of construction. At minimum, the
schedule shall include:
• Excavation & Shoring (as applicable)
• Below Grade & Foundation Construction
• Above Grade Construction & Framing
• Exterior & Interior Finish Work
• Public Frontage Improvements
• Offsite & Utility Improvements
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b) Site & Logistics Plan
Site and logistics plan(s) shall be provided for each
phase of project construction. Said plan(s) shall include:
• Location of Construction Fencing & Access
Control for The Site
• Proposed Circulation Pattern, including Access &
Egress, for Each Phase of Construction
• Location of Dewatering Tanks, Construction
Trailer, Temporary Power Pole, & Restrooms
• Erosion & Dust Control Plans
• Security & Lighting Plans
• Location of Construction Staging Areas for
Materials, Equipment, & Vehicles
• Crane Plane (Location, Height, & Radius), as
applicable
• Construction Worker Parking
c) Traffic Control Plan
Routes for construction-related traffic (hauling,
deliveries, works, etc.) shall be identified in consultation with the Department of Public Works. Grading, hauling,
and construction delivery traffic shall be timed to avoid peak hour school and work commute traffic. The CMP
shall identify the maximum size of construction
equipment/trucks during construction, expected
temporary street closure, the use of flag personnel
during construction, and the location of construction
worker parking/car-pooling. Comprehensive traffic
control measures shall be identified, including: any
required detour signage, lane closures, and sidewalk
closures. A 24 Hour written notice must be given to the Public Works and Police Departments prior to lane
closures. Trained flag persons shall be positioned at
both ends of blocked traffic lanes to ensure safe
movement of vehicles, and pedestrians. The proposed
traffic control plan may require review by a traffic
engineer, to ensure an adequate intersection/driveway
turning radius would be provided for large vehicles,
and/or when other large projects are in construction at the same time.
d) Noticing
The CMP shall include notice to property owners within
300 feet of the project site two weeks prior to grading, and identification of haul route(s) and staging area for the project. The notice shall also include a process for responding to, and tracking, complaints pertaining to
construction activity, including identification of an on-site complaint manager. 24-hour advance written notice
shall also be provided to adjacent property owners,
adjacent businesses, and Public Works and Police
Department personnel prior to all major deliveries,
detours, and lane closures.
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e) Road Conditions
Documentation of road pavement conditions shall be
provided to the Public Works Department for all routes
that will be used by construction vehicles, both before and after project construction. Roads found to have
been damaged by construction vehicles shall be
repaired as required by current City pavement
restoration standards, or as otherwise directed by the
City Engineer.
f) Response to CMP Conditions
A response shall be provided to CMP conditions from
other City departments, and outside agencies.

COA EPM-22: Emergency Access

1. Street widening, improvements, and dedications shall be in accordance with City Standards and specifications as required by the Department of Public Works.

2. Streets, sidewalks and curbs in need of repair within and bordering the project shall be repaired and/or removed
and replaced in accordance with the Department of Public Works approved standards. Photographs or video of
before condition are recommended.

COA EPM-23: Transportation, Park Impact & Housing Fees
Park Impact Fee - Prior to issuance of Building Permit, the applicant shall pay all required Park Improvement Fees.

TIF Fees - Prior to issuance of Building Permit, the
applicant shall pay all required Transportation Impact Fees (TIF)
Utilities and
Service Systems
COA EPM-24: Landscape Plan Approval

1. The applicant shall demonstrate that the final landscape plan has been reviewed and approved by the MidPeninsula Water District (MPWD), and is consistent with MPWD’s Water Efficient Landscape Ordinance (WELO),
prior to installation of landscaping. A post installation certification from MPWD is also required prior to final building permit inspection. Contact the MPWD Water
Resource Coordinator at (650) 591-8941 or
[email protected] for more information.

Wildfire COA EPM-25: Standard Fire Hazards
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1. A separate application and permit are required for the installation or alteration of any Automatic Fire
Extinguishing System. The application shall be made by
either a Registered Engineer or by the Licensed Fire
Sprinkler Contractor who will be performing the work. This application shall include any Fixed Fire Protection
System. A valid Permit and Approved Plans shall be at
the jobsite at all times.

2. Prior to application for a Fire Sprinkler Permit, the applicant shall submit plans to the Mid-Peninsula Water District (MPWD) for their review and approval. Contact
MPWD at 650-591-8941 to coordinate review of the
project.

3. A separate application and permit are required for the installation or alteration of any Fire Alarm, or Water-flow Monitoring System. This application shall include the
interconnection of any Fixed Fire Protection System to an Alarm System where provided. A valid Permit and
Approved Plans shall be at the jobsite at all times.

4. A separate application and permit are required for the installation of any underground fire service lines.

Application shall be made by a Registered Engineer or by either a General Engineering Contractor or a Licensed
Fire Sprinkler Contractor, who will be performing the work.

5. Every building, or structure, shall be provided with an address. Numerals shall be located where clearly visible from the street or roadway upon which it fronts.

Residential Structures shall have numerals a minimum of 4 inches in height and of stroke. Commercial Structures shall have numerals a minimum of 6 inches in height and inch stroke. Numerals shall be of contrasting color to their background and illuminated at night. Numerals shall be
white in color when located upon glazing.

6. A Knox Key-Lock Box is required to be installed as shown on plans. Please contact Fire Prevention at 650-522-7940 to obtain an application.

7. Fire inspections are available Monday through Friday, 8:00 am to 4:00 pm. Call 650-522-7940 a minimum of 48
hours in advance to place your inspection request.

8. On plans submitted for a Building Permit, show the
location of all required Smoke Alarms and Carbon
Monoxide Alarms, in accordance with CRC Sections 314
& 315.

9. In accordance with the Municipal/Regional Storm water Permit, no fire sprinkler system drain shall discharge into any Storm Drain System. The system shall discharge to
either a landscape area large enough to contain the
outflow, or to the Sanitary Sewer by means of an indirect connection. Indicate the location of the Fire Sprinkler System drain on plans submitted for a building permit.
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10. Address Identification. New and existing buildings shall have approved address numbers, building numbers or
approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their
background. Address numbers shall be Arabic numerals
or alphabet letters. Said numbers shall be either internally or externally illuminated in all new construction and in all alterations greater than 50% of the original structure.

Numbers shall be as follows: Minimum of one-half inch
(1/2”) stroke by six inches (6”) high. When the structure is thirty-six (36) to fifty (50) feet from the street or fire department access a minimum of one-half inch (1/2”)
stroke by nine inches (9”) high is required. When the
structure is more than fifty (50) feet from the street or fire apparatus access, a minimum of one-inch (1”) stroke by
twelve inches (12”) high is required.

COA EPM-26: The following additional conditions shall apply to the project or site development permit:
a. Egress. The project shall maintain required egress for all building properties.
b. Standpipes. For projects that require standpipes by
California Fire Code Section 905.3.1, the applicant must provide not less than one standpipe for use during
construction or demolition.
c. Barricades Across Emergency Access Roads. Prior to
the installation or use of barricades, fences, or gates across emergency vehicle access roads during
construction, the applicant must submit plans to the Fire Plan Checker subject to the review and approval of the
Fire Marshal or his/her designee.
d. Address Numbers. The applicant shall post temporary
address numbers on each building at the project site
that must be easily visible from the street or fire access road.
e. Demolition. The applicant shall comply with the
California Fire Code Chapter 33 during all phases of the construction of the project.
f. Fire Flow. The applicant shall provide fire flow
information to the Fire Plan Checker, which is subject to the review and approval of the Fire Marshal or his/her
designee.
g. Code Conformance. The applicant shall indicate on all building permit plans that all construction shall meet
current code standards at the time of building permit
submittal. The building permit plans are subject to
review and approval by the Fire Marshal or his/her
designee.
h. Remote Power Disconnect. The plans shall show a key
switch/shunt trip to disconnect the building electrical power and/or solar photovoltaic system by Fire
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Department personnel. The key switch/shunt trip
location(s) shall be subject to the review and approval of the Fire Marshal or his/her designee.
i. Fire Control Room. he plans shall show a fire control room with direct access from the exterior of the building subject to the requirements listed in the Fire
Department’s local Ordinance and subject to the review
and approval of the Fire Marshal or his/her designee.
j. Fire Apparatus Access Road. The plans shall show a
Fire Apparatus Access Road serving each structure on
the property. Each access road shall have a minimum
(Fire Plan Checker to Enter: 20 to 26 feet)-foot
unobstructed linear width and provide an unobstructed
height of no less than 13 feet, 6 inches subject to the review and approval Fire Marshal or his/her designee.
k. Fire Department Submittals. The applicant shall submit all plans involving fire systems (including but not limited to fire sprinklers, fire hydrants, and fire alarms) in
conjunction with the superstructure building permit plans to the Fire Department. The plans are subject to review and approval by the Fire Marshal or his/her designee.
l. Roadway Load Capacity & Design. The applicant shall
submit a letter from a certified soils or geotechnical
engineer stating the final roadway is able to support a load of 68,000 pounds. A “Click to Enter” system shall
be installed on all Fire Emergency Access Roads. The
letter shall be submitted to the Fire Marshal or his/her designee for review and approval prior to the Fire Final Inspection.
m. Fire Hydrants. The applicant shall install the approved number of public/private fire hydrant(s) spaced as per
the Fire Department’s local Ordinance. All fire hydrants used for fire flow for the project site shall be upgraded to a Clow model 980 or equivalent consisting of (2) 2-½
inch and (1) 4-½ inch outlets. Each hydrant shall be
capable of providing a minimum fire flow of 1500 gpm at 20 psi residual pressure. Water supply for fire protection is required to be installed in accordance with water
purveyor’s specifications. The water supply shall be
tested, flushed and approved operable prior to any
combustible construction materials being placed on the
site. Staged construction shall insure that the necessary water supply is maintained from stage to stage in the
construction planning. The letter shall be submitted to the Fire Marshal or his/her designee for review and
approval prior to the Fire Final Inspection.
n. Emergency Responder Radio Coverage. An
Emergency Responder Radio Coverage system may be
required for this project. Testing shall occur during
construction due to circuit protection requirements that will affect building design. The applicant shall provide a third-party testing grid report to the Fire Department
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subject to the review and approval by the Fire Marshal
or his/her designee prior to the Fire Final Inspection.

Findings for a CEQA Exemption
Based on the site plans, information provided by the project applicant, and documentation of potential environmental impacts resulting from the proposed project, the project is eligible for a categorical exemption under CEQA Guidelines Section 15332, In-Fill Development Projects.

Class 32 Exemption – In-Fill Development Projects
Projects falling under the Section 15332 exemption are considered Class 32 projects. Class 32 projects are characterized as in-fill development meeting the conditions listed below:
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
(c) The project site has no value as habitat for endangered, rare, or threatened species. (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
(e) The site can be adequately served by all required utilities and public services.

The project would not qualify for a Class 32 exemption if it does not meet all the conditions listed above. The project’s consistency with the Class 32 exemption requirements listed above have been assessed as described below and the project has been found eligible for a Class 32 exemption.

General Plan and Zoning Designation Policies and Regulations (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.

General Plan Designation and Policies
The project site has a General Plan Designation of Office/Medical Office/Nursing Home. The project site is located in a downtown urban setting and is not located in or near a CAL FIREdesignated Fire Hazard Severity Zone (CAL FIRE 2023).

The project site is surrounded by parcels with the following General Plan land use designations:

Single Family Residential to the northwest, west, and south; Multi-family Residential to the northeast; and General/Retail Commercial/Mixed Use to the east.

The purpose of the memory care facility is to provide care for elderly individuals living with dementia. The PD zoning land use designation allows for the construction of this type of facility.

The project’s consistency with applicable General Plan policies is demonstrated in Table 3 below.
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Table 3 - Project Consistency with Applicable General Plan Policies Applicable General Plan Policy Project Consistency
Land Use Element
Policy 2.3-4: Focus new development in or directly
adjacent to already-developed areas, where it can
be served by existing public services and
infrastructure.

The project would construct a memory care facility
that will house dementia patients directly adjacent
to an already-developed neighborhood. The
project is consistent with this policy.

Goal 2.8: Promote infill development that makes
efficient use of limited land supply, while ensuring
compatibility and integration with existing uses.

The project would redevelop an already
developed parcel The proposed memory care
facility is essentially the same use as the previous
use and would be compatible with existing
surrounding land uses.

Policy 2.4-2: Maintain adequate and reasonable
tree protection and removal standards and best
management practices, implemented by the City’s
Tree Ordinance
The project proposes tree removal activities. The
project would comply with the City’s Tree
Ordinance and implement the recommended tree
protection best management practices included in
Table 2. The project is consistent with this policy.

Policy 2.8-1: Enable infill properties to develop
with uses and development intensities supporting
a cohesive development pattern.

The project consists of in-fill development of a
memory care facility adjacent to an assisted living
facility. The project is consistent with this policy.

Policy 2.9-2: Require that new development “pays
its way” so as to limit fiscal impacts on the City.

The project would be required to pay applicable
development impact fees as required by the City’s
development review process. The project is
consistent with this policy.

Policy 2.13-4: Minimize light and glare from new
development. See also Policy 5.3-6 in the
Conservation Element.

Project lighting is required to comply with the
City’s lighting standards. The City’s development
review process would ensure light and glare from
the new memory care facility are minimized. The
project is consistent with this policy.

Circulation Element
Policy 3.8-5: Ensure that parking is consistent with
guidelines established by the Americans with
Disabilities Act (ADA).

The project would comply with ADA parking
requirements.

Policy 3.8-6: Ensure parking supply associated
with the demand from future development is
adequate, balanced, and does not adversely
impact adjacent residential areas.

Parking would continue to be shared between the
two buildings (i.e., the existing assisted living
facility and the new memory care facility). The
number of parking stalls provided for the memory
care facility is proposed to be reduced by several
stalls from 41 stalls to 34 stalls to accommodate
the new building configuration. Off-street parking,
including nine parking spaces and one loading
space in the 6th Avenue ROW, would also be
available to project employees, visitors, and
occupants. Although the project provides seven
(7) fewer parking spaces, the loss of parking
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Applicable General Plan Policy Project Consistency
would not result in any impacts to the community
as the future memory care facility residents will
not be driving due to their medical needs. This in
turn expands visitor and staff parking on-site.
(Traffic Patterns, Traffic and Parking Analysis,
February 15, 2024). The project is consistent with
this policy.

Parks, Recreation, and Open Space Element
Policy 4.7-1: Ensure that residential and
nonresidential development projects contribute to
the City’s park, recreation, and open space
resources commensurate with their impacts,
through the Quimby Act and establishment and
collection of park impact fees.

The project is not required to dedicate land or
otherwise provide for mini parks, planned trails,
and other recreational space per the City’s
parkland dedication requirements. The project is
required to pay a park in-lieu fee. The project is
consistent with this policy.

Conservation Element
Policy 5.3-3: To the greatest extent feasible,
ensure that development does not disturb
sensitive habitat and special status species by
requiring appropriate and feasible mitigation
measures.

The project would not disturb sensitive habitats as
the project site does not contain any sensitive
habitat The project would implement EPMs during
project construction (see Table 2) to ensure
potential impacts to special-status wildlife species
are less than significant. The project is consistent
with this policy.

Policy 5.3-5: In design and construction, require
use of best practices that preserve natural
resources, such as soil, trees, native plants, and
permeable surfaces.

The project has been designed according to the
project geotechnical investigation, which
considered site soils. The project would
implement best management practices during
construction to protect trees. The project is
consistent with this policy.

Policy 5.3-6: Avoid light pollution and unnecessary
glare by requiring development projects to use
design features and shielding methods that cast
outdoor light downward and minimize glare and to
install the minimum amount of outdoor lighting
necessary for safety and security.

Project lighting is required to comply with the
City’s lighting standards. The City’s development
review process would ensure light and glare from
the new Memory Care Facility are minimized. The
project is consistent with this policy.

Policy 5.3-7: Encourage the planting of native
trees, shrubs, and grasslands in order to preserve
the visual integrity of the landscape, provide
habitat conditions suitable for native vegetation,
and ensure the maximum number and variety of
well-adapted plants are maintained.

The project would remove one tree and install
3,235 square feet of new landscaping. New
plantings would consist of a mix of low and
medium water use trees, shrubs, herbaceous
plants, grasses, and vines. Two bioretention
planters would be installed. The project is
consistent with this policy.

Policy 5.3-8: Use native or drought-resistant
vegetation in landscaping on City-owned property,
and encourage private property owners to use
native or drought-resistant vegetation in
landscaping on private property.

The project would remove one tree and install
3,235 square feet of new landscaping, New
plantings would consist of a mix of low and
medium water use trees, shrubs, herbaceous
plants, grasses, and vines. Two bioretention
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Applicable General Plan Policy Project Consistency
planters would be installed. The project is
consistent with this policy.

Policy 5.5-3 Require development projects to
incorporate structural and non-structural best
management practices (BMPs) to mitigate or
reduce the projected increases in pollutant loads,
in accordance with the NPDES permit guidelines.

The project includes BMPs to reduce project
increases in pollutant loads in accordance with
City requirements and NPDES permit guidelines
(see Table 2). The project proposal includes a
stormwater capture system that would help control
stormwater runoff onsite. The project is consistent
with this policy.

Policy 5.6-4 Set appropriate conditions of
approval for each new development proposal to
ensure that the necessary water supply facilities
and water resources are in place prior to
occupancy.

The project is required to comply with the
conditions of approval included in Table 2. These
conditions of approval include water supply and
water resources conditions. The project is
consistent with this policy.

Policy 5.9-2 Encourage development projects of
all sizes to incorporate site design measures that
facilitate groundwater recharge and natural
hydrological processes, allowing stormwater to
infiltrate the ground on-site and/or be collected for
reuse in landscaping and designated to on-site
stormwater detention facilities. Such measures
may include:
• Canopy trees or shrubs to absorb rainwater;
• Grading that lengthens flow paths over
permeable surfaces and increases runoff
travel time to reduce the peak hour flow
rate;
• Partially removing curbs and gutters from
parking areas where appropriate to allow
stormwater sheet flow into vegetated areas;
• Installation of green roofs on buildings;
• Use of permeable paving in parking lots and
other areas characterized by significant
impervious surfaces;
• On-site stormwater detention, use of
bioswales and bioretention basins to
facilitate infiltration; and
• Integrated or subsurface water retention
facilities to capture rainwater for use in
landscape irrigation and other non-potable
uses.

The project incorporates site design measures
including the preservation of some existing onsite
permeable space, which would facilitate
groundwater recharge, and an on-site stormwater
capture and detention system. Specific proposed
design measures include landscaped areas with
canopy trees, shrubs, and groundcover and flowthrough planters to treat and convey onsite stormwater to the City’s stormwater drainage
system. The project would create 1,677 square
feet of new pervious area on site, which would
facilitate groundwater recharge. The project is
consistent with this policy.

Policy 5.10-3 Ensure that construction and
grading activities minimize short-term impacts to
air quality by employing appropriate mitigation
measures and best practices.

The project would implement the construction
phase air quality protection measures included in
Table 2. The project is consistent with this policy.

Policy 5.12-1 Ensure that development avoids
potential impacts to sites suspected of being
archeologically, paleontologically, or culturally
The project would implement the cultural
resources conditions of approval included in Table
2, which are intended to protect archaeological
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significant, tribal or otherwise, or of concern by
requiring appropriate and feasible mitigation.
resources and human remains in the event of
accidental discovery. Project compliance with
cultural resources conditions of approval would
result in less than significant cultural resources
impacts. The project is consistent with this policy.

Policy 5.12-2 If cultural, archaeological,
paleontological, or cultural resources, tribal or
otherwise, are discovered during construction,
grading activity in the immediate area shall cease
and materials and their surroundings shall not be
altered or collected until evaluation by a qualified
professional is completed.

The project would implement the cultural
resources conditions of approval included in Table
2, which are intended to protect archaeological
resources and human remains in the event of
accidental discovery and include construction
phase resource impact avoidance and
minimization measures. Project compliance with
cultural resources conditions of approval would
result in less than significant cultural resources
impacts. The project is consistent with this policy.

Safety Element
Policy 6.1-1 Continue to maintain and enforce
appropriate standards to ensure new development
is designed to meet current safety codes and
requirements associated with seismic activity.

Require public and private development to be
located, designed, and constructed to minimize
the risk of loss of life and injury in the event of a
major earthquake or other natural disaster.

The proposed memory care facility would meet
current safety codes, including the California
Building Code (2022), and requirements
associated with seismic activity per the City’s
development review process. The proposed
project was sited and designed according to the
geotechnical investigation that was prepared for
the project. The project’s implementation of the
recommendations contained within the
geotechnical investigation, including those related
to foundation design, floor slab design, seismic
design, site preparation, and fill placement, would
minimize the risk of loss of life and injury in the
event of a major earthquake or other natural
disaster. The project is consistent with this policy.

Policy 6.1-4 Continue to require geotechnical site
analysis for proposed development on sites as
specified in the Municipal Code, prior to allowing
site development.

A geotechnical investigation was prepared for the
proposed development. The project is consistent
with this policy.

Policy 6.1-5 Geotechnical studies shall identify
any geologic hazards affecting the proposed
project site, any necessary mitigation measures,
and a statement of the site’s suitability for the
proposed development and whether or not it will
be safe from geologic hazard for its expected life.

The study shall identify net developable areas, if
any, based on landslide or ground shaking
potential or erosion risk. Impacts from the
development, such as those resulting from
increased water runoff, shall also be determined.

Such studies must be signed by a licensed
Certified Engineering Geologist or Geotechnical
The project geotechnical investigation identifies
the geologic hazards that affect the project site,
recommendations to be incorporated into the
project design, and a statement of the site’s
suitability for the proposed development. The
project geotechnical investigation determined the
proposed development is feasible from a
geotechnical standpoint and the site can be
developed as planned provided the
recommendations for foundation design, floor slab
design, seismic design, site preparation, and fill
placement contained within the geotechnical
investigation are incorporated into the project
plans and implemented during construction. The
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Applicable General Plan Policy Project Consistency
Engineer and are subject to review and approval
by City staff and/or contracted employees.
geotechnical investigation was prepared by a
licensed Registered Geologist and Registered
Professional Geotechnical Engineer. The project
is consistent with this policy.

Policy 6.1-6 Require any geotechnical studies to
include the study of expansive and creeping soils,
as well as analysis of erosion, seismic, and other
geotechnical hazards, and make
recommendations, as warranted.

The project geotechnical investigation studied the
site’s soils for expansive properties and erosion,
seismic, and other geotechnical hazards. The
geotechnical investigation provided
recommendations to be followed during project
design and construction. The project must
implement the geotechnical investigation’s
recommendations per the City’s standard COAs.

The project is consistent with this policy.

Policy 6.1-7 Prohibit mitigation measures for
potential geotechnical hazards if those measures
could adversely affect surrounding property,
including the use of public rights-of-way, or
adversely affect public health, safety, and welfare.

The geotechnical investigation’s
recommendations for project design and
construction would not adversely affect
surrounding property, or public health, safety, and
welfare. The project is consistent with this policy.

Policy 6.1-8 Ensure consideration of seismic and
geologic hazards at the earliest possible point in
the development process, preferably before
comprehensive engineering work has
commenced.

The project’s geotechnical investigation was
prepared prior to the preparation of the project
civil and design plans. The project is consistent
with this policy.

Policy 6.2-10 Continue to comply with the
Municipal Regional Stormwater Permit
requirements for municipal authorities to address
water quality and flow-related impacts of
stormwater runoff; continue to enforce NPDES
permits in Belmont; and continue to participate in
the San Mateo Countywide Water Pollution
Prevention Program.

The project is required to comply with the
requirements of the City’s NPDES permit and the
San Mateo Countywide Water Pollution
Prevention Program per the City’s standard COAs
for water quality protection. These standard COAs
are included as project EPMs in Table 2. The
project is consistent with this policy.

Policy 6.5-5 Require all new development to be
connected to the City’s sewer system.

The project would connect to the City’s sewer
system. The project is consistent with this policy.

Policy 6.6-3 Continue to review development
proposals to ensure that they incorporate
appropriate fire-mitigation measures, including
adequate provisions for evacuation and access by
emergency responders.

The project applicant has submitted and received
approval from San Mateo Consolidated Fire for an
Alternative Means and Methods Request (AMMR)
Application for aerial apparatus access. Existing
site constraints would make it infeasible to provide
aerial apparatus access and perimeter building
access that would meet California Fire Code
(CFC) requirements. San Mateo Consolidated
Fire has granted the applicant’s AMMR, which
includes mitigation in the form of two sets of
staircases with roof access, a firefighter footpath
around the building perimeter with exterior
standpipes, and increased sprinkler hydraulic
requirements. The project is consistent with this
policy.
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Applicable General Plan Policy Project Consistency
Policy 6.6-4 Continue the Belmont Fire Protection
District’s participation in plan review of new
buildings in potentially fire-prone areas.

The project design and application materials were
reviewed by the San Mateo Consolidated Fire
Department. The project is consistent with this
policy.

Noise Element
Policy 7.1-10 Require developers of new
development anticipated to generate a substantial
amount of vibration during construction to
implement mitigation practices to reduce vibration,
which can include: operating heavy equipment as
far as practical from residential uses; using
smaller bulldozers (operating weight less than
20,000 pounds) when grading must occur within
approximately 50 feet of residential uses or other
vibration sensitive uses; and using quiet pile
driving technology when feasible.

According to the project noise and vibration
assessment, the project is not expected to include
impact or vibratory pile driving activities, which
can cause excessive vibration. Project
construction may still generate substantial
vibration in the immediate vicinity that may
potentially result in cosmetic damage to adjacent
buildings. The noise and vibration assessment
recommends construction vibration reduction and
monitoring to reduce potential impacts. The noise
and vibration assessment recommendations are
incorporated into the project as conditions of
approval intended to reduce potential
groundborne vibrations that may be generated by
project construction activities. These conditions of
approval are included in Table 2. The project is
consistent with this policy.

The project is consistent with all applicable General Plan policies as demonstrated in Table 3.

Zoning District and Regulations
The project site is zoned Planned Unit Development (PD). The project site is located in a downtown urban setting and its proposed use is permitted in the PD zone. The project site is surrounded by parcels with the following zoning district designations: Single Family Residential, 6,000 sq. ft./D.U. (R1B) to the southwest; Multi-Family Residential, 1,950 sq. ft./D.U. (R3) to the northwest and south; Village Core (VC) to the east; and Corridor Mixed Use (CMU) to the southeast.

The proposed project would amend the project site’s existing PD zoning district standards. The proposed amendments would modify the PD zoning district’s existing objective standards, including but not limited to setbacks, building height, FAR, and parking requirements) through the approval of a Conceptual Development Plan as established in Section 12 – Planned Unit Development or “PD” District of the Belmont Zoning Ordinance. Because the project would establish its own objective zoning standards, the project would be consistent with all applicable zoning regulations. For the reasons listed above, the project would comply with Section 15332, item (a).
(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.

The project site would be located within the city limits of the City of Belmont, in the central portion of the City. The project site is 1.3 acres total, which does not exceed five acres in size.

The project site is immediately surrounded by urban uses (i.e., single- and multi-family homes, paved roadways, local businesses, public utility infrastructure) to the north, east, south and west 185
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(See Figure 1). As such, the project site is substantially surrounded by urban uses. For these reasons, the project would comply with Section 15332, item (b). (c) The project site has no value as habitat for endangered, rare, or threatened species. CEQA Guidelines Section 15380 defines - Endangered, Rare or Threatened Species:
(a) "Species" as used in this section means a species or subspecies of animal or plant or a variety of plant.
(b) A species of animal or plant is:
(1) "Endangered" when its survival and reproduction in the wild are in immediate jeopardy from one or more causes, including loss of habitat, change in habitat, overexploitation, predation, competition, disease, or other factors; or (2) "Rare" when either:
(A) Although not presently threatened with extinction, the species is existing in such small numbers throughout all or a significant portion of its range that it may become endangered if its environment worsens; or
B) The species is likely to become endangered within the foreseeable future throughout all or a significant portion of its range and may be considered “threatened” as that term is used in the Federal Endangered Species Act.
(c) A species of animal or plant shall be presumed to be endangered, rare or threatened, as it is listed in:
(1) Sections 670.2 or 670.5, Title 14, California Code of Regulations; or (2) Title 50, Code of Federal Regulations Sections 17.11 or 17.12 pursuant to the Federal Endangered Species Act as rare, threatened, or endangered. (d) A species not included in any listing identified in subdivision (c) shall nevertheless be considered to be endangered, rare or threatened, if the species can be shown to meet the criteria in subdivision (b).
(e) This definition shall not include any species of the Class Insects which is a pest whose protection under the provisions of CEQA would present an overwhelming and overriding risk to man as determined by:
(1) The Director of Food and Agriculture with regard to economic pests; or (2) The Director of Health Services with regard to health risks.

The project site is developed with a skilled nursing facility and is surrounded by urban uses.

Project implementation would not result in significant adverse effects on special‐status natural communities or landscape features because the project site is fully built-out with a building, pavements, and landscaping, and no special-status communities or landscape features are located on the project site. Additionally, project implementation would not result in significant adverse effects to any state or federally listed plant species, and therefore, no mitigation is required.

The project proposes the removal of one of the six on-site trees. As discussed in the Project Description, the tree proposed for removal is considered a protected tree by the City’s Tree Ordinance because it is located in the Hill Street ROW. The tree proposed for removal is an ornamental, landscaped tree. The remaining five on-site trees would be protected during project construction through implementation of a tree protection plan (see Table 2). The project would 186
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comply with the City’s Tree Ordinance, which includes obtaining a tree removal permit, and implement the recommended tree protection best management practices included in Table 2.

The project site does not provide habitat value to any endangered, rare, or threatened species as defined in the CEQA Guidelines (15380), and the project complies with Section 15332, item (c).
(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

Traffic
In February 2021, the Belmont City Council adopted policies to comply with SB 743 and CEQA requirements to establish vehicle miles traveled (VMT) as the metric used to determine the CEQA-related transportation impacts of new development and transportation projects. Under the City’s VMT policies, projects that generate less than 110 daily trips are exempt from CEQA VMT analysis. The project would generate trips during the construction phase (truck trips, construction vehicle trips) and once the project is operational The project’s construction phase trip generation would be temporary and cease following the end of construction. Construction VMT is not required for consideration under CEQA. The duration of the construction period is anticipated to be approximately 273 days.

Traffic Patterns Consulting conducted a traffic analysis to determine the number of daily trips the new memory care facility would generate. Trip generation is a measure of how many vehicle-trips a site generates over a typical weekday during the AM and PM commute periods of the day. The traffic analysis determined that operation of the project is expected to generate approximately 95 daily trips, which is less than 110 daily trips used for screening projects for VMT impacts. As such, the project is not required to prepare a CEQA VMT analysis and the project’s potential VMT impacts are considered less than significant.

The project consists of the construction of a memory care facility adjacent to an assisted living facility at the terminus of Hill Street. Due to the nature and scale of the project, the project is not expected to conflict with any applicable plan, ordinance, or policy pertaining to the circulation system.

The project is not expected to create hazards due to a design feature or incompatible uses. The project’s proposed use (i.e., memory care facility) is compatible with the existing adjacent assisted living facility residential land uses in the site’s vicinity. The project does not propose new roads or intersections or changes to the land use of the project site or area.

Existing site constraints would make it infeasible to provide aerial apparatus access and perimeter building access that would meet California Fire Code (CFC) requirements. However, the project applicant has received approval from San Mateo Consolidated Fire for an Alternative Means and Methods Request (AMMR) Application for aerial apparatus access. The applicant’s AMMR includes mitigation in the form of two sets of staircases with roof access, a firefighter footpath around the building perimeter with exterior standpipes, and increased sprinkler hydraulic requirements.

For the reasons described above, the project would not increase hazards due to a geometric design feature or incompatible uses.

Noise
The noise environment at the site and in the surrounding areas results primarily from traffic along nearby Ralston Avenue and El Camino Real and train activity along the Union Pacific 187
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Railroad/Caltrain corridor. Aircraft associated with San Carlos Airport and San Francisco International Airport intermittently contributes to the noise environment. Illingworth & Rodkin, Inc. performed a noise monitoring survey at the site beginning Wednesday June 7, 2023, and concluding on Friday June 9, 2023. The survey included two long-term (LT-1 and LT-2) and two short-term (ST-1 and ST-2) noise measurements.

Long-term noise measurement LT-1 was installed on a telephone pole at the end of Hill Street.

Hourly average noise levels at LT-1 typically ranged from 50 to 56 dBA Leq during daytime hours (between 7:00 a.m. and 10:00 p.m.) and from 39 to 54 dBA Leq during nighttime hours (between 10:00 p.m. and 7:00 a.m.). The day-night average noise level (Ldn) measured on Thursday, June 8, 2023, was 57 dBA Ldn.

LT-2 was made in the southwestern corner of the project site, along the boundary shared with the adjoining residences. Hourly average noise levels at LT-2 typically ranged from 45 to 54 dBA Leq during daytime hours and 35 to 51 dBA Leq during nighttime hours. The day-night average noise level was 53 dBA Ldn on Thursday, June 8, 2023.

Each short-term noise measurement was made on Wednesday, June 7, 2023, in 10-minute intervals between 12:20 p.m. and 12:50 p.m.

ST-1 was made in the southeastern corner of the project site, along the boundary shared with the existing senior living facility. During this 10-minute measurement, local traffic noise from Ralston Avenue generated noise levels ranging from 45 to 53 dBA. Additionally, noise sources contributing to the short-term measurement include a jet flyover (55 dBA), general aviation aircraft (50 to 64 dBA), a passing train (58 dBA), distant construction noise from a saw (50 to 51 dBA), and birds (48 to 52 dBA). The 10-minute average noise level at ST-1 was 51 dBA.

ST-2 was made in front of 860 Laurel Avenue, approximately 15 feet from the centerline of the roadway. Local traffic along Laurel Avenue (10 passenger vehicles), Hill Street (six passenger vehicles), and 6th Avenue (eight passenger cars) generated noise levels of 46 to 71 dBA at ST2. Background traffic noise at ST-2 ranged from 46 to 52 dBA. Other contributing noise sources included a jet flyover (65 dBA), general aviation aircraft (52 dBA), a passing train (60 dBA), a train horn (64 dBA), and birds (46 to 55 dBA). The 10-minute average noise level at ST-2 was 56 dBA.

Based on the data collected from the LT-1, LT-2, ST-1, and ST-2 analysis, the project site is anticipated to experience noise levels between 55 dBA Ldn and 59 dBA Ldn. This falls within the City’s “normally acceptable” (i.e. 55 dBA -65 dBA) range for multi-family residential land uses.

Noise Reducing Protocol 1a
Existing noise-sensitive land uses would be exposed to a temporary increase in ambient noise levels due to project construction activities. Construction activities would include demolition, site preparation, grading, trenching/foundation, building construction, architectural coating, and paving. Noise impacts resulting from construction depend upon the noise generated by various pieces of construction equipment, the timing and duration of noise-generating activities, and the distance between construction noise sources and noise-sensitive areas. Construction noise impacts primarily result when construction activities occur during noise-sensitive times of the day (e.g., early morning, evening, or nighttime hours), the construction occurs in areas immediately adjoining noise-sensitive land uses, or when construction lasts over extended periods of time.

To reduce noise impacts to sensitive receptors, the contractor shall prepare a construction noise logistics plan that specifies hours of construction, noise and vibration minimization measures, 188
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and posting or notification of construction schedules. A designated noise disturbance coordinator, who would respond to neighborhood noise complaints, will be required to be in place, prior to the start of construction and during construction, to reduce noise impacts on neighboring residents and other uses. Project construction operations shall use best available noise suppression devices and techniques including, but not limited to the following:
• Pursuant to the Belmont Municipal Code, restrict noise-generating construction activities to the hours of 8:00 a.m. to 5:00 p.m., Monday through Friday and 10:00 a.m. to 5:00 p.m. on Saturdays. No construction activity or related activities shall be allowed outside of the aforementioned hours or on Sundays and Holidays. • Construct solid plywood fences around ground level construction sites adjacent to residences, or other noise-sensitive land uses. A temporary 10- to 12-foot noise barrier would provide 5 to 6 dBA attenuation for adjacent sensitive land uses when construction activities occur at the ground level.
• Erect a temporary noise control blanket barrier, where feasible, at the property line or on scaffolding just outside the proposed buildings facing the adjoining residences to the west during construction to control construction noise when activities do not occur at the ground level. The temporary noise control blanket barriers shall be installed at residences nearest to the active construction activities only. • A temporary noise control blanket barrier could be erected, if necessary, along building facades facing construction sites. This mitigation would only be necessary if conflicts occurred which were irresolvable by proper scheduling. Noise control blanket barriers can be rented and quickly erected.
• Equip all internal combustion engine-driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment. • Prohibit unnecessary idling of internal combustion engines.

The implementation of the above protocols, in addition to the COAs imposed on the project (see Table 2) would reduce the temporary construction impact to less-than-significant levels at the noise-sensitive receptors in the vicinity.

Air Quality
The project is located in San Mateo County, which is in the San Francisco Bay Area Air Basin.

The Bay Area meets all ambient air quality standards with the exception of ground-level ozone, respirable particulate matter (PM10) and fine particulate matter (PM2.5).

Illingworth and Rodkin Inc. conducted a Health Risk Assessment (HRA) and greenhouse gas (GHG) emissions analysis for the emissions associated with the construction and operation of the proposed memory care facility. Emissions data was assessed against the thresholds of significance outlined in the updated 2023 BAAQMD CEQA Air Quality Guidelines. Thresholds of significance are:
• Projects must include, at a minimum, the following project design elements:
o Buildings:
 The project will not include natural gas appliances or natural gas plumbing (in both residential and non-residential development).  The project will not include natural gas appliances or natural gas plumbing (in both residential and non-residential development). 189
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o Transportation:
 Achieve a reduction in project-generated vehicle miles traveled (VMT) below the regional average consistent with the current version of the California Climate Change Scoping Plan (currently 15 percent) or meet a locally adopted Senate Bill 743 VMT target, reflecting the recommendations provided in The Governor's Office of Planning and Research's Technical Advisory on Evaluating Transportation Impacts in CEQA.

For residential projects, CEQA requires a VMT rate of 15 percent below the existing VMT per capita.
 Achieve compliance with off-street electric vehicle requirements in the most recently adopted version of CALGreen Tier 2.
• Be consistent with a local GHG reduction strategy that meets the criteria under State CEQA Guidelines Section 15183.S(b).

New land use projects are required to meet either section A or B from the above list, not both, to be considered less than significant.

Construction Emissions
On- and off-site construction period emissions were estimated using the California Emissions Estimator Model (CalEEMod) Version 2022.1.1. Average daily construction emissions for the anticipated construction duration of 273 days are summarized in Table 3.

Table 3. Construction Period Emissions
Year ROG NOX PM10
Exhaust
PM2.5
Exhaust
2024-2025 (273 days) 1.95 10.77 0.23 0.21
BAAQMD Threshold (pounds per day) 54 54 82 54
Threshold Exceeded? No No No No
Source: Illingworth & Rodkin, Inc. 2024
As indicated in Table 3, predicted daily project construction emissions would not exceed the BAAQMD significance thresholds during the year of construction.

The CalEEMod provided total uncontrolled annual PM10 exhaust emissions (assumed to be DPM) for the off-road construction equipment and for exhaust emissions from on-road vehicles.

Total DPM emissions were estimated to be 0.03 tons (62 pounds) and fugitive dust emissions (PM2.5) to be 0.01 tons (10 pounds) from all construction stages. The on-road emissions as a result of haul truck travel during grading activities, worker travel, and vendor deliveries during construction. A trip length of half a mile was used to represent vehicle travel while at or near the construction site. It was assumed that the emissions from on-road vehicles traveling at or near the site would occur at the construction site.

Operation Emissions
Operation of the project would have long-term emissions from stationary sources (i.e., generators). While these emissions would not be as intensive as or near the site of construction activity, they would contribute to long-term effects to sensitive receptors. 190
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Health Risk Assessment
The project is expected to generate air pollutants during project construction through the use of construction equipment and dust emissions. The primary health risk impact associated with construction projects are cancer risks associated with diesel exhaust (i.e., DPM), which is a known toxic air contaminant (TAC), and exposure to high ambient concentrations of dust (i.e., PM2.5). A health risk assessment was prepared to address project construction and operational impacts on the surrounding off-site sensitive receptors. Health risk impacts were assessed by predicting increased cancer risk, the increase in annual PM2.5 concentrations and computing the Hazard Index for non-cancer health risks. The risk impacts from the project are the combination of risks from construction and operation sources. These sources include on-site construction activity, construction truck hauling, and emergency generator powered by a diesel engine. To evaluate the increased cancer risks from the project, a 30-year exposure period was used, per BAAQMD guidance.

The maximum increased cancer risks were calculated using the modeled TAC concentrations combined with the BAAQMD CEQA guidance for age sensitivity factors and exposure parameters. Age-sensitivity factors reflect the greater sensitivity of infants and children to cancer causing TACs. Third-trimester, infant, child, and adult exposures were assumed to occur at all residences during the entire construction period, while adult exposures were assumed at the assisted livings facility.

The maximum modeled annual DPM and PM2.5 concentrations were identified at nearby sensitive receptors to find the maximally exposed individuals (MEI). Results of this assessment indicated that the cancer risk MEI and annual PM2.5 concentration MEI occurred at two different locations. The construction cancer risk MEI was located on the second floor (15 feet) of a residence located west of the construction site. The annual PM2.5 concentration was located on the third floor (25 feet) of an assisted living facility unit southeast of the construction site. Table 4 summarizes the health risks from construction activities at the locations of the construction MEIs.

Table 4. Construction Risk Impacts at Off-Site MEIs.

Source Mitigation
Status
Cancer Risk
(Per Million)
Annual PM2.5
(µg/m3)
Hazard
Index
Project Construction (years 0-1) Unmitigated
Mitigated

15.30 (infant)

5.13 (infant)

0.22 0.11

0.02 0.01
Project Generator Operation (years 0-30) 1.16 (infant) <0.01 <0.01 Total/Maximum Project Impact
(years 0-30)
Unmitigated
Mitigated

16.64 6.29

0.22 0.11

0.02 0.01
BAAQMD Single-Source Threshold 10 0.3 1.0
Exceeds Threshold? Unmitigated
Mitigated
Yes
No
No
No
No
No
Source: Source: Illingworth & Rodkin, Inc. 2024
Project risk impacts shown in Table 4 indicate that the unmitigated maximum cancer risks from construction activities at the MEI locations would exceed the significance threshold. However, with the incorporation of Best Management Practices, the reduced risk would no longer exceed the significance threshold. The unmitigated annual PM2.5 concentration and Hazard Index from 191
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project construction and operation activities at the MEI locations would not exceed the singlesource significance thresholds.

The BAAQMD recommends all projects include a set of best management practices (BMPs) to manage fugitive dust and consider impacts from dust (i.e., fugitive PM10 and PM2.5) to be less than significant if BMPs are implemented. The project is required to implement the City of Belmont’s standard dust control measures, which are listed in Table 2 and will be incorporated into the project as conditions of approval (COAs).

Greenhouse Gas Emissions
GHG emissions associated with development of the proposed project would occur over the short term from construction activities, consisting primarily of emissions from equipment exhaust and worker and vendor trips. There would also be long-term operational emissions associated with vehicular traffic within the project vicinity, energy and water usage, and solid waste disposal.

GHG emissions associated with construction were computed using CalEEMod for the total construction period. This includes emissions from on-site operation of construction equipment, vendor and hauling truck trips, and worker trips. The CalEEMod model was also used to estimate daily emissions associated with operation of the proposed project. These sources included full buildout of the project, operation of the project as an assisted living facility, daily trips, energy, solid waste generation, and stationary sources (e.g., woodburning devices, generator).

According to the project health risk & greenhouse gas assessment, the project would not result in significant impacts related to GHG emissions. The BAAQMD encourages the incorporation of BMPs to reduce GHG emissions during construction activities. The project is required to incorporate the construction-period GHG emissions-related EPMs included in Table 2 as project COAs. The project would be required to comply with the City’s Building Codes and CAP, which would ensure the project does not conflict with local plans, policies or regulations applicable to GHG emissions. The project is required to incorporate the operational GHG emissions-related EPMs included in Table 2 as project COAs.

Water Quality
Project construction would include excavation, grading, application of coatings, paints, and solvents, and building construction activities that have the potential to result in the release of pollutants and sediments from onsite to offsite locations. The project would implement the erosion and sedimentation control best management practices (BMPs) contained within the project design review plan set, specifically on Sheets C6.0, C6.1, and C7.0, which would avoid and/or minimize the release of pollutants and sediments into the surrounding environment. In addition, project construction activities must comply with the City’s standard water quality protection COAs for all projects, which include BMPs for and restrictions on grading activities, required implementation of the San Mateo County Stormwater Pollution Prevention Program Best Management Practices (BMPs) for construction activities, and the preparation and approval of a project erosion and sedimentation control plan describing Best Management Practices (BMPs) to be used to prevent soil, dirt, and debris from entering the storm drain system. The project would comply with the City’s standard construction-period water quality protection COAs, which are included as EPMs in Table 2 and Attachment A.

The project may also result in the release of sediments post-construction. The City’s standard water quality protection COAs include operational BMPs including but not limited to the preparation and implementation of project plans that conform to the requirements of the City 192
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NPDES Stormwater Discharge Permit and the San Mateo Stormwater Pollution Prevention Plan (STOPPP) and the installation, operation, and maintenance of permanent onsite stormwater quality protection measures. The project proposal includes an onsite stormwater drainage system that would capture runoff and divert it to the City of Belmont’s stormwater drainage system. The project would comply with the City’s standard operational water quality protection COAs, which are included in Table 2 as EPMs, and presented in Attachment as draft COAs from the Public Works Department.

For these reasons, the project would comply with Section 15332, item (d). (e) The site can be adequately served by all required utilities and public services.

The project site currently contains existing water supply, sanitary sewer, electricity, gas, storm drain, and communications utilities infrastructure. New utility laterals would be needed to serve the new memory care facility. Per the project Utility Plan (Sheet C4.0) dated March 21, 2024, new utilities infrastructure would include but not be limited to:
• New storm drain system, including piping, outfalls, catch basins, and bio-infiltration planters
• Relocated catch basin
• New sanitary sewer lateral to connect to replacement sanitary sewer cleanout in driveway
• New water lateral to connect to existing water meter in driveway • New Fire Department Connection (FDC) for fire suppression system • Relocated fire hydrant
• New transformer
Other utilities, including gas, telephone, and electric, are not currently depicted on the project Utility Plan, but new infrastructure locations will be determined by utility purveyors prior to project approval. The project would continue to be served by the utility providers that currently serve the site (i.e., PG&E, MPWD, City of Belmont, Recology, AT&T, and Comcast).

The project would provide 42 beds in a total of 36 units. As such, the project would have the capacity to serve a maximum of 42 memory care patients at any time. Considering the project is a memory care facility rather than a typical new housing project, it is likely the project would serve existing residents from Belmont rather than generate new residents in the city, though the project may also attract residents from surrounding jurisdictions. Any increase in Belmont’s population that may result from the project would be minor and would not interfere with the ability of public service providers to continue to serve the population within their respective service areas. Public service providers are anticipated to be able to adequately serve the project.

For these reasons, the project would comply with Section 15332, item (e).

Exceptions to CEQA Exemptions
There is no substantial evidence that any exceptions to a CEQA Exemption apply, pursuant to Section 15300.02 of the CEQA Guidelines and discussed in more detail below. a) Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are 193
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considered to apply all instances, except where the project may impact an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies.

The project is a Class 32 project. The Location exception does not apply to the proposed project.
b) Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place over time is significant.

The proposed project would demolish an existing skilled nursing facility and construct a new memory care facility in the same location on a developed parcel in a built-out area in the City of Belmont. Although there may be additional private development projects underway in the project vicinity and other in-fill redevelopment may be proposed in the project vicinity in the future remaining undeveloped land in the project vicinity and City of Belmont is limited and development of remaining undeveloped lands may be infeasible due to zoning or general plan land use designation and other constraints. Further, similar redevelopment projects that may be proposed in the future would be subject to City conditions of approval and mitigation measures, if needed, to reduce potentially significant impacts.

According to the project health risk & greenhouse gas assessment, the project’s potential cancer risk, annual PM2.5 concentration, and hazard index, unmitigated or mitigated, would not exceed BAAQMD cumulative-source thresholds. The project would not result in a cumulatively considerable air quality impact.

According to the project noise and vibration assessment, potential project cumulative noise and vibration construction impacts would be less than significant.

Therefore, the project would not have a significant cumulative impact. c) Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility the activity will have a significant effect on the environment due to unusual circumstances.

In published CEQA cases, Banker’s Hill, Hillcrest, Park West Community Preservation Group v. City of San Diego (2006) (139 Cal. App. 4th 249) (Banker’s Hill case) and Azusa Land Reclamation Company, Inc. v. Main San Gabriel Basin Watermaster et al. (1997) (52 Cal. App. 4th 1165), an unusual circumstances test is satisfied “where the circumstances of a particular project (i) differ from the general circumstances of the projects covered by a particular categorical exemption, and (ii) those circumstances create an environmental risk that does not exist for the general class of exempt projects.”
The proposed project is considered an In-Fill Development project and is typical of Class 32 CEQA Exemptions.

As described above, project implementation may have potentially significant impacts related to air quality, hydrology and water quality, noise, and transportation; however, with the incorporation of the EPMs included in Table 2 into the project, potentially significant environmental impacts would be reduced to a less-than-significant level of impact.

The project entails the demolition of an existing skilled nursing facility and the construction of a new memory care building in its place on a developed parcel. Project 194
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implementation, including construction activities, would be typical of those involved in the demolition of an existing multi-story building and construction of a multi-story building of substantially the same land use in its place. There is no reasonable possibility the project will have a significant effect on the environment due to unusual circumstances.

As such, the proposed project would not have significant effects on the environment. d) Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR.

According to the California Department of Transportation (Caltrans) scenic highway mapping system, the project site is not located on or near a state scenic highway (Caltrans 2019). The nearest scenic highway is Highway 280, located approximately 2.2 miles southwest of the project site. The project would not remove any historic buildings, trees, or other scenic resources within a state scenic highway. All work, except improvements proposed in the Hill Street ROW (not a state scenic highway), would occur within the parcel boundary.
e) Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code. The provisions in this code are commonly referred to as the “Cortese List”. The list itself is a planning document used by the State of California and its various local agencies and developers to comply with CEQA requirements in providing information about the location of hazardous materials release sites. The Code requires the California Environmental Protection Agency to develop at least an annually updated Cortese List. The California Department of Toxic Substances Control (DTSC) is responsible for a portion of the information contained in the Cortese List. Other State and local government agencies are required to provide additional hazardous material release information for the Cortese List.

According to the Department of Toxic Substance Control’s (DTSC) Envirostor database and the State Water Resources Control Board’s (State Water Board) Geotracker database, there are eight hazardous materials sites located within 1,000 feet of the project site (DTSC 2024, State Water Board 2024). The eight hazardous materials sites within 1,000 feet of the project site include a combination of seven leaking underground storage tank (LUST) sites and one Cleanup Program site. The seven LUST sites have a status of “Completed – Case Closed,” meaning these sites have received a closure letter or other formal closure decision document. The former LUST sites do not pose a risk to future project occupants due to the physical distance from the project site and the intervening terrain. The Cleanup Program site is the Richard’s Dry Cleaners site (#T10000011472), which has a status of “Open – Site Assessment” as of 3/22/2018. The status of “Open – Site Assessment” means site characterization, investigation, risk evaluation, and/or site conceptual development are occurring at the site. The Richard’s Dry Cleaners site is currently under assessment for potential tetrachloroethylene (PCE) vapor contamination. According to the GeoTracker case summary for the Richard’s Dry Cleaners site, potential PCE-affected soil gas contamination, if any, is localized and does not appear to have spread beyond the boundaries of the site. The Richard’s Dry Cleaners site does not currently pose a risk to future project occupants due to the physical distance from the project site and the intervening terrain. 195
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No sensitive receptors such as schools or churches are located within 1,000 ft of the project site. The nearest off-site sensitive receptor is Central Elementary School, located approximately 1,775 feet northwest of the project site. Project construction activities would not impact Central Elementary School due to its physical distance from the school and intervening terrain and structures.
f) Historical Resources (Historic Architecture, Archaeological Resources, and Tribal Cultural Resources). A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.

The project site is developed with a multi-story skilled nursing facility, a building constructed in 1960 that may potentially be included in or eligible for listing in the California Historic Resource Information System (CHRIS) or the California Register of Historic Resources (CRHR). According to the Historic Resource Evaluation (HRE) report prepared for the project, the skilled nursing building at 1041 Hill Street is not a locally, state or nationally registered historic place. The property at 1041 Hill Street is not noted as “National Register Eligible” or located in a historic district, as documented in the City’s General Plan. In conclusion, the building does not appear to meet the criteria for listing in the National Register of Historic Places (NRHP) or the CRHR, nor is it a historic resource for the purposes of CEQA. The project would not affect historic resources, including buildings, structures, or districts.

The project site has not been evaluated for the potential occurrence of archaeological or tribal cultural resources. Project construction activities may potentially uncover previously unknown archaeological or tribal cultural resources. However, the project is required to adhere to the City’s standard Conditions of Approval (COAs) for the accidental discovery or archaeological resources. Implementation of the City’s COAs pertaining to the accidental discovery of previously unknown archaeological resources and human remains as included in Table 2 would ensure the project does not result in a substantial adverse change in the significance of an archaeological resource.

For these reasons, the proposed project would not affect built environment historic resources, nor would it affect buried archaeological or tribal resources. In the event of an unanticipated discovery, the aforementioned EPMs would safeguard unknown buried resources.

Findings
Based on the information provided above, the proposed Vista Terrace of Belmont Memory Care Facility Project qualifies for a Categorical Exemption under CEQA Section 15332. 196
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References
California Department of Forestry and Fire Protection (CAL FIRE). 2024. Fire Hazard Severity Zones. https://osfm.fire.ca.gov/what-we-do/community-wildfire-preparedness-andmitigation/fire-hazard-severity-zones, accessed June 5, 2024.

California Department of Transportation (Caltrans). 2019. California State Scenic Highway System Map.
https://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8 e8057116f1aacaa, accessed 6/3/2024.

California Environmental Protection Agency (CalEPA). 2024. Cortese List Data Resources. https://calepa.ca.gov/sitecleanup/corteselist/, accessed June 3, 2024.

City of Belmont. 2017. City of Belmont 2035 General Plan. Adopted November 14, 2017.

City of Belmont. 2017. Belmont 2035 General Plan. Adopted November 14, 2017. https://www.belmont.gov/departments/community-development/2035-general-planupdate/final-adopted-general-plan, accessed 6/5/2024.

City of Belmont. Belmont Municipal Code. 2024.
https://library.municode.com/ca/belmont/codes/code_of_ordinances, accessed 6/5/2024.

Department of Toxic Substances Control (DTSC). 2024. EnviroStor Database. https://www.envirostor.dtsc.ca.gov/public/search?cmd=search&reporttype=CORTESE&s ite_type=CSITES,FUDS&status=ACT,BKLG,COM&reporttitle=HAZARDOUS+WASTE+A ND+SUBSTANCES+SITE+LIST+%28CORTESE%29, accessed June 3, 2024.

Erdman. 2024. Historic Resource Evaluation Vista Terrace Skilled Nursing Facility. April 25, 2023, revised June 4, 2024.

Erdman. 2024. Vista Terrace of Belmont Memory Care American Healthcare REIT Entitlement Set. March 21, 2024.

Illingworth & Rodkin, Inc. 2023. Belmont Memory Care Noise and Vibration Assessment.

October 27, 2023.

Illingworth & Rodkin, Inc. 2024. Vista Terrace Memory Care Health Risk & Greenhouse Gas Assessment. July 16, 2023, revised February 14, 2024.

Langan Engineering and Environmental Services, Inc. 2023. Geotechnical Investigation 1041 Hill Street Belmont, California. January 25, 2023.

Mid-Peninsula Water District (MPDW). 2023. Certificate of Completion & Installation [Water Efficient Landscape Ordinance (WELO) Pre-Approval]. September 19, 2023.

State Water Resources Control Board (State Water Board). 2024. GeoTracker Database. https://geotracker.waterboards.ca.gov/search?CMD=search&case_number=&business_ name=&main_street_name=&city=&zip=&county=&SITE_TYPE=LUFT&oilfield=&STATU S=&BRANCH=&MASTER_BASE=&Search=Search, accessed June 4, 2024.

San Mateo Consolidated Fire. Alternative Means (AMMR) Application for 1041 Hill St, Belmont, CA 94002.

Traffic Patterns. 2024. Traffic & Parking Analysis: Proposed Nursing Home Expansion Project at 1041 Hill Street, Belmont, CA Rev 2. February 15, 2024.

Will Serve Letters from PG&E (2/3/2023), Mid-Peninsula Water District (MPWD)(8/10/2023), Recology (11/28/2023), AT&T (6/1/2023), and Comcast (5/31/2023). 197
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Report Preparers:

MIG, Inc.
2055 Junction Avenue, Suite 205
San Jose, California 95131 | USA
Barbara Beard, Senior Project Manager
Eleanor Cox, Senior Historian
Miranda Miller, Analyst
Rose Redlich, Analyst and GIS Specialist
198
Attachment A: Public Works Department
Draft Conditions of Approval
Vista Terrace of Belmont Memory Care Facility Project
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DRAFT
Conditions of Approval
for
1041 Hill Street
Rev: July 2, 2024
Prepared by RJA under the direction of Sean Rose, PE (SREI) Public Works Project Specific Conditions of Approval:

1. It appears temporary shoring may be required for excavation and construction of the proposed building, foundation and site improvements. The Applicant shall prepare and submit structural shoring design, plans, and calculations to the Building Department for review and approval prior to issuance of a Grading or Building Permit.

2. The Applicant shall provide the necessary offsite improvements by removing, replacing, constructing the existing curbs, gutter, sidewalk, driveways, asphalt pavement, retaining walls from the terminus point of the existing sidewalk, curb and gutter on the west side of Hill Street around the cul-de-sac to the upper driveway entrance as required by the Engineer prior to building occupancy. The Applicant shall install necessary signage on Hill Street to clearly direct pedestrians on Hill Street to the walkway onsite, the parking garage and building entrances. The Applicant shall be responsible for coordinating with the adjacent developer to match the proposed adjacent frontage improvements for the 800 Laurel Avenue project to ensure the proposed improvements constructed by this project is compatible with the required improvements for the 800 Laurel Avenue Project.

3. The Applicant shall prepare and submit design, details, structural plans and calculations to the Building Department and the Public Works Department for review and approval for the proposed retaining walls within the Hill Street public street right of way prior to issuance of a Building Permit. The Applicant shall also obtain an Encroachment Permit from the Public Works Department prior to starting any work within the public street right of way or easements. In addition, the Applicant shall be responsible for coordinating with the Public Works Department to execute a Permanent Encroachment Agreement for the proposed retaining walls within the Hill Street public street right of way prior to final acceptance of the required improvements on Hill Street. 201

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5. The Applicant shall prepare and submit a Grading and Drainage Plan for review and approval prior to issuance of a Grading or Building Permit. the Grading and Drainage Plan shall show detailed finished on-site grading and drainage design, including pad and finished floor elevations, top of curb, pavement elevations, finished grades on hardscape and/or landscape areas, storm water inlets, area drains, sizes of storm drains and connection points. All on-site storm drainage shall be captured onsite. No on-site private drainage shall be allowed to sheet flow directly onto Hill Street right of way.

Public Works Standard Conditions of Approval:

A. The following conditions shall be shown on plans submitted for a building permit and/or site development permit or otherwise met prior to issuance of the first building permit (i.e., foundation permit) and shall be completed and/or installed prior to occupancy and remain in place at all times that the use occupies the premises except as otherwise specified in the conditions.

Public Improvements:

1. Streets, sidewalks and curbs in need of repair within and bordering the project shall be repaired and/or removed and replaced in accordance with the Department of Public Works approved standards. Photographs or video of before condition are recommended.

2. New sidewalk, curb and gutter shall be installed in accordance with the Department of Public Works approved standards.

Grading and Drainage:

1. Roof leaders and site drainage shall be directed to a vegetated area onsite or the City stormwater drainage system. A dissipator box or other energy reduction method shall be used.

2. The owner/applicant shall submit C3 & C6 stormwater pollution prevention checklist, impervious calculation checklist and BMP measures checklist prior to design review approval.

MRP Regulated Project:

1. Project shall comply with all requirements of the Municipal Regional Stormwater NPDES Permit Provision C.3. Please refer to the San Mateo Countywide Water Pollution 202

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Prevention Program’s (SMCWPPP) C.3 Stormwater Technical Guidance Manual for assistance in implementing LID measures at the site. [Optional:
http://www.flowstobay.org/bs_new_development.php]

2. Treatment controls shall be designed and sized to treat run‐off from new and/or replaced impervious areas.

Source Control Conditions:

1. Trash storage areas (including recycling or food compactor areas or similar areas), wash areas, loading docks, repair/maintenance bays, and equipment or material storage areas shall be completely covered and bermed to ensure that no stormwater enters the covered area. Covered areas shall be sloped so that spills and washwater flow to area drains connected to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.

2. Interior level parking garage floor drains, and any other interior floor drains, shall be connected to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.

3. Efficient irrigation systems shall be used throughout all landscaped areas in accordance with the Model Water Efficient Landscape Ordinance.

4. On‐site storm drain inlets shall be clearly marked with the words “No Dumping! Flows to Bay,” or equivalent using thermoplastic material or a plaque.

5. Boiler drain lines, roof top equipment with drain lines, and/or equipment for washing and/or steam cleaning activities shall be connected to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.

6. Projects with architectural copper should, if possible, purchase copper materials that have been pre‐patinated at the factory. Whether patination is done offsite or onsite, applicant should consider coating the copper materials with an impervious coating that prevents further corrosion and runoff. If patination is done on‐site, implement one or more of the following:
a. Discharge the rinse water to landscaping. Ensure that the rinse water does not flow to the street or storm drain. Block off storm drain inlet if needed. b. Collect rinse water in a tank and pump to the sanitary sewer. Contact your local sanitary sewer agency before discharging to the sanitary sewer. 203

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c. Collect the rinse water in a tank and haul off‐site for proper disposal.

Biotreatment Measures:

1. Biotreatment measures (including bioretention areas, flow‐through planters shall be sized to treat run‐off from 100% of the applicable drainage area (all impervious areas and applicable landscaped areas) using flow or volume based sizing criteria as described in the Provision C.3.d of the MRP or using the simplified sizing method (4% rule of thumb), described in the C.3 Technical Guidance and based on the flow‐based sizing criteria in Provision C.3.d.i.(2)(c).

Operation & Maintenance (O&M) Conditions:

1. Property Owner shall enter into a Maintenance Agreement with the municipality to ensure long‐term maintenance and servicing by the Property Owner of stormwater site design and treatment control measures according to the approved Maintenance Plan(s).

The Maintenance Agreementshall be recorded for the property and/or made part of the CC&Rs.

Dust Control:

1. The owner/applicant must submit a dust control plan for approval by the Department of Public Works. To reduce dust levels, exposed earth surfaces shall be watered as necessary. The application of water must be monitored to prevent runoff into the storm drain system. Spillage resulting from hauling operations along or across any public or private property shall be removed immediately. Dust nuisances originating from the contractor’s operations, either inside or outside of the right-of-way must be controlled.

The measures must also include:
a. Water all active construction sites at least twice daily. b. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard.
c. Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites. d. Sweep daily (with watersweepers) all paved accessroads, parking areas and staging areas at construction sites.
e. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets.
f. Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for ten days or more). 204

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g. Enclose, cover, water twice daily, or apply non-toxic soil binders to exposed stockpiled materials.
h. Install sandbags or other erosion-control measures to prevent silt runoff to public roadways.
i. Replant vegetation in disturbed areas as quickly as possible. j. Watering should be used to control dust generation during the break-up of pavement. k. Cover all trucks hauling demolition debris from the site. l. Use dust-proof chutes to load debris into trucks whenever feasible. m. Water or cover stockpiles of debris, soil, sand or other materials that can be blown by the wind.
n. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be in proper running order prior to operation. o. Diesel powered equipment shall not be left inactive and idling for more than five minutes and shall comply with applicable BAAQMD rules.
p. Use alternative fueled construction equipment, if possible. q. All vehicle speeds on unpaved roads shall be limited to 15 mph. r. Post a visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 24 hours. The Air District phone number shall also be visible to ensure compliance with applicable regulations.

Construction Management Plan:

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a. Schedule
A project construction schedule shall be provided that includes the approximate date and expected time frame for each stage of construction. At minimum, the schedule shall include:
• Excavation & Shoring (as applicable)
• Below Grade & Foundation Construction
• Above Grade Construction & Framing
• Exterior & Interior Finish Work
• Public Frontage Improvements
• Offsite & Utility Improvements
b. Site & Logistics Plan
Site and logistics plan(s) shall be provided for each phase of project construction. Said plan(s) shall include:
• Location of Construction Fencing & Access Control for The Site • Proposed Circulation Pattern, including Access & Egress, for Each Phase of Construction • Location of Dewatering Tanks, Construction Trailer, Temporary Power Pole, & Restrooms
• Erosion & Dust Control Plans
• Security & Lighting Plans
• Location of Construction Staging Areas for Materials, Equipment, & Vehicles • Crane Plane (Location, Height, & Radius), as applicable • Construction Worker Parking
c. Traffic Control Plan
Routes for construction-related traffic (hauling, deliveries, works, etc.) shall be identified in consultation with the Department of Public Works. Grading, hauling, and construction delivery traffic shall be timed to avoid peak hour school and work commute traffic. The CMP shall identify the maximum size of construction equipment /trucks, during construction, expected temporary street closure and the use of flag personnel during construction, and the location of construction worker parking/car-pooling. Comprehensive traffic control measures shall be identified, including: any required detour signage, lane closures, and sidewalk closures. A 24 Hour Written notice must be given to the Public Works and Police Departments prior to lane closures. Trained flag persons shall be positioned at both ends of blocked traffic lanes to ensure safe movement of vehicles, and pedestrians.

The proposed traffic control plan may require review by a traffic engineer, to ensure an adequate intersection/driveway turning radius would be provided for large vehicles, and/or when other large projects are in construction at the same time. 206

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d. Noticing
The CMP shall include notice to property owners within 300 feet of the project site two weeks prior to grading, and identification of haul route(s) and staging area for the project. The notice shall also include a process for responding to, and tracking, complaints pertaining to construction activity, including identification of an on-site complaint manager. 24-hour advance written notice shall also be provided to adjacent property owners, adjacent businesses, and Public Works and Police Department personnel prior to all major deliveries, detours, and lane closures.
e. Road Conditions
Documentation of road pavement conditions shall be provided to the Public Works Department for all routes that will be used by construction vehicles, both before and after project construction. Roads found to have been damaged by construction vehicles shall be repaired to the level at which they existed prior to project construction.

B. The following conditions shall be met prior to the issuance of the first building permit (i.e., foundation permit) and/or site development permits except as otherwise specified in the conditions.

Public Works Permits:

2. The property owner/applicant shall apply for and obtain a Permanent Encroachment agreement from the Department of Public Works, with approval by the City Council, for a structure, retaining wall, awning, or other features constructed in the public rightof-way, easement or on property in which the City holds an interest.

3. Property owner/applicant shall apply for and obtain a grading permit from the Department of Public Works. The grading permit fee is based on the total amount of earth moved including cut and fill.

Other Agency Permits:

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receives a complete NOI package (original signed NOI, vicinity map, and check).

Applicant shall also submit copies of the NOI and SWPPP to the City for review and approval. Throughout the project life, the SWPPP shall be revised as necessary to accommodate site changes during to construction.

Grading and Drainage:

2. The owner/applicant shall submit a grading plan prepared by a California-registered Civil Engineer in accordance with City Grading Ordinance, Chapter 9, Section 3 of the City Code, with a grading permit application, for approval by the Department of Public Works and Building Division prior to any grading or clearing being performed on-site. a. The applicant should note that if the proposed grading meets one or more of the criteria outlined in Section 9-23 of the City Code, a Planning Commission review will be required. Caution: If the total grading quantity changes after Planning Commission approval, a new grading approval may be required.

The applicant may choose to complete the grading plan and calculations early in the planning process to limit delays in scheduling this review. (See Section 9-28 of City Code for review process).
a. The plan shall incorporate the following restrictions:
i. All soils stockpiled on the site during construction shall be covered or otherwise protected from wind and water erosion.
ii. During construction, erosion and sedimentation control plans shall be implemented in order to retain sediments on-site.
iii. Site grading and finished construction shall be designed and executed in such a manner as to avoid diverting runoff onto other properties. iv. Restrictions and recommendation of the Geologic and Soils report as approved by the City’s Geologist.

Utilities:

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e. If PG&E is requiring the developer to put in the gas and/or electrical connection, then the developer must submit plans for the encroachment to the Department of Public Works.

NPDES Stormwater Controls:

1. The applicant shall submit an erosion and sedimentation control plan describing Best Management Practices(BMPs) to be used to prevent soil, dirt, and debris from entering the storm drain system. The plan shall include the following items:
a. A site plan showing the property lines, existing and proposed topography, and slopes; areas to be disturbed, locations of cut/fill and soil storage/disposal area; areas with existing vegetation to be protected; existing and proposed drainage patterns and structures; watercourses or sensitive areas on-site or immediately downstream of project; and designated construction access routes, staging areas and washout areas. b. Erosion and sediment controls to be used during construction, selected as appropriate from the California Regional Water Quality Control Board, San Francisco Bay Region Erosion and P.O. Box 791, Oakland, CA 94604-0791. c. Methods and procedures to stabilize denuded areas and install and maintain temporary erosion and sediment control continuously until permanent erosion controls have been established.
d. Provision for preventing erosion and trapping sediment on-site, such as sediment basins or traps, earthen dikes or berms, fiber rolls, silt fence, check dams, storm drain inlet protection, soil blankets or mats, coversforsoilstock piles and/or other measures. e. Provisions for installing vegetative cover in disturbed areas, including areas to be seeded, planted, and/or mulched, and types of vegetation proposed. f. Provision for diverting on-site runoff around exposed areas and diverting off-site runoff around the project site (e.g., swales and dikes). g. Notes, specifications, and/or attachments describing the construction, operation and maintenance of erosion and sediment control measures, including inspection frequency; methods and schedule for grading, excavation, filling clearing of vegetation and storage and disposal of excavated or cleared material; types of vegetative cover and mulch, including methods and schedules for planting and fertilization; and provisions for temporary and permanent irrigation.

2. All plans shall conform to the requirements of the City NPDES stormwater discharge permit and the San Mateo Stormwater Pollution Prevention Plan (STOPPP). The project plans shall include permanent storm water quality protection measures. The project plans shall identify Best Management Practices (BMPs) appropriate to the uses to be conducted on-site to effectively prohibit the discharge of pollutants with storm water run-off. A Maintenance and Operation Agreementshall be prepared by applicant incorporating the conditions of this section.
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Property owners/associations shall implement a regular program of sweeping and litter control at these sites.

MRP Regulated Project:

1. Applicant shall prepare a Stormwater Management Plan (SWMP) that includes, at a minimum, exhibit(s) showing drainage areas and location of Low Impact Development (LID) treatmentmeasures; project watershed;total projectsite area and total area of land disturbed;total new and/orreplaced impervious area;treatmentmeasures and hydraulic sizing calculations; a listing ofsource control and site designmeasuresto be implemented at the site; hydromodification management measures and calculations, if applicable; NRCS soil type;saturated hydraulic conductivity rate(s) at relevantlocations or hydrologic soil type (A, B, C or D) and source of information; elevation of high seasonal groundwater 210

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table; a brief summary of how the project is complying with Provision C.3 of the MRP; and detailed Maintenance Plans for each site design, source control and treatment measure requiring maintenance.

Site Design Conditions:

1. Self‐treating areas must be designed to store and infiltrate the rainfall that lands on the self‐treating area. Refer to Section 4.2 of the C.3 Technical Guidance.

Refer to Section 4.3 of the C.3 Technical Guidance.

Treatment Control Conditions

1. No treatment measures(other than properly sealed and screened cisterns or rain barrels) shall have standing water more than 5 days, for vector control.

Infiltration Measures

1. All infiltration devices shall be located and designed to ensure no damage will occur to surrounding improvementsfrom underground water.

2. Soil media within the bioinfiltration measure shall consist of 18 inches of biotreatmentsoil consistent with the Attachment L of the MRP.

3. Other parameters of final design shall be consistent with the design guidelines presented in the latest version of the C.3 Technical Guidance.

Biotreatment Measures:

1. Plant species used within the biotreatment measure area shall be consistent with Appendix A of the C.3 Technical Guidance.

2. Biotreatmentsoil mix for biotreatment measuresshall have a minimum percolation rate of 5 inches per hour and a maximum percolation rate of 10 inches per hour and shall be in conformance with Attachment L of the MRP, which is included in Appendix K of the C.3 Technical Guidance.

3. Design of biotreatment measuresshall be consistent with technical guidance for the applicable type of biotreatment measure provided in Chapter 6 of the C.3 Technical Guidance.
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Operation & Maintenance (O&M) Conditions:

1. A Maintenance Plan for every stormwater treatment control [and/or HM] measure or applicable site design measure, inclusive of maintenance and inspection checklists and Maintenance Inspection Report Forms, shall be submitted to the City for review and approval prior to issuance of a grading permit. A copy of the final, approved Maintenance Plan(s) shall be made a part of the Maintenance Agreement [and the Conditions, Covenants and Restrictions(CC&Rs)]recorded for the property. A copy of the final, approved Maintenance Plan(s) shall also be on file at the municipality’s Public Services Department.

C. The following conditions shall be met prior to occupancy except as otherwise specified in the conditions.

Public Works Permits:

1. The property owner/applicantshall apply for and obtain an administrative permanent encroachment agreement from the Department of Public Works, for placement of non-standard materials within the public right-of-way.

3. Failure to comply with any permit condition may result in a “Stop Work” order or other penalty.

Other Agency Permits:

1. The project includes construction or installation of stationary equipment that may cause air pollution. The applicant should contact the Bay Area Air Quality Management District (415-771-6000) to determine if an air quality permit is required.

Public Improvements:

1. "As-built" drawings for any public improvement including streets, sewers, etc. shall be submitted to the City in AutoCAD on CD ROM.
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Grading and Drainage:

1. Grading shall be performed in accordance with the City Grading Ordinance, Chapter 9 of the City Code. Soil or other construction materials shall not be stockpiled in the public right-of-way unless an encroachment permit is obtained from the Department of Public Works. Grading shall neither be initiated nor continued between November 15 and April 15. Grading shall be done between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday unless otherwise specifically authorized by the Director of Public Works.

The Stormwater Pollution Prevention Program Best Management Practices (BMPs) for construction shall be implemented to protect water quality.

NPDES Stormwater Controls:

1. The owner/applicant shall ensure that all construction personnel follow standard BMPs for stormwater quality protection during construction of project. These includes, but are not limited to, the following:
a. Store, handle and dispose of construction materials and wastes properly, so as to prevent their contact with stormwater.
b. Control and prevent the discharge of all potential pollutants, including solid wastes, paints, concrete, petroleum products, chemicals, washwater or sediment, and nonstormwater discharges to storm drains and watercourses. c. Use sediment controls, filtration, or settling to remove sediment from dewatering effluent.
d. Do not clean, fuel, or maintain vehicles on-site, except in a designated area in which runoff is contained and treated.
e. Delineate clearing limits, easements, setbacks, sensitive or critical areas, buffer zones, trees, and drainage courses with field markers or fencing. f. Protect adjacent properties and undisturbed areas from construction impacts using vegetative buffer strips,sediment barriers or filters, dikes, mulching or other measures as appropriate.
g. Perform clearing and earth moving activities only during dry weather (April 15 through November 14).
h. Limit and time applications of pesticides and fertilizersto prevent polluted runoff. i. Limit construction access routes and stabilize designated access points. 213

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j. Do not track dirt or other materials off-site; clean off-site paved areas and sidewalks using dry sweeping methods.

1. If construction is not complete by the start of the wet season (November 15 through April 15), prior to November 15 the developer shall implement a winterization program to minimize the potential for erosion and sedimentation. As appropriate to the site and status of construction, disturbed soils through temporary or permanent seeding, mulching, matting, tarping or other winterization requirements shall include inspecting/maintaining/cleaning all soil erosion and sedimentation controls prior to, during, and immediately after each storm event; stabilizing physical means; rocking unpaved vehicle access to limit dispersion of mud onto public right-of- way; covering/tarping stored construction materials, fuels, and other chemicals. Plans to include proposed measures to prevent erosion and polluted runoff from all site conditions. As site conditions warrant, the Department of Public Works may direct the developer to implement additional winterization requirements.

Source Control Conditions:

2. Air conditioning condensate shall drain to landscaping, or alternatively may be connected to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.

Operation & Maintenance (O&M) Conditions:

1. Property Owner shall be responsible for conducting all servicing and maintenance as described and required by the treatment measure(s) Maintenance Plan(s).

Maintenance of all site design and treatment control measuresshall be the owner’s responsibility.

2. Approved Maintenance Plans shall be kept on‐site and made readily available to maintenance crews. Maintenance plans shall be strictly adhered to.

3. By April 1 each year, Maintenance Inspection and Servicing Reports for the stormwater treatmentsystems shall be submitted to the municipality for the previous calendar year (January 1 through December 31).

5. Property Owner shall be required to pay for all municipal inspections of installed stormwater treatmentsystems as required by the Regional Water Quality Control Board or the municipality.
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Installation Conditions:

1. Applicantshall coordinate installation of stormwater treatment measures with the municipality and shall arrange to have a municipal Special Inspector or designated third party inspector present at the time of installation. Applicant shall be responsible for all fees associated with special stormwater inspections during construction.

End.
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PA2023-0006
Planned Development, Conceptual Development Plan,
Detailed Development Plan, Design Review, Grading
Permit, Tree Removal Permit, Conditional Use Permit,
and Encroachment Permit for a Memory Care Facility.
1041 Hill Street
ERDMAN
GAHC4 BELMONT CA ALF LLC
APN 045-152-540 & 045-152-570
Planned Development (PD)
Institution (IN)
Categorically Exempt, CEQA Guidelines 15332, (InFill Development Projects) MEETING OF AUGUST 20, 2024
AGENDA ITEM NO. 7C
APPLICATION I.D.:

APPLICATION TYPE:

LOCATION:

APPLICANT:

OWNER:

APN:

ZONING:

GENERAL PLAN DESIGNATION:

CEQA DETERMINATION:

PROJECT SUMMARY
The applicant is requesting a Planned Development Zone Amendment, Conceptual Development Plan, Conditional Use Permit and associated Detailed Development Plan, Grading Plan, Design Review, Tree Removal Permit, and an Encroachment Permit to demolish the existing approximately 8,528 square-foot (SF), two-story, skilled nursing home building and replace it with a 24,806 SF, three-story, 36-unit, memory care building.

RECOMMENDATION
Staff recommends that the Planning Commission adopt the attached resolutions recommending the City Council approve the Planned Development Zone Amendment, Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Permit, Tree Removal Permit, and Encroachment Permit for the site.1
1 Please note: This recommendation is made in advance of public testimony or Commission discussion of the project. At the public hearing, these two factors, in conjunction with the staff analysis, will be considered by the Commission in rendering a decision on the project.
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PROJECT LOCATION
The project site is located west of the Ralston Avenue & 6th Avenue intersection (See Figure 1). The site is bounded by 6th Avenue to the north and Hill Street to the west. The site is surrounded by single-family residences to the west and commercial/retail to the east. The project site has a steep upslope from Sixth Avenue to the rear of the site.

Figure 1 – Vicinity Map
Image provided by Traffic Patterns, 1041 Hill Street Traffic & Parking Analysis., February 2024.

GENERAL PLAN DESIGNATION
The site has a General Plan Land Use designation of Institution. The Institution land use designation applies to educational, cultural, faith-based and health-related services, and it may include a residential component. No set density/intensity standards are defined for this designation; rather, the Planned Development process defines these development standards on a project-by project basis.

ZONING
The project site is currently zoned as Planned Development (PD) permitted for assisted living and convalescent hospital land uses. Districts within the City of Belmont are established to provide space in suitable locations for the various types of uses to accommodate the needs in the City, and to provide a means of regulating the density and distribution of the population in conformance with the purposes of the comprehensive General Plan.
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BACKGROUND
The project site (1041 Hill Street and 900 6th Avenue) is part of a Planned Development. The overall site area was developed in phases over the past four decades, as noted via the approved entitlements below:
• 1960 – Conditional Use Permit for the use and construction of a Sanitarium. • 1973 – Minor Subdivision (1021 & 1041 Hill Street).
• 1973 – A Rezone from Multi Family Residential (R-4) to Planned Development Residential. • 1998 – A Planned Development rezone, Conceptual Development Plan, General Plan and Specific Plan Amendments, and Addendum to the Downtown Specific Plan EIR for an Assisted Living facility and a Convalescent Hospital Facility (formally the Sanitarium building).
• 1999 – Lot Line Adjustment to consolidate two parcel (APN 045-152-540 & 045-152-570).

SITE DESCRIPTION
The project site is currently occupied by the Vista Terrace of Belmont senior living community and an unoccupied skilled nursing facility building. The existing Assisted Living facility building was constructed in 1998 and consists of a 3-story building constructed into the hillside with access to 6th Avenue from the lowest level. There are no plans to change the existing Assisted Living facility. The existing skilled nursing facility was constructed in approximately 1960 and is located adjacent to the occupied Assisted Living facility. Parking spaces are shared between the two buildings.

PROJECT DESCRIPTION
As previously mentioned, the applicant is proposing to demolish the existing skilled nursing facility and construct a new 24,806 SF, three-story, 36-unit Memory Care facility. The proposed building would include two levels of residences over two stories of parking and resident amenity space. The Memory Care facility would be connected to the Assisted Living facility by a covered corridor.

Parking would continue to be shared between the two buildings.

Building Design
The proposed design of the Memory Care facility building will be contemporary in design and would be similar in architecture and style as the onsite Assisted Living facility building. The proposed design of the building includes a complimentary palette of materials, colors, and recessed building walls that break up the various building planes. The proposed building would include two levels of residences over two stories of parking and resident amenity space and includes design elements that would mitigate for project bulk and create visual interest at the pedestrian level (See Figure 3). 218

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Figure 3 – Building Design, Colors & Materials
Floor Plan Summary
The interior floor plan will include 42 Memory Care beds distributed through a mix of 30 single and six companion units. The 36-unit community will be divided into two households, with 21 residents on each level. Resident levels will have individual bathrooms in each unit with large roll-in showers, shared living and dining rooms, and hospitality style serving kitchens. The first floor of the building will provide lobby space for visitors, salon space for residents, and a therapy suite for a 3rd party health service provider. Kitchen service will be provided from the existing Assisted Living facility kitchen with access through the elevator and covered walkway.

Landscaping
The project site is currently occupied by the existing senior living community and an unoccupied skilled nursing facility building. The site is currently landscaped throughout the site and along roadway frontages. New landscaping will be planted along the perimeter of the proposed memory care development. Landscape plantings have been selected for compliance with water efficiency and landscape requirements identified by the Mid-Peninsula Water District. The project landscape plans include a complete irrigation system layout with additional details for irrigation components and installation. (See Sheets L.0.0 – L.6.0 for Landscaping & Irrigation Plan details). 219

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Lighting
Exterior site lighting would be installed at the parking areas and along the perimeter of the proposed building site. A condition of approval has been included requiring a final lighting plan and a photometric study at the time of Building Permit submittal; a final lighting review shall occur after installation of project lighting and before final Building Permit inspection.

Parking Analysis
The parking standards in the Belmont Zoning Code for the Memory Care use is regulated under Miscellaneous Uses that provides a parking ratio for the care of the aged or the convalescent2.

Although the proposed Memory Care use is not an exact fit in this category it is similar in nature.

Parking Ordinance Section 8.4.8 (c) includes a parking ratio that requires one (1) parking space for each four beds/residents, one (1) parking for every two (2) staff employees, and one (1) space per doctor. Based on the parking analysis provided on the project plans, a total of 50 spaces would be required between the existing assisted living community and proposed memory care land uses. The project will provide a total of 34 on-site parking spaces between the two land uses, a deficiency of 16 spaces. Planned Development Finding 5 in part states, “…that where an applicant's proposed offstreet parking is less than that set forth by the standards of Section 8 of this Ordinance, circumstances are such that it would be a practical difficulty or create a physical hardship on the applicant for him to conform to the standards of Section 8. This finding is evaluated in the attached Resolution (Attachment II).

PD Parking Standards
The existing PD zoning for the site established a parking standard that requires 41 parking spaces between the two existing land uses. The site improvements from the proposed memory care facility will result in the loss of seven parking spaces (from 41 to 34 parking spaces). The loss of parking spaces is due to the reconfiguration of the site to construct the proposed fire control room, generator room, roof access stairs, solid waste and recycling alcoves, and to provide van accessible parking, and dedicated shuttle bus parking.

Although the project provides fewer parking spaces than the existing PD parking standard and the Parking Ordinance, the loss of parking is not expected to result in any impacts to the community as future Memory Care residents will not be driving due to their medical needs; the project does expand visitor and staff parking on-site. While some tenants of the assisted living community can drive, currently only three of the 68 tenants have vehicles that are parked on-site, and the remainder of the assisted living tenants rely on an on-site shuttle bus for transportation to appointments, errands, and outings organized by the facility. The existing shuttle bus will also support the proposed memory care facility tenants. (Traffic Patterns, Traffic and Parking Analysis, February 15, 2024). In addition, nine parking spaces and one loading space in the 6th Avenue right-of-way would also be available to employees and visitors.
2 BZO Sec. 8.4.8 (c) uses: Rest Homes, Nursing Homes, Sanitariums, Convalescent Homes or Institutions for the Aged or for Children.
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Bicycle Parking
No bicycle parking is currently provided on-site. The proposed site improvements include the addition of nine new bicycle parking spaces on the upper level that will serve staff and local visitors.

Site Access & Circulation
Primary access to the site is provided via two site driveways on Hill Street (See Figure 2). One driveway serves the lower-level parking and the main entrance to both buildings on site with a roundabout and drop-off area. The other driveway serves the upper-level parking and would be a secondary entrance to the Memory Care facility.

Figure 2 – Driveway Access
Source: Google 2D Image, 2024
The primary site entrance on the lower level currently operates as a shared-used vehicle and pedestrian driveway. The existing onsite drive aisle currently does not meet the minimum aisle width for twoway traffic. To accommodate a standard size 24-ft aisle width, the project is converting the lowerlevel standard parking spaces to compact parking spaces and reducing the width of the existing pedestrian pathway along the driveway aisle. The compact parking spaces and modification to the pedestrian pathway will accommodate a wider drive aisle that is consistent with City standards and allow additional space for vehicles to safely back out onto the drive aisle (See Figure 3 on next page). 221

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Figure 3 – Proposed Lower Level Drive Aisle Site Improvements Graphic provided by Traffic Patterns, 1041 Hill Street Traffic & Parking Analysis., February 2024.

The proposed site improvements will also provide a raised pedestrian sidewalk to separate vehicle traffic from pedestrians.

Emergency Access & Offsite Improvements
The project applicant has submitted and received approval from San Mateo Consolidated Fire for an Alternative Means and Methods Request (AMMR) Application for aerial apparatus access. Existing site constraints would make it infeasible to provide aerial apparatus access and perimeter building access that would meet California Fire Code requirements. San Mateo Consolidated Fire has granted the applicant’s AMMR, which includes mitigation in the form of two sets of staircases with roof access, a firefighter footpath around the building perimeter with exterior standpipes, and increased sprinkler hydraulic requirements.

The project would require extending the paving, constructing retaining walls, and demolishing and reconfiguring the entry drive aisle curbs at the end of Hill Street. These improvements are necessary to allow adequate firetruck turnaround space as specified by the San Mateo Consolidated Fire Department and the guidelines provided in the 2022 California Fire Code. 222

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Traffic
A Traffic and Parking Analysis was prepared by Traffic Patterns, and peer reviewed by the City’s traffic consultant Advanced Mobility Group for the project. A copy of the traffic and parking analysis and peer reviews is included as Attachment VI. The analysis includes an evaluation of the potential traffic impacts. It was determined that the proposed project with its low trip generation3 land uses will result in six (6) less vehicle trips per day. The traffic analysis concluded that the proposed Memory Care facility will not have any significant impacts to the surrounding community (Traffic Patterns, Traffic and Parking Analysis, February 15, 2024).

Solid Waste and Recycling
Solid waste and recycling are separate from the existing Assisted Living facility and the new Memory Care facility. The Assisted Living facility has a trash collection on 6th Avenue, while the Memory Care facility will have a new dumpster area at the Hill Street access point to serve the building independently.

The project will conform to the City’s and Recology San Mateo County requirements for solid waste and recycling. The project applicant has received a will-serve letter from Recology San Mateo County, which has capacity to provide recycling, composting, and garbage services to the project.

Grading Plan
Grading estimates have been provided on Sheet C1.0 of the project plans (Title Sheet). Estimated earthwork quantities for the project include 1,570 cubic yards (CY) of cut and 280 CY of fill (1,290 CY of off haul).

As part of the project, retaining walls are proposed within the Hill Street right-of-way. The exact wall location is delineated on Sheet C3.0 of the Grading and Drainage Plan. The project entitlements include an Encroachment Permit for the retaining wall within the public right-of-way. The Encroachment Permit is discussed further in this report.

Geotechnical
The applicant has submitted a Geotechnical Investigation prepared by Langan Engineering and Environmental Services dated January 5, 2023. A copy of the geotechnical investigation is included as Attachment V. The report and letter were peer-reviewed by the City’s Consulting Geologist in a letter dated March 15, 2023. A copy of the letter is also included in Attachment V. The City Geologist’s recommendations for plan review and construction inspections are included in the conditions of project approval.
3 Trip Generation is a measure of how many vehicle-trips a site generates over a typical weekday during the AM and PM commute periods of the day.
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PROJECT ANALYSIS
As discussed previously, the project would amend the existing PD District. The PD zoning district allows flexibility of design in accordance with the goals, policies, and objectives of the General Plan.

In accordance with the City’s submittal requirements, the applicant’s Conceptual Development Plan (CDP) and Detailed Development Plan (DDP) submittal illustrates the location of existing and proposed buildings, including their maximum height, floor area ratio (FAR), preliminary landscaping, circulation, parking areas, and relationships to the surrounding uses.

Planned Unit Development (PD District)
The project proposes to amend the existing PD zoning district of the site. The PD zoning district is designed to accommodate various types of development, such as single-family residential developments, multi-family developments, neighborhood and community shopping centers, mixeduse developments, professional and administrative areas, commercial service centers, industrial parks, and other uses or a combination of uses which can be made appropriately a part of a PD. The district is established to allow flexibility of design that may differ from the strict application of the development standards contained within the Belmont Zoning Ordinance, in accordance with the objectives and spirit of the General Plan.

Zoning Conformance – Conceptual and Detailed Development Plans As noted above, the project includes amending the existing PD zoning district; approval is subject to the review of Section 12 of the Belmont Zoning Ordinance. Unlike properties in other zoning districts, properties seeking an amendment to a PD designation are typically governed by a two-step review process: First, general issues of land use, site plans and circulation plans are reviewed by way of a Conceptual Development Plan (CDP). More detailed issues, such as building architecture, landscaping, parking layout, grading/drainage, tree removal, and lighting are evaluated by way of a Detailed Development Plan (DDP). However, this application request includes both a CDP and DDP for concurrent consideration. As part of the DDP, a Conditional Use Permit (CUP), Design Review, Grading Permit, and Tree Removal Permit are also required to be evaluated and approved.

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Table 1:

Project Data (CDP/DDP Standards)
Criteria Existing PD Standards Proposed PD Standards
Use(s) Assisted Living & Convalescent
Hospital
Assisted Living & Memory Care
Lot Size 58,142 SF. No Change
Square Footage 57,191 SF. (for all buildings) 73, 469 SF. (for all buildings) FAR 0.984 FAR. (for all buildings) 1.26 FAR. (for all buildings) Height 40’ 55’
Landscaping % Approx.18.8% Approx. 19.6%
Walls & Fences As per approved 1998 DDP plans As per approved DDP plans Parking Spaces: 41 34 (12 Compact 22 Standard)
Loading Space 1 space located on 6th Ave. No Change
Bicycle Parking None 9
Setbacks
Front (6th Avenue) 0’ to 3’ 0’ to 3’
Rear (South) 11’ 6’ 15’
Side (East) 5’ 11’ 7’
Corner Street Side
(Hill Street) 19’ 6 24’ 4”
Design Review
As noted earlier, the project proposes to amend the PD zoning district development standards of the site. The amended PD designation seeks to modify the objective standards (setbacks, building height, FAR and parking ratio) in the zoning code to allow flexibility of the building design. The Planning Commission is required to assess Design Review pursuant to the findings in BZO Section 13.5.2 in Attachment II.

Grading Permit
In accordance with the Belmont City Code (Chapter 9 Grading, Section 9-22), a Grading Permit is required for a project in the following cases:
• The combined volume of material excavated and filled will exceed fifty (50) cubic yards. • The depth of any cut or fill will exceed two (2) feet at its deepest point measured from the natural ground.
• Grading and/or vegetation removal will disturb an area of more than two thousand (2,000) square feet. Trenching, boring, or other excavation as part of a geologic or geotechnical investigation required by the city.
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Section 9-23 establishes the threshold when review is required by the Planning Commission, if one or more of the following exists with the proposed project:
• The combined volume of material excavated and filled will exceed five hundred (500) cubic yards. • Grading and/or vegetation removal will disturb an area greater than six thousand (6,000) square feet.
• Grading will endanger an existing protected tree, as defined herein, which could otherwise be saved by redesigning the project.

Based upon the thresholds identified above the project is subject to Planning Commission review for a Grading Permit. The findings for the Grading Permit are included in Attachment II. Based on reviews by City departments and the City’s consulting geologist to assess site stability, no immediate safety concerns or hazards have been identified for the subject site or adjacent properties. The project is required to implement the geotechnical investigation’s design and construction recommendations per the project Conditions of Approval. Therefore, as proposed, and conditioned, the project will not endanger the stability of the site or adjacent properties.

Tree Removal
According to the project plans, the project includes removal of a right-of-way tree4 due to direct conflicts with the site plan. A right-of-way tree is considered a protected tree in the Tree Ordinance.

The Tree Ordinance indicates that for each protected tree removed, the applicant shall plant a Preferred Species tree, minimum 15-gallon size, or pay an in-lieu planting fee. The landscape plan for this project includes a (24” box size Eastern Redbud tree) Preferred Species trees meeting the Replacement tree requirement. Thus, staff is recommending that the Tree Removal Permit be granted for the project.

PERMANENT ENCROACHMENT PERMIT
As part of the project, retaining walls and other offsite improvements are proposed within the Hill Street right-of-way and require a Permanent Encroachment Permit. The improvements are necessary to allow adequate firetruck turnaround space as specified by the San Mateo Consolidated Fire Department and the guidelines provided in the 2022 California Fire Code. Section 22-6 of the City Code requires a determination by the Director of Public Works and a recommendation by the Planning Commission, prior to review of Permanent Encroachment Permits by the City Council. The requisite findings for the Permanent Encroachment Permit are provided in the attached Resolution (Attachment II).
4 Belmont City Code Sec. 25-2. – Definitions:
• Right-of-Way Tree means a tree located in a public street right-of-way. • Protected Tree means a Principal Native Tree, a City Tree, a Replacement Tree, a Right-of-Way Tree, or a Large Diameter Tree.
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ENVIRONMENTAL CLEARANCE (CEQA)
Applicability of CEQA Categorical Exemption
Per Section 21084 of the Public Resources Code, the CEQA Guidelines includes a list of classes of projects which have been determined not to have a significant effect on the environment and are exempt from the provisions of CEQA. CEQA Guidelines Section 15332 In-Fill Development Projects, or Class 32, consists of projects characterized as in-fill development meeting the conditions described below:
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
(c) The project site has no value as habitat for endangered, rare or threatened species. (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
(e) The site can be adequately served by all required utilities and public services.

The project qualifies as Categorically Exempt under the California Environmental Quality Act (CEQA), Section 15332 (“In-Fill Development Projects”) because it is characterized as an in-fill development which is consistent with the applicable General Plan and zoning designation; is on a project site that is less than five acres; contains no value as habitat for endangered, rare, or threatened species; would not result in any significant effects relating to traffic, noise, air quality, or water quality; and the site can adequately be served by all required utilities and public services.

Based on the information and analysis provided in the Categorical Exemption CEQA documentation in Attachment IV, the proposed project qualifies for an exemption under CEQA Section 15332, InFill Development Projects.

NEIGHBORHOOD OUTREACH
The applicant performed neighborhood outreach as detailed in the Neighborhood Outreach submittal provided for this report (Attachment IX). The applicant reported mailing notices to property owners (within 300 feet of the site) informing them of the project and inviting the neighbors to an on-site meeting. Several residents of the existing Vista Terrace Assisted Living facility, family members, and staff attended the meeting, where the applicant and their team addressed questions. It appears the applicant has achieved the neighborhood outreach strategy tasks required by the City.

FINDINGS FOR APPROVAL
The various requests require the Planning Commission to make certain findings in order to recommend approval or denial of the project. Attachment II includes the required findings for the Planned Development Zone Amendment, Conceptual Development Plan, Detailed Development Plan, Conditional Use, Design Review, Grading Permit, Tree Removal Permit, and Encroachment Permit.
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September 18, 2024
Mr. Rob Gill, Senior Planner
City of Belmont Community Development Department
1 Twin Pines Lane, Suite 110
Belmont, California 94002
Subject: Geotechnical Engineering Peer Review
Proposed Vista Terrace of Belmont Memory Care Facility
1041 Hill Street, Belmont, California 94002
Atlas Project No. 91-57787-B13A
Dear Mr. Gill:

In accordance with your request, Atlas Technical Consultants (Atlas) has reviewed for the City of Belmont (City) the geotechnical engineering aspects for the proposed new memory care facility to be located at 1041 Hill Street in the city of Belmont, California. Our review included the following scope of work:
 Review of a geotechnical report prepared by Langan Engineering and Environmental Services, Inc. (Langan), titled, Geotechnical Investigation, 1041 Hill Street, Belmont, California, dated January 5, 2023.
 Review of submitted project architectural plans prepared by Erdman Company, Sheets G001, G010, G110, AD100, AS100, A100 through A104, A200 through A202, A300, A301, A340 and A341, Zoning Application Set, dated February 8, 2023.
 Review of the submitted Topographic and Boundary Survey prepared by Luk and Associates, two sheets, dated December 2022.
 Review of submitted project civil site improvements plans prepared by Coffman Engineers, Sheets C1.0 through C9.0, and C6.1 (Design Development Set), dated February 02, 2023.  Review of available published and unpublished geologic information relevant to the proposed project.
 Review of site photos taken during site reconnaissance by a State of California registered Geotechnical Engineer on February 23, 2023.
 Review of the geotechnical engineering peer review letter for the proposed Vista Terrace of Belmont Memory Care Facility, prepare by Atlas, dated February 23, 2023.  Preparation of this geotechnical engineering peer review letter.

PROJECT SUMMARY
The purpose of our geotechnical engineering services is to re-evaluate the project conformance with the minimum public safety standard for projects that meet the Seismic Hazard Mapping Act of 1990 definition of a project following the receipt of public comment on item 7.C on the August 20, 2024, Planning Commission Agenda. The public comment claimed that the landslide hazard evaluation statements made by Langan as the project geotechnical consultant (Consultant) in the geotechnical report and by Atlas as the City’s reviewer (Reviewer) in the peer review letter were erroneous based on the public review of the available CGS online hazard maps, and requested to fully incorporate the state mandated SHMA maps and procedures into the City’s planning and review process for protection of the public health and safety from the effects of the geologic and seismic hazards caused by earthquakes. 241
Atlas Project Number 91-57787-B13A
September 18, 2024
2 In this review, it is our understanding that the project submittals to your office have not changed, and the existing 2-story building for the Former Skilled Nursing Facility (FSNF) will be demolished and replaced with a 3-story building for the new Memory Care Facility (MCF) consisting of a lower-level for parking spaces and two upper levels for living spaces. The new MCF and the existing senior living community along the eastern boundary of the MCF would be separated by the existing paved entrance driveway with a roundabout drop off area. Site demolishing will include the existing curb and gutter, and the existing utilities. All the existing retaining walls and the existing covered parking structure north of the FSNF and across from the existing senior living community will remain in-place. Other associated improvements include new retaining walls within the MCF footprint and at the end of Hill Street, storm drain system, bioinfiltration planter, infrastructures, and utilities. The civil site improvement plans indicate site grading incorporates cuts and fills during construction and most of the excavated cut quantities are planned for hauling off-site. The Consultant provided geotechnical recommendations for foundation design of the new MCF consisting of shallow isolated or continuous spread footings constructed directly on the underlying bedrock. The Consultant also presented an option for using drilled pier foundations to support the new MCF in the area adjacent to retaining walls where a new spread footing may induce a surcharge load onto an adjacent wall. The structural plans for the project were not available at the time of this review.

SITE RECONNAISSANCE AND SITE CONDITIONS
The project site is located south of the intersection of Hill Street and 6th Avenue adjacent to the existing senior living community and is currently occupied by the existing two-story FSNF and an upper-level driveway. The opposite side of the upper-level driveway is open parking spaces which is the covered parking structure planned to remain in-place at the lower-level driveway across from the senior living community. The outside edge of the southern end of the upper-level driveway is supported by a retaining wall adjoining the western side of the roundabout area at the lower-level driveway. The existing FSNF is bordered along the northern, western and southern boundaries with retaining walls of variable heights at the grade difference between the adjoining properties. These retaining walls are planned to remain inplace.

Topographically, the terrain surrounding the site generally descends toward the northeast at a gradient of about 4H:1V. The paved surfaces for the upper- and lower- driveways are nearly flat with elevation difference of about 10 feet.

An Atlas California-registered Geotechnical Engineer performed a site reconnaissance on February 23, 2023, to confirm that the site conditions were generally as described in the reviewed documents. No additional site reconnaissance was made since that time, however, the photographs taken for the prominent site features during the 2023 site reconnaissance were assessed for this review.

GEOLOGY AND SUBSURFACE CONDITIONS
According to the published geologic mapping of the site vicinity (Pampeyan, 1994), the site is underlain by the Franciscan Sandstone unit, and the inactive Belmont Fault southwest of the site separates the Franciscan Sandstone and Franciscan Chert units on the northeast and southwest sides of the fault. The subsurface conditions described in the Consultant geotechnical report consists of stiff sandy clay of low to moderate expansion potential overlying Franciscan Assemblage bedrock comprising of weathered graywacke, sandstone, shale, and present at the ground surface to a depth of 10 feet below the ground surface (bgs). According to the Seismic Hazard Zone Report for the San Mateo 7.5-minute quadrangle (CGS, 2018), no landslides have been mapped or otherwise indicated as being near the project site including the active and unstable landslide deposits approximately 1,000 feet southwest of the site shown on Pampeyan 1994 geologic map. The Franciscan sandstone unit (KJs) mapped at the project site is 242
Atlas Project Number 91-57787-B13A
September 18, 2024
3 known to have landslides occurred in the form of rockslides and was generally considered one of the bedrock units susceptible to landsliding in the San Mateo quadrangle (CGS, 2018). The strength compiled for the (KJs) unit in San Mateo quadrangle (CGS, 2018) has a mean effective friction angle of 23 degrees and no cohesion but has higher strength based on site-specific effective friction angle of 27 degrees and apparent cohesion of 250 pounds per square feet (Langan, 2024, personal communication via email). Groundwater conditions in the prior explorations was first encountered in a 1998 boring at a depth of 20 feet bgs, however, the 2022 explorations did not encounter groundwater in any of the borings advanced to a maximum depth of 20 feet bgs.

DISCUSSION
We note that the most recently published hazard maps from California Geological Survey (CGS) currently delineate the site as an earthquake-induced landslide hazard zone of required investigation. As such, the geologic and soil conditions should be re-evaluated to assess this hazard at the project site. Generally, the acceptance criteria for sites within a seismic hazard zone require mitigation measures consistent with the established practice to reduce the risk of the hazard, i.e., landslide for this case, to acceptable level and should be incorporated into development plans if the geologic and the soil conditions identify the hazard at the site, otherwise, mitigation measures are not required if the hazard does not exist based on information justified with the appropriate data and documentation. It is important to recognize that earthquake-induced landslide hazard zones are defined as areas that meet one or both of the following conditions (CGS, 2018):

1. Areas that have been identified as having experienced landslide movement in the past, including all mappable landslide deposits and source areas as well as any landslide that is known to have been triggered by historic earthquake activity.

2. Areas where the geologic and geotechnical data and analyses indicate that the earth materials may be susceptible to earthquake-induced slope failure.

None of the above two conditions applies to the site since there are no known active landslides mapped at the site, and the site-specific strength reported by the Consultant is significantly higher than the average strength of the Franciscan sandstone in the Seismic Hazard Zone Report for the San Mateo quadrangle (CGS, 2018). Additionally, the ground contours from the recent survey at the site were favorable to the global stability compared to the original ground contours that existed prior to the construction of the existing MCF. Therefore, we also note that the site-investigation report by the Consultant revealed higher strength and favorable ground contours such that without these two factors it would have rendered the site unstable in a seismic hazard zone as delineated in the CGS seismic hazard maps. The planned retaining walls with surcharge pressure from adjacent retaining walls should be avoided unless the retaining walls are properly designed to accommodate large displacement during the seismic event from the maximum considered earthquake at the site.

CONCLUSIONS
In addition to the 2023 Reviewer’s requests, the applicant must adequately submit to the City prior to the issuing of the building permit the supporting data, analysis, and documentation including fill material specifications for the sustenance of the conclusions and the recommendations stated in the geotechnical engineering report and for satisfying the criteria for approval of a project within a seismic hazard zone.

As a guide, Special Publication 117 (SP 117) by the California Department of Conservation, Division of Mines and Geology in 1997, provides general considerations for the earthquake hazard evaluation and mitigation, including seismic slope stability (SCEC, 2002). 243
Atlas Project Number 91-57787-B13A
September 18, 2024
4 LIMITATIONS
Atlas’s role as a third-party reviewer has been solely to provide technical advice to assist the City in its discretionary permit decisions, and we are afforded the same protection under law. Our services are limited to the review of the documents described; a visual review of the property; and formulating an opinion as to the project geotechnical engineer's conformance to local and current geotechnical engineering standard of practice. We cannot confirm the accuracy of the information provided by others, nor can we confirm their conclusions and design recommendations. In addition, we have no control over the design or construction on this property and make no representations regarding its future condition(s).

The opinions presented in this letter were prepared in accordance with generally accepted, local and current geotechnical engineering and engineering geologic principles and practice. There is no warranty, either expressed or implied. We greatly appreciate the opportunity to be of continuing service to the City of Belmont. Should you have any questions or require additional information concerning our review, please contact the undersigned at [email protected].

Sincerely,

ATLAS TECHNICAL CONSULTANTS, LLC
Hisham Nofal, PhD, PE, GE
Principal Geotechnical Engineer
Distribution: PDF to Addressee; [email protected]
HN:pmf
244
Atlas Project Number 91-57787-B13A
September 18, 2024
5 REFERENCES
California Geological Survey (CGS). (2018). Seismic Hazard Zone Report for The San Mateo 7.5-Minute Quadrangle, San Mateo County, California. Seismic Hazard Zone Report 113.

California Geological Survey (CGS). (2008). Guidelines For Evaluating and Mitigating Seismic Hazards In California. Special Publication 117A.

Pampeyan, E. H. (1994). Geologic Map of the Montara Mountain and San Mateo 7-1/2’ Quadrangles, San Mateo County, California. Map I-2390, U.S. Department of the Interior, U.S. Geological Survey.

Southern California Earthquake Center (SCEC). (2002). Recommended Procedures for Implementation of DMG Special Publication 117 Guidelines for Analyzing and Mitigating Landslide Hazards in California. 245
2001 Crow Canyon Road, Suite 210, San Ramon, California 94583 925.314.7100 | oneatlas.com
March 15, 2023
City of Belmont
Community Development Department
1 Twin Pines Lane, Suite 110
Belmont, California 94002
Attention: Mr. Rob Gill, Senior Planner
Subject: Geotechnical Engineering Peer Review
Proposed Vista Terrace of Belmont Memory Care Facility
1041 Hill Street, Belmont, California 94002
Atlas Project No. 91-57787-B13
Dear Mr. Gill:

In accordance with your request, Atlas Technical Consultants (Atlas) has reviewed for the City of Belmont (City) the geotechnical engineering aspects of the submitted documents for a proposed new memory care facility to be located at the southwest end of Hill Street southwest of the intersection of Hill Street and 6
th Avenue in Belmont, California. Our review included the following scope of work:
 A review of a geotechnical report prepared by Langan Engineering and Environmental Services, Inc. (Langan), titled, Geotechnical Investigation, 1041 Hill Street, Belmont, California, dated January 5, 2023.
 A review of submitted project architectural plans prepared by Erdman Company, Sheets G001, G010, G110, AD100, AS100, A100 through A104, A200 through A202, A300, A301, A340 and A341, Zoning Application Set, dated February 8, 2023.
 A review of the submitted Topographic and Boundary Survey prepared by Luk and Associates, two sheets, dated December 2022.
 A review of submitted project civil plans prepared by Coffman Engineers, Sheets C1.0 through C9.0, and C6.1 (Design Development Set), dated October 19, 2021.  A review of available published and unpublished geologic information relevant to the proposed project.
 Site reconnaissance by a State of California registered Geotechnical Engineer on February 23, 2023.
 Preparation of this geotechnical peer review letter.

PROJECT SUMMARY
Based on our review of the project plans and geotechnical study report provided by your office, it is our understanding that the applicant proposes to construct a new memory care facility as an expansion of an existing Senior/Assisted Living community facility known as Vista Terrace of Belmont. The development would be developed on the site of an adjacent, unused former Skilled Nursing facility upslope and to the west of the Vista Terrace facility. This facility would be demolished and replaced by a 36-unit, 3-level structure constructed into the existing hillside, with the lower level consisting primarily of paved, covered 246
Atlas Project No. 91-57787-B13
March 15, 2023
2 parking and the two upper floors consisting of living space. The existing senior living community and the new memory care facility would be separated by an existing paved entrance driveway and a roundabout drop off area accessing the upper level of the existing senior facility. Access to the new, lower-level parking and a main lobby entrance area for the memory care facility would be provided by a driveway extending from the dead end of Hill Street to the north at the approximate elevation of the existing upper driveway. The project would also include new site retaining walls as well as an exterior biofiltration planter and other new site infrastructure and utilities. The civil plans indicate rough cut excavation and fill quantities of 1,570 and 280 cubic yards, respectively, with 1,280 cubic yards of calculated soil off haul.

The project Geotechnical Engineer-of-Record (GEOR), Langan, provided recommendations for design of foundations for the new building consisting of shallow, isolated or continuous spread footings gaining support by embedment into directly underlying competent bedrock. Langan also presented an option for use of drilled pier foundations adjacent to retaining walls where a new spread footing may induce a surcharge load onto the adjacent wall. We note that at the time of our review, no structural plans were available for the project.

SITE RECONNAISSANCE AND SITE CONDITIONS
An Atlas California-registered Geotechnical Engineer performed a reconnaissance of the site on February 23, 2023, to confirm that the site conditions were generally as described in the submitted geotechnical report and other submitted documents. The project site is located southwest of the intersection of Hill Street and 6
th Avenue and consists of a one-story, former skilled nursing facility no longer in use, and a paved driveway entry in front of the lower level of the old facility, which consisted of a covered parking area. The opposite side of the existing driveway is adjacent to uncovered parking spaces on the northeast side constructed on top of covered parking spaces by the lower-level driveway to the senior living facility.

The outside edge of the southern end of the driveway is supported by a retaining wall adjoining the western side of the lower, roundabout area. Topographically, the site descends toward the northeast, with about 20 feet of elevation difference between the southeastern property line and the existing upper driveway, and with an additional 10 feet elevation difference between the upper and lower driveways.

GEOLOGY AND SUBSURFACE CONDITIONS
According to published geologic mapping of the site vicinity (Pampeyan, 1994), the site is underlain at shallow depth by Franciscan Sandstone. The inactive Belmont Fault, which separates Franciscan Sandstone and Franciscan Chert on the northeast and southwest sides of the fault, respectively, is about 150 to 200 feet southwest of the site. Based on the documents we reviewed, no landslides have been mapped or otherwise indicated as being in close proximity to the project site.

The property is not located within a mapped hazard area in the Seismic and Geologic Hazards Map included as part of the City of Belmont Safety Element (2016). The site is also not located within a mapped zone of either required liquefaction or earthquake induced landslide investigation as shown on the map Earthquake Zones of Required Investigation, San Mateo Quadrangle (California Geological Survey [CGS], 2018).

As part of their study, Langan evaluated subsurface soil and groundwater conditions based on three exploratory test borings advanced to maximum depths of between approximately 10 and 20 feet below ground surface (bgs). The borings were performed on September 19, 2022, and advanced using a truckmounted Mobile B-40 exploratory drill rig equipped with 8-inch diameter hollow stem augers. In addition, Langan reported also drilling a total of five borings in March 1998 for design of the Vista Terrace of Belmont facility, of which one (TR-4) was located in the new proposed development area. 247
Atlas Project No. 91-57787-B13
March 15, 2023
3 Based on the subsurface exploration results, Langan reported a site subsurface profile consisting of stiff sandy clay of low to moderate expansion potential, overlying Franciscan Assemblage bedrock consisting of weathered graywacke, sandstone and shale present at depths from the ground surface (i.e., immediately below the pavement section) to 10 feet bgs in the borings. Groundwater was not encountered in any of the 2022 borings but was encountered at Boring TR-4 in 1998 at a depth of about 20 feet, or significantly below the proposed basement level of the new structure so as to not directly affect the structure.

Onsite site geologic hazards identified by Langan included strong ground shaking, to be addressed in structural design. Other geologic hazards such as fault rupture, liquefaction, lateral spreading, slope instability, and seismic compaction settlement were judged to not impact the project.

DISCUSSION/CONCLUSIONS
Potential geotechnical considerations identified by the project GEOR in their geotechnical study report for the project and as concurred by the reviewer include the following:
 Potential very strong ground shaking.
 Presence of potential perched groundwater at soil-bedrock interfaces and impact on below-grade construction.
 Proximity of future below-grade excavation to existing structures that may require temporary shoring.
 Potentially moderately expansive surficial soils that may affect design of concrete slabs-on-grade, including flatwork.
 Potential effects of bedrock at shallow depths, including excavation issues.

Based on our review of the geotechnical information and available geologic maps, and observations made during our site reconnaissance, it is our opinion that the geotechnical information and design and grading recommendations for the project presented in the Geotechnical Study report provided by the applicant for review are acceptable and consistent with local geotechnical practice, and as such satisfactorily addresses the aforementioned geotechnical engineering considerations applicable to site grading and design and construction of the foundations for the proposed construction. The most pertinent geotechnical issues affecting project development include excavation into underlying bedrock, temporary shoring, and seismic design considerations, all of which have been adequately addressed by the GEOR.

We recommend geotechnical approval of the permit application for the City’s project approval for construction after the following comment has been addressed:
 Geotechnical Plan Review - The GEOR should review the geotechnical aspects of the completed project civil and architectural drawings and provide a professional certification letter to the City. In addition, the GEOR should review the completed structural plans and calculations for the new construction for conformance to his geotechnical recommendations, provide supplemental recommendations as necessary, and also provide a professional certification letter to the City to that effect.

In addition to responding to the above items, following geotechnical approval for development, the GEOR should perform the following during and at the completion of construction:
248
Atlas Project No. 91-57787-B13
March 15, 2023
4 Geotechnical Construction Observation and Testing - The GEOR should be retained to observe the geotechnical and foundation aspects of the construction. The GEOR should observe foundation excavations and based on their observations, confirm that adequate embedment has been achieved in supporting materials judged to be competent supporting material. In addition, the GEOR should prepare and submit at the completion of project construction a final report that addresses the following items.  Summary of earthwork operations, including temporary shoring and dewatering, subgrade preparation, earthwork construction, and site drainage and subdrainage installations, as applicable.
 Recording of test locations and results of field and laboratory compaction tests where testing is determined to be appropriate by the project geotechnical engineer.  Building foundations, including observation of foundation supporting materials, and confirmation of supporting materials with respect to the geotechnical engineer's recommendations.  Site and subsurface drainage, including finish grading around the building, and discharge of collected surface and subsurface water to appropriate discharge facilities.

LIMITATIONS
Atlas’s role as a third-party reviewer has been solely to provide technical advice to assist the City in its discretionary permit decisions, and we are afforded the same protection under law. Our services are limited to the review of the documents described; a visual review of the property; and formulating an opinion as to the project geotechnical engineer's conformance to local and current geotechnical engineering standard of practice. We cannot confirm the accuracy of the information provided by others, nor can we confirm their conclusions and design recommendations. In addition, we have no control over the design or construction on this property and make no representations regarding its future condition(s).

Sincerely,

ATLAS TECHNICAL CONSULTANTS LLC
Corey T. Dare, PE, GE
Principal Geotechnical Engineer
Distribution: PDF to Addressee (650/598-4204); [email protected] CTD:pmf
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4741 East Hunter Ave., Ste. A Anaheim CA 92807
(714) 282‐8777 (714) 282‐8575 fax
www.waypointanalytical.com
Anaheim Office
June 11, 2023
Report 23-156-0018
Keith Willig Landscape Architecture
885 Santa Cruz Ave.

Suite D
Menlo Park, CA 94025
RE: America Healthcare REIT Vista Terrace of Belmont Memory Care Background
One composite sample was processed on 06/05/2023 identified as site soil taken from an 18-inch depth from areas where new landscaping is being installed. This sample was analyzed for horticultural suitability, fertility and physical characteristics. The results of the analyses are attached.

Analytical Results and Comments
The reaction of the sample is slightly alkaline at a pH of 7.4, which is within the preferred range for most plants. A high level of free lime is present indicating that the pH is strongly buffered in the alkaline range.

The high lime content also indicates the availability of iron may be reduced.

Salinity (ECe), sodium and boron are safely low. The sodium adsorption ratio (SAR) indicates that the sodium present is adequately balanced by soluble calcium and magnesium: this balance is important for soil structure quality, which relates to the rate at which water infiltrates the soil.

According to the USDA Soil Classification system, the texture of the less than 2mm fraction of the soil is classified as a sandy loam. The over 35% gravel present classifies this material as ‘very gravelly’. This, in combination with a wide distribution of particle sizes in the sand category, indicates that the soil at this site will have strong potential for issues with consolidation and compaction. This can impede drainage, aeration and root development. Also keep in mind that the gravel will decrease rooting space. Based on this information the estimated infiltration rate is a moderate 0.21 inch per hour. Organic matter content is sufficient at 5.27% dry weight.

Fertility is favorable will all of the primary and secondary nutrient elements in adequate supply at this time.

In the minor element group, copper is excessive and application of fertilizers and amendments in the routine maintenance program that contain copper should be avoided. Zinc is well supplied. Manganese and iron are very low.

Recommendations
Incorporation of iron sulfate into the tree and shrub backfill is suggested. Due to the already favorable nutrient status, no additional fertilizer is required at planting.

The primary symptom of manganese and iron deficiencies is a general yellowing of leaves with veins remaining green. In severe cases, leaves may become pale yellow or whitish, but veins remain green.

Manganese deficiency symptoms appear first on younger leaves. Iron deficiency shows first and more severely on the newer growth at branch tips. If these symptoms are present after plant installation they may be treated with an application of a chelated micronutrient product at the manufacturer’s recommended rate.

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321
Anaheim Office
Report 23-156-0018
4741 East Hunter Ave., Ste. A Anaheim CA 92807
(714) 282‐8777 (714) 282‐8575 fax
www.waypointanalytical.com
Boron is safely low for general ornamental plants and may be below optimum for plant nutritional purposes.

Irrigation water often supplies sufficient boron to meet plant nutritional requirements. However, if boron is low in the irrigation water and/or plants show symptoms of boron deficiency after they are well established, you may consider an application of a product containing boron at the manufacturer’s label rate. Boron deficiency symptoms often include stunted or deformed younger growth and tight internodes. Tissue testing can be performed to identify a boron deficiency if it is suspected. Incorporation of a composted greenwaste amendment may be sufficient to negate this deficiency, product depending.

To Prepare for Mass Planting:

Drainage of the root zone should be improved by first loosening the top 10 inches of any undisturbed or compacted soil.

To Prepare Backfill For Trees and Shrubs:
• Excavate planting pits at least twice as wide as the diameter of the rootball. • Soil immediately below the rootball should be left undisturbed to provide support but the sides and the bottom around the side should be cultivated to improve porosity. • The top of the rootball should be at or slightly above final grade. • The backfill around the sides of the rootball of trees and shrubs may be prepared as follows:

Site soil uniformly blended with:

Amount per Cubic Yard of Backfill
1 pound Iron Sulfate
• Ideally a weed and turf free zone should be maintained just beyond the diameter of the planting hole. A 2-4 inch deep layer of coarse mulch can be placed around the tree or shrub. Mulch should be kept a minimum 4 inches from the trunk.
• Irrigation of new plantings should take into consideration the differing texture of the rootball substrate and surrounding soil matrix to maintain adequate moisture during this critical period of establishment.

Maintenance
Maintenance fertilization should rely primarily on a nitrogen only program supplemented with a complete fertilizer in the fall and spring. Beginning 45 days after planting, ammonium sulfate (21-0-0) should be applied at a rate of 5 pounds per 1000 square feet with reapplication every 45-60 days. Alternatively, slow release Sulfur Coated Urea (43-0-0) may be applied at 6 pounds per 1000 square feet every 90 days. Once plants are performing satisfactorily, the frequency of fertilization may be decreased depending on color and rate of growth desired. In the winter for a quick greening effect, calcium nitrate (15.5-0-0) may be applied at a 6 pound rate if applicable. Early fall and spring, substitute a complete fertilizer such as 15-15-15 to help insure continuing adequate phosphorus and potassium.

Alternatively, Blood Meal (12-0-0) provides available nitrogen fairly rapidly while materials such as Feather Meal (12-0-0), Soybean or Cotton Seed Meal (7-1-1) are slower to provide available nitrogen, but they extend the length of time they make this contribution. In order to provide a good supply of nitrogen for a 3-4 month time frame a good combination would be 6 pounds Blood Meal and 14 pounds Feather Meal per

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322
Anaheim Office
Report 23-156-0018
4741 East Hunter Ave., Ste. A Anaheim CA 92807
(714) 282‐8777 (714) 282‐8575 fax
www.waypointanalytical.com
1000 square feet. In the fall and spring, substitute a complete organic fertilizer such as 5-5-5 applied at the manufacturer’s label rate.

If we can be of any further assistance, please feel free to contact us.

Joe Kiefer, CCA
[email protected]

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323
Keith Willig Landscape Architecture
885 Santa Cruz Ave.

Menlo Park
Page :

Report No :

Date Recd :

Purchase Order :

Date Printed :
23-156-0018
06/05/2023
06/08/2023
1 of 1
Project :

Vista Terrace of Belmont Memory Care
America Healthcare REIT

COMPREHENSIVE SOIL ANALYSIS
CA
Suite D
94025
Lab No. Organic
% dry wt.

ECe
dS/m
pH
Qual
Lime TEC
Half Sat
%
Sufficiency Factors
Sample Description - Sample ID
NO -N 3 NH4-N PO -P4 K Ca Mg Cu Zn Mn Fe
ppm ppm ppm ppm ppm ppm ppm ppm ppm ppm

5.27 44219
25 157 High

7.4 0.4
72 6

1.6 0.8
23 170

0.8 1.0
2660 282

0.8 10.0

20.3 18.6

2.4 0.1
2 18

0.2 Site Soil
Saturation Extract Values
Ca
meq/L
Mg
meq/L
Na
meq/L meq/L
K B
ppm meq/L
SO4 SAR Coarse
5 - 12
Fine
2 - 5
Gravel %
Very Coarse
1 - 2
Coarse

0.5 - 1
Med. to Very Fine

0.05 - 0.5
Sand
Percent of Sample Passing 2 mm Screen
Silt
.002-.05
Clay
0-.002
USDA Soil Classification Lab No.

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324
Keith Willig Landscape Architecture
885 Santa Cruz Ave.Menlo Park
Page :

Report No :

Date Recd :

Purchase Order :

Date Printed :
23-156-001806/05/202306/08/20231 of 1
Project :

Vista Terrace of Belmont Memory CareAmerica Healthcare REIT

COMPREHENSIVE SOIL ANALYSIS
CA
Suite D
94025
Lab No. Organic % dry wt. ECe dS/m pH Qual
Lime TEC
Half Sat
%
Sufficiency Factors
Sample Description - Sample ID
NO -N 3 NH4 -N PO -P4 K Ca Mg Cu Zn Mn Fe
ppm ppm ppm ppm ppm ppm ppm ppm ppm ppm

5.27 44219
25 157 High

7.4 0.4
72 6

1.6 0.8
23 170

0.8 1.0
2660 282

0.8 10.0

20.3 18.6

2.4 0.1
2 18

0.2 Site Soil
Saturation Extract Values
Ca
meq/L
Mg
meq/L
Na
meq/L meq/L
K B
ppm meq/L
SO4 SAR Coarse
5 - 12
Fine
2 - 5
Gravel %
Very Coarse
1 - 2
Coarse

0.5 - 1
Med. to Very Fine

0.05 - 0.5
Sand
Percent of Sample Passing 2 mm Screen
Silt
.002-.05
Clay
0-.002
USDA Soil Classification Lab No.

3.9 2.0 0.4 0.3 0.09 1.2 0.2 17.0 22.8 21.8 15.0 38.9 10.7 13.4 Very Gravelly Sandy Loam 44219 Sufficiency factor (1.0=sufficient for average crop) below each nutrient value. N factor based on 200 ppm constant feed. SAR = Sodium adsorption ratio. Half Saturation %=approx field moisture capacity. Nitrogen(N), Potassium(K),Calcium(Ca) and Magnesium(Mg) by sodium chloride extraction. Phosphorus(P) by sodium bicarbonate extraction. Copper(Cu), Zinc(Zn), Manganese(Mn) & Iron(Fe) by DTPA extraction. Sat. ext. method for salinity (ECe as dS/m),Boron (B), Sulfate(SO
* LOW , SUFFICIENT , HIGH
4 ), Sodium(Na). Gravel fraction expressed as percent by weight of oven-dried sample passing a 12mm(1/2 inch) sieve. Particle sizes in millimeters. Organic percentage determined by Walkley-Black or Loss on Ignition. 325
Traffic Patterns CA: (408) 916-8141
169 Front Street, Suite 203 www.TrafficPatterns.net
Danville, CA 94566 [email protected]
February 15, 2024
Rob Gill
City of Belmont
1 Twin Pines Lane, Suite 110
Belmont, CA 94002
Subject: Traffic & Parking Analysis: Proposed Nursing Home Expansion Project at 1041 Hill Street, Belmont, CA, Rev 2
Traffic Patterns was contacted by the Coffman Engineers, Inc. to help prepare this Traffic & Parking Analysis upon the request of the City of Belmont.

Background:

The two existing land uses at 1041 Hill Street consist of Assisted Living (68 Bed) and Skilled Nursing Home (33 Bed) facilities. The Skilled Nursing Home portion of the site ceased operations in 2021 and is currently vacant. The proposed project will replace the Skilled Nursing facility with a 42 bed “Memory Care” facility; the City of Belmont is designating the new facility as R2-1 Residential Housing but the purposes of this traffic analysis the proposed Memory Care facility addition is being analyzed as low vehicle-use “Nursing Home” land use to be consistent with the planned site operations. The existing Assisted Living portion of the site will receive site improvements in the form parking lot improvements to provide a raised sidewalk facility and passenger loading zone.

Assisted Living tenants are typically mobile and able to exit and enter the building freely but rely on onsite staff and support services for meals preparation, social support services, and transportation. While some Assisted Living tenants can drive, only 3 of the 68 tenants own vehicles that are parked on-site, the remainder of the Assisted Living tenants rely on an on-site shuttle bus for transportation to appointments, errands, and outings organized by the facility for healthy living. The existing shuttle bus will also support the proposed Memory Care facility tenants.

In the proposed Memory Care Facility, tenants do not drive due to their memory or dementia condition.

Memory Care Facility patients do not drive so on-site vehicle storage is not required, nor is vehicle storage permitted as a condition of tenant occupancy. In addition, Memory Care Facility tenants receive even less frequent visitors than Assisted Living tenants because of the tenant’s long-term special care needs requirements.

This study analyzes changes in Trip Generation and Parking Generation from the proposed land use change to determine if there are any impacts and appropriate mitigations to offset the impact as part of the planning approval process. This study also analyzes conformance of the proposed site against the City of Belmont development standards to determine if any exemptions are appropriate for the site. 326
To: Rob Gill, City of Belmont
Subject: Traffic Analysis Scope of Work – 1041 Hill Street, Belmont, CA, Rev 2 Date: February 15, 2024
Page: 2 of 16
Traffic Patterns CA: (408) 916-8141
169 Front Street, Suite 203 www.TrafficPatterns.net
Danville, CA 94566 [email protected]
Task 1 Trip Generation
Trip Generation is a measure of how many vehicle-trips a site generates over a typical weekday during the AM and PM commute periods of the day.

Trip Generation is estimated using industry-standard Best Practices developed by the Institute of Transportation Engineers (ITE). ITE publishes the ITE Trip Generation Manual (currently in its 11th Edition) which estimates trip generation by Land Use Type. Traffic Patterns used the ITE Trip Generation Manual – 11th Edition to estimate the existing and new trip generation changes shown in Table 1. – Proposed Trip Generation.

Table 1
Proposed Trip Generation
ITE Land Use
Code/Type
Project Size Daily Trips AM Peak Trips PM Peak Trips
No. Units Rate Trips Rate In Out Total Rate In Out Total Existing Land Use: Assisted Living, Skilled Nursing Home Assisted
Living (254)
68 Beds 2.60 177 0.22 10 5 15 0.33 10 12 22
Nursing
Home (620)
33 Beds 3.06 101 0.20 4 3 7 0.33 4 7 11
TOTAL: 278 14 8 22 14 19 33
Proposed Project Addition – Assisted Living, Memory Care Assisted
Living (254)
68 Beds 2.60 177 0.22 10 5 15 0.33 10 12 22
Memory
Care (620)*
42 Beds 2.25** 95 0.13** 4 2 6 0.17** 3 4 7
TOTAL: 272 14 7 16 13 16 29
NET
CHANGE:
-6 0 -1 -6 -1 -3 -4
* The City of Belmont designated the Memory Care facility as R2-1 Residential Housing. This traffic analysis evaluates the Memory Care facility using the ITE Trip Generation Rate 620 - Nursing Home use to be consistent with planned site operations.
** ITE Trip Generation Rates provides a Range of Use estimate for various land use types. For the ITE Trip Generation Rates 620 – Nursing Home use the lowest ITE provided rates are used due to inability of future tenants to drive.

For the Existing Land Use – Trip Generation in Table 1, Traffic Patterns used the ITE Trip Generators for Residential - Assisted Living (ITE Trip Generation Code 254) and Nursing Home (ITE Trip Generation Code 620). For both land uses in the Existing Land Use condition, Traffic Patterns used the ITE “Average” trip generation rate estimates. ITE does not have a specific trip generator for “Skilled” Nursing facilities, so the standard Nursing Home trip generator was applied as the most comparable trip generation measure.
327
To: Rob Gill, City of Belmont
Subject: Traffic Analysis Scope of Work – 1041 Hill Street, Belmont, CA, Rev 2 Date: February 15, 2024
Page: 3 of 16
Traffic Patterns CA: (408) 916-8141
169 Front Street, Suite 203 www.TrafficPatterns.net
Danville, CA 94566 [email protected]
For the Proposed “Memory Care” facility project which replaces the Skilled Nursing element, Traffic Patterns continued to utilize the ITE Trip Generation Code 620 but rather than use the “Average” ITE Trip Generation rate estimate applied in the existing conditions analysis, the lower of the available ITE Trip Generation Rate for the 620-Nursing Home use was applied knowing the tenants are not mobile. In this case, the lowest available ITE trip generation rate was used: 2.25 vs 3.06 for Proposed versus Existing Daily Trip Rate.

The use of lower trip generator estimates noted above is consistent with Memory Care land uses where patients do not drive, and patients receive less visitors as the facility is intended to serve long-term special care patients. The use of the lower Trip Generation Rates results in a reduction in total daily trips generated by the site from 278 (existing use) to 272 (proposed use), a Net Reduction of 6 daily trips. During the AM Peak Period 6 less trips are anticipated and in the PM Peak Period 4 less trips are anticipated.

The reduction in vehicle trips results in no significant traffic impacts from the proposed site use compared to the existing site conditions. As a result, no Trip Distribution estimates were conducted as part of this analysis as there are no anticipated Net New Trips to distribute within the roadway network.

Similarly, no intersections were analyzed as part of this traffic analysis for Level of Service (LOS) estimates.

Task 2 Vehicle Miles Traveled (VMT) Analysis
California - Senate Bill (SB 943) establishes the use of a VMT analysis to determine any “Traffic Impacts” from a proposed project. The County of San Mateo C/CAG VMT Model was analyzed to determine feasibility for this project but found that the VMT model does not provide VMT estimates for use with the proposed project type. This analysis notes the estimated decrease in the overall total daily trip count (by 6 less trips). Trip generation from the site related to the new Memory Care facility will be predominantly in the form of staff and service vehicles that will already be serving the overall site.

Future residents of the site are anticipated not to drive due to their medical need status and consistent with the anticipated reduction in daily and commute traffic periods. As a result, no VMT analysis is required, nor provided as part of this study.

Task 3 Parking Analysis
The existing site includes two distinct land uses organized within two separate structures. The Assisted Living Care with 68 tenants resides in the structure fronting 6th Avenue. The vacant Skilled Nursing Home land use resides along the west side of the property. The two structures are separated by a drive aisle and a parking structure.

The lower level of the parking structure provides twelve (12) covered parking spaces; an additional three (3) uncovered parking spaces are provided near the site entry bringing the total available parking space count for the lower level to 15 parking spaces. 2 of the 3 uncovered spaces on the lower level parking 328
To: Rob Gill, City of Belmont
Subject: Traffic Analysis Scope of Work – 1041 Hill Street, Belmont, CA, Rev 2 Date: February 15, 2024
Page: 4 of 16
Traffic Patterns CA: (408) 916-8141
169 Front Street, Suite 203 www.TrafficPatterns.net
Danville, CA 94566 [email protected]
spaces are Accessible parking spaces. Only 3 of the 68 tenants store vehicles on-site resulting in ample parking for doctors, staff, and visitors.

The upper level where long-term the Memory Care facility is proposed currently contains 26 parking spaces, where two of the spaces are being used for dedicated shuttle bu parking which was not provided in the original plans. The shuttle bus is used to transport patients from both land uses.

Figure 1
Existing Site Aerial – 1041 Hill Street, Belmont, CA
Site improvements from the proposed Memory Care facility will result in the loss of seven (7) parking spaces. One (1) of the lost parking spaces resides on the Lower Level of the site, this is due to reconfiguration of the two ADA parking spaces to a single ADA parking space that is Van Accessible. On the upper level where the long-term Memory Care facility is proposed, two (2) spaces are lost as a result of the dedicated shuttle bus parking, and four (4) spaces are lost as part of the reconfiguration of the site.
ose
329
To: Rob Gill, City of Belmont
Subject: Traffic Analysis Scope of Work – 1041 Hill Street, Belmont, CA, Rev 2 Date: February 15, 2024
Page: 5 of 16
Traffic Patterns CA: (408) 916-8141
169 Front Street, Suite 203 www.TrafficPatterns.net
Danville, CA 94566 [email protected]
The upper level parking reduction is not anticipated to impact the overall site operations as Memory Care facility tenants will not be driving nor will they be permitted to store vehicles on-site. To better manage parking with the reduced parking supply modifications to the parking supply are proposed in the form of removing parking designations. Specifically, Visitor dedicated parking on the upper level (proposed Memory Care site) will be removed and all covered and uncovered spaces will be made available for all uses (visitors, residents and staff) at both levels. Parking for the Shuttle Bus that is used for the existing site will be provided on the Upper Level.

Traffic Patterns find that the loss of the seven (7) parking spaces will not impact the surrounding residential neighborhood and should be considered a Less than Significant Impact from the project.

See Table 2 – 1041 Hill Street, Existing vs Proposed Project Parking Supply for a comparison of parking uses.

Table 2
1041 Hill Street, Existing vs Proposed Project Parking Supply Existing Land Use Parking Supply Proposed Land Use Parking Supply Parking Type No. of Spaces Parking Type No. of Spaces
Lower Level (Assisted Living) Lower Level (Assisted Living) ADA 2 ADA (Van Accessible) 1
Visitor (Uncovered) 1 Visitor (Uncovered) 1
Resident (Covered) 6 Resident (Covered) 6
Visitor (Covered) 6 Visitor (Covered) 6
Total Parking (Lower Level): 15 Total Parking: 14
Upper Level (Prior Nursing Care) Upper Level (Proposed Memory Care) ADA 0 ADA 1
Visitor (Uncovered) 11 Visitor (Uncovered) 0
Visitor (Covered) 10 Standard (Covered) 9
Doctor (Covered) 1 Standard (Uncovered) 10
Bus (Uncovered) 1 Doctor 0
Tandem (Uncovered) 3
Total Parking (Upper Level): 26 Total Parking: 20
Total Parking: 41 Total Parking: 34
Bicycle Parking: 0 Bicycle Parking (Upper Level): 9
Shuttle Bus Parking: 0 Shuttle Bus Parking: 1
330
To: Rob Gill, City of Belmont
Subject: Traffic Analysis Scope of Work – 1041 Hill Street, Belmont, CA, Rev 2 Date: February 15, 2024
Page: 6 of 16
Traffic Patterns CA: (408) 916-8141
169 Front Street, Suite 203 www.TrafficPatterns.net
Danville, CA 94566 [email protected]
Figure 1 Figure 2
Lower-Level Existing Parking Photo Upper-Level Existing Parking Photo Off-Street Parking Operations
Traffic Patterns notes that Sixth Avenue, with its unmanaged on-street parking, does serve as an extension in parking supply for site care providers and visitors. A total of 15 on-street parking spaces are provided on Sixth Avenue including nine immediately in front of the project (west side of street) and six on Sixth Avenue but across the street from the site (east side of street). Sixth Avenue also provides an existing Loading Zone that is used by the site. The on-site kitchen that supports both land uses of the site resides immediately adjacent to the Sixth Avenue loading zone. Shuttle bus boarding of tenants from takes place on the lower level roundabout adjacent to the site’s main entry.

Bicycle Parking Operations
No existing bicycle parking is currently provided on-site. The proposed site improvements include the addition of nine (9) new bicycle parking spaces on the upper level that will serve staff and local visitors.

Task 4 Site Access & Circulation
The project site of 1041 Hill St is located west of the Ralston Avenue & 6th Avenue intersection. The site is bound by 6th Avenue to the north and Hill St to the west. The site is surrounded by single-family home residential to the west and commercial/retail to the east.

Primary access to the site is provided via two site driveways on Hill St. One driveway serves the lower level parking and the main entrance to both buildings. The other driveway serves the upper level parking and the secondary entrance to the Memory Care facility. The Memory Care facility will not have any driving residents as the future tenants will require on-going care from the site care providers.

Vehicle storage for Memory Care facility tenants is also not permitted. 331
To: Rob Gill, City of Belmont
Subject: Traffic Analysis Scope of Work – 1041 Hill Street, Belmont, CA, Rev 2 Date: February 15, 2024
Page: 7 of 16
Traffic Patterns CA: (408) 916-8141
169 Front Street, Suite 203 www.TrafficPatterns.net
Danville, CA 94566 [email protected]
The lower level driveway serves as the primary parking and site access for visitors. The upper level serves as additional visitor parking and as a secondary entrance to the Memory Care facility. Main entry to the Memory Care facility is at the same location as the Assisted Living facility on the lower level.

Figure 3
Site Map, 1041 Hill Street
Lower Level Site Driveway Width
The primary site entrance on the lower level currently operates as a shared-used vehicle and pedestrian driveway. The overall driveway width is 24-FT, 18-FT as a vehicle drive aisle with an adjacent to an atgrade and connected 6-FT pedestrian pathway located on the east side of the drive aisle. 332
To: Rob Gill, City of Belmont
Subject: Traffic Analysis Scope of Work – 1041 Hill Street, Belmont, CA, Rev 2 Date: February 15, 2024
Page: 8 of 16
Traffic Patterns CA: (408) 916-8141
169 Front Street, Suite 203 www.TrafficPatterns.net
Danville, CA 94566 [email protected]
The project proposes site improvements on the lower level to provide a raised pedestrian sidewalk to separate vehicle traffic from pedestrians. To accommodate the sidewalk addition the project is requesting an exemption to the City of Belmont parking standards to modify the existing 18-FT deep covered parking stalls on the lower level to Compact parking spaces that are 16-FT deep parking spaces.

The requested use of Compact parking spaces will accommodate a wider, standard size 24-FT Drive Aisle that is consistent with drive aisle standards in the City. Neighboring cities to Belmont including Burlingame, San Carlos, and San Mateo each also require 24-FT drive aisle widths. The Compact parking space use also allows for the proposed 4-FT raised sidewalk to better buffer pedestrian traffic from vehicle traffic. A new guardrail behind the back-of-sidewalk will also be provided.

Figure 4
Proposed Lower Level Drive Aisle Site Improvements
333
To: Rob Gill, City of Belmont
Subject: Traffic Analysis Scope of Work – 1041 Hill Street, Belmont, CA, Rev 2 Date: February 15, 2024
Page: 9 of 16
Traffic Patterns CA: (408) 916-8141
169 Front Street, Suite 203 www.TrafficPatterns.net
Danville, CA 94566 [email protected]
Upper Level Driveway Operations
The upper level parking aisle is accessed from Hill St and serves as additional visitor and staff parking for both land uses. No new tenant parking is required for the long-term Bed Memory Care tenants as those tenants will not be driving. The upper level will include 20 unallocated parking spaces. There will also be one (1) dedicated shuttle bus parking space.

The drive aisle is approximately 150-FT in length from the driveway at Hill Street and is 24-FT wide with 90-degree parking on both sides. The end of the drive aisle will include a flared terminus that in combination with an accessible parking space at the driveway terminus will support a 3-point turn turnaround movement for motorists. In low volume land uses such as the proposed Memory Care facility, the addition of a “cul de sac” style terminus is not required as motorists can safely back out of the drive aisle or back into an empty parking space to perform a 3-point turn. In the case of the proposed Memory Care facility, ample parking supply is anticipated as residents will not be permitted to store vehicles on site so there should be plenty of opportunities to perform a 3-point turn if needed. In addition, the large shuttle bus parking space provides additional space to implement a 3-point turn.

Traffic Patterns does recommend signing the upper level drive aisle terminus with No Parking Any Time to discourage illegal parking at the drive aisle terminus.

Parking Space Requirements
The City of Belmont Parking Ordinance Section 8.4.8 (c) requires one parking space for each four assisted living residents, 1 parking space for every 2 staff, and 1 space per doctor. The total required parking per the Belmont Zoning Code is 50 spaces for the site. The existing land uses operated with only 41 spaces, where two (2) spaced were used for dedicated shuttle bus parking. The proposed project will provide a total of 34 on-site parking spaces between the two land uses, a deficiency of 16 spaces, plus one (1) dedicated shuttle bus parking space will be provided.

Traffic Patterns finds that the existing and proposed land uses will operate well for the site because of the low parking demand generated by existing residents, this is due to the robust transportation demand management (TDM) strategies offered by the facility operators, specifically the shuttle bus service that transports tenants. This unique TDM program ensures that the parking deficiency compared to the City’s parking ordinance does not impact the surrounding residential community.

During site visits by Traffic Patterns, our team observed substantial parking vacancy on both the upper and lower levels of the site.

Traffic Patterns notes that the proposed Memory Care facility will not result in any increase in resident parking spaces demand as tenants will not require, nor be permitted, to store vehicles on-site due to their medical conditions. In addition, the proposed use of unallocated parking spaces on the upper level will provide more flexibility for staff and visitor parking for the entire site.

Traffic Patterns recommends an exemption to the City’s parking standards to accommodate the lower parking supply with a Condition of Approval contingency that tenants in the new long-term Memory Care facility are not allowed to store vehicles on-site. 334
To: Rob Gill, City of Belmont
Subject: Traffic Analysis Scope of Work – 1041 Hill Street, Belmont, CA, Rev 2 Date: February 15, 2024
Page: 10 of 16
Traffic Patterns CA: (408) 916-8141
169 Front Street, Suite 203 www.TrafficPatterns.net
Danville, CA 94566 [email protected]
Signage & Striping Operations
As part of Traffic Patterns site assessment, we did find that the existing STOP sign of the lower level driveway to be in poor condition and requires replacement. The upper level currently has no existing STOP sign. Traffic Patterns does recommend the replacement of the lower level STOP sign and installation of a new STOP sign on the upper level as part of site improvements of the project.

Task 5 Study Findings
Traffic Patterns finds that the proposed Memory Care facility improvements at 1041 Hill Street will not have any significant impacts to the surrounding Belmont community. The proposed project with its lowtrip generation land uses will result in six (6) less vehicle trips per day.

Even though the project provides seven (7) fewer parking spaces, the loss of parking should not result in any impacts to the community as future Memory Care residents will not be driving due to their medical needs, this in turn expands visitor and staff parking on-site.

If you have any questions, please do not hesitate to contact me at (408) 916-8141.

Sincerely,
Jaime O. Rodriguez, TE
Principal
Figure 5
Photo of Lower Level
STOP Sign in Need of
Replacement.
335
Exhibit A
Daily ITE Trip Generation Rates
(Existing Conditions)
Traffic Patterns CA: (408) 916-8141
169 Front Street, Suite 203 www.TrafficPatterns.net
Danville, CA 94566 [email protected]
Assisted Living
Skilled Nursing
336
Exhibit B
Weekday AM Peak Hour Trip Generation
(Existing Land Use)
Traffic Patterns CA: (408) 916-8141
169 Front Street, Suite 203 www.TrafficPatterns.net
Danville, CA 94566 [email protected]
Assisted Living
Skilled Nursing
337
Exhibit C
Weekday PM Peak Hour Trip Generation
(Existing Land Use)
Traffic Patterns CA: (408) 916-8141
169 Front Street, Suite 203 www.TrafficPatterns.net
Danville, CA 94566 [email protected]
Assisted Living
Skilled Nursing
338
Exhibit D
Daily ITE Trip Generation Rates
(Proposed Conditions)
Traffic Patterns CA: (408) 916-8141
169 Front Street, Suite 203 www.TrafficPatterns.net
Danville, CA 94566 [email protected]
Assisted Living
Long-Term Memory Care
339
Exhibit E
Weekday AM Peak Hour Trip Generation
(Proposed Land Use)
Traffic Patterns CA: (408) 916-8141
169 Front Street, Suite 203 www.TrafficPatterns.net
Danville, CA 94566 [email protected]
Assisted Living
Long-Term Memory Care
340
Exhibit F
Weekday PM Peak Hour Trip Generation
(Proposed Land Use)
Traffic Patterns CA: (408) 916-8141
169 Front Street, Suite 203 www.TrafficPatterns.net
Danville, CA 94566 [email protected]
Assisted Living
Long-Term Memory Care
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BELMONT MEMORY CARE

NOISE AND VIBRATION ASSESSMENT
Belmont, California
October 27, 2023
Prepared for:

Darcy Perrault
Project Architect
Erdman
One Erdman Place
Madison, WI 53717
Prepared by:

Heather Bruce
Michael Thill
429 East Cotati Avenue
Cotati, CA 94931
(707) 794-0400
Project: 23-071
551
1 INTRODUCTION
A three-story, 36-unit memory care facility is proposed at 1041 Hill Street in the City of Belmont, California. Currently, the site is developed with existing residential land uses, which would be demolished as part of the proposed project. The proposed project would include two levels of residences over two stories of parking and resident amenity space.

This report evaluates the project’s potential to result in significant noise and vibration impacts with respect to applicable California Environmental Quality Act (CEQA) guidelines. The report is divided into three sections: 1) the Setting Section provides a brief description of the fundamentals of environmental noise and groundborne vibration, summarizes applicable regulatory background, and describes the existing ambient noise environment at the project site; 2) the Plan Consistency Analysis Section discusses noise and land use compatibility utilizing applicable regulatory background; and, 3) the Impacts and Mitigation Measures Section describes the significance criteria used to evaluate project impacts, provides a discussion of each project impact, and presents measures, where necessary, to mitigate the impacts of the project on sensitive receptors in the vicinity.

SETTING
Fundamentals of Environmental Noise
Noise may be defined as unwanted sound. Noise is usually objectionable because it is disturbing or annoying. The objectionable nature of sound could be caused by its pitch or its loudness. Pitch is the height or depth of a tone or sound, depending on the relative rapidity (frequency) of the vibrations by which it is produced. Higher pitched signals sound louder to humans than sounds with a lower pitch. Loudness is the intensity of sound waves combined with the reception characteristics of the ear. Intensity may be compared with the height of an ocean wave in that it is a measure of the amplitude of the sound wave.

In addition to the concepts of pitch and loudness, there are several noise measurement scales which are used to describe noise in a particular location. A decibel (dB) is a unit of measurement which indicates the relative amplitude of a sound. The zero on the decibel scale is based on the lowest sound level that the healthy, unimpaired human ear can detect. Sound levels in decibels are calculated on a logarithmic basis. An increase of 10 decibels represents a ten-fold increase in acoustic energy, while 20 decibels is 100 times more intense, 30 decibels is 1,000 times more intense, etc. There is a relationship between the subjective noisiness or loudness of a sound and its intensity. Each 10 decibel increase in sound level is perceived as approximately a doubling of loudness over a fairly wide range of intensities. Technical terms are defined in Table 1.

There are several methods of characterizing sound. The most common in California is the Aweighted sound level (dBA). This scale gives greater weight to the frequencies of sound to which the human ear is most sensitive. Representative outdoor and indoor noise levels in units of dBA are shown in Table 2. Because sound levels can vary markedly over a short period of time, a method for describing either the average character of the sound or the statistical behavior of the variations must be utilized. Most commonly, environmental sounds are described in terms of an 552
2 average level that has the same acoustical energy as the summation of all the time-varying events.

This energy-equivalent sound/noise descriptor is called Leq. The most common averaging period is hourly, but Leq can describe any series of noise events of arbitrary duration.

The scientific instrument used to measure noise is the sound level meter. Sound level meters can accurately measure environmental noise levels to within about plus or minus 1 dBA. Various computer models are used to predict environmental noise levels from sources, such as roadways and airports. The accuracy of the predicted models depends upon the distance the receptor is from the noise source. Close to the noise source, the models are accurate to within about plus or minus 1 to 2 dBA.

Since the sensitivity to noise increases during the evening and at night -- because excessive noise interferes with the ability to sleep -- 24-hour descriptors have been developed that incorporate artificial noise penalties added to quiet-time noise events. The Community Noise Equivalent Level (CNEL) is a measure of the cumulative noise exposure in a community, with a 5 dB penalty added to evening (7:00 pm - 10:00 pm) and a 10 dB addition to nocturnal (10:00 pm - 7:00 am) noise levels. The Day/Night Average Sound Level (Ldn or DNL) is essentially the same as CNEL, with the exception that the evening time period is dropped and all occurrences during this three-hour period are grouped into the daytime period.

Effects of Noise
Sleep and Speech Interference
The thresholds for speech interference indoors are about 45 dBA if the noise is steady and above 55 dBA if the noise is fluctuating. Outdoors the thresholds are about 15 dBA higher. Steady noises of sufficient intensity (above 35 dBA) and fluctuating noise levels above about 45 dBA have been shown to affect sleep. Interior residential standards for multi-family dwellings are set by the State of California at 45 dBA Ldn. Typically, the highest steady traffic noise level during the daytime is about equal to the Ldn and nighttime levels are 10 dBA lower. The standard is designed for sleep and speech protection and most jurisdictions apply the same criterion for all residential uses.

Typical structural attenuation is 12-17 dBA with open windows. With closed windows in good condition, the noise attenuation factor is around 20 dBA for an older structure and 25 dBA for a newer dwelling. Sleep and speech interference is therefore possible when exterior noise levels are about 57-62 dBA Ldn with open windows and 65-70 dBA Ldn if the windows are closed. Levels of 55-60 dBA are common along collector streets and secondary arterials, while 65-70 dBA is a typical value for a primary/major arterial. Levels of 75-80 dBA are normal noise levels at the first row of development outside a freeway right-of-way. In order to achieve an acceptable interior noise environment, bedrooms facing secondary roadways need to be able to have their windows closed; those facing major roadways and freeways typically need special glass windows. 553
3 Annoyance
Attitude surveys are used for measuring the annoyance felt in a community for noises intruding into homes or affecting outdoor activity areas. In these surveys, it was determined that the causes for annoyance include interference with speech, radio and television, house vibrations, and interference with sleep and rest. The Ldn as a measure of noise has been found to provide a valid correlation of noise level and the percentage of people annoyed. People have been asked to judge the annoyance caused by aircraft noise and ground transportation noise. There continues to be disagreement about the relative annoyance of these different sources. When measuring the percentage of the population highly annoyed, the threshold for ground vehicle noise is about 50 dBA Ldn. At a Ldn of about 60 dBA, approximately 12 percent of the population is highly annoyed.

When the Ldn increases to 70 dBA, the percentage of the population highly annoyed increases to about 25-30 percent of the population. There is, therefore, an increase of about 2 percent per dBA between a Ldn of 60-70 dBA. Between a Ldn of 70-80 dBA, each decibel increase increases by about 3 percent the percentage of the population highly annoyed. People appear to respond more adversely to aircraft noise. When the Ldn is 60 dBA, approximately 30-35 percent of the population is believed to be highly annoyed. Each decibel increase to 70 dBA adds about 3 percentage points to the number of people highly annoyed. Above 70 dBA, each decibel increase results in about a 4 percent increase in the percentage of the population highly annoyed.

Fundamentals of Groundborne Vibration
Ground vibration consists of rapidly fluctuating motions or waves with an average motion of zero.

Several different methods are typically used to quantify vibration amplitude. One method is the Peak Particle Velocity (PPV). The PPV is defined as the maximum instantaneous positive or negative peak of the vibration wave. In this report, a PPV descriptor with units of mm/sec or in/sec is used to evaluate construction generated vibration for building damage and human complaints.

Table 3 displays the reactions of people and the effects on buildings that continuous or frequent intermittent vibration levels produce. The guidelines in Table 3 represent syntheses of vibration criteria for human response and potential damage to buildings resulting from construction vibration.

Construction activities can cause vibration that varies in intensity depending on several factors.

The use of pile driving and vibratory compaction equipment typically generates the highest construction related groundborne vibration levels. Because of the impulsive nature of such activities, the use of the PPV descriptor has been routinely used to measure and assess groundborne vibration and almost exclusively to assess the potential of vibration to cause damage and the degree of annoyance for humans.

The two primary concerns with construction-induced vibration, the potential to damage a structure and the potential to interfere with the enjoyment of life, are evaluated against different vibration limits. Human perception of vibration varies with the individual and is a function of physical setting and the type of vibration. Persons exposed to elevated ambient vibration levels, such as people in an urban environment, may tolerate a higher vibration level. 554
4 Structural damage can be classified as cosmetic only, such as paint flaking or minimal extension of cracks in building surfaces; minor, including limited surface cracking; or major, that may threaten the structural integrity of the building. Safe vibration limits that can be applied to assess the potential for damaging a structure vary by researcher. The damage criteria presented in Table 3 include several categories for ancient, fragile, and historic structures, the types of structures most at risk to damage. Most buildings are included within the categories ranging from “Historic and some old buildings” to “Modern industrial/commercial buildings”. Construction-induced vibration that can be detrimental to the building is very rare and has only been observed in instances where the structure is at a high state of disrepair and the construction activity occurs immediately adjacent to the structure.

The annoyance levels shown in Table 3 should be interpreted with care since vibration may be found to be annoying at lower levels than those shown, depending on the level of activity or the sensitivity of the individual. To sensitive individuals, vibrations approaching the threshold of perception can be annoying. Low-level vibrations frequently cause irritating secondary vibration, such as a slight rattling of windows, doors, or stacked dishes. The rattling sound can give rise to exaggerated vibration complaints, even though there is very little risk of actual structural damage. 555
5 TABLE 1 Definition of Acoustical Terms Used in this Report Term Definition
Decibel, dB A unit describing the amplitude of sound, equal to 20 times the logarithm to the base 10 of the ratio of the pressure of the sound measured to the reference pressure. The reference pressure for air is 20 micro Pascals.

Sound Pressure Level Sound pressure is the sound force per unit area, usually expressed in micro Pascals (or 20 micro Newtons per square meter), where 1 Pascal is the pressure resulting from a force of 1 Newton exerted over an area of 1 square meter. The sound pressure level is expressed in decibels as 20 times the logarithm to the base 10 of the ratio between the pressures exerted by the sound to a reference sound pressure (e. g., 20 micro Pascals). Sound pressure level is the quantity that is directly measured by a sound level meter.

Frequency, Hz The number of complete pressure fluctuations per second above and below atmospheric pressure. Normal human hearing is between 20 Hz and 20,000 Hz. Infrasonic sound are below 20 Hz and Ultrasonic sounds are above 20,000 Hz.

A-Weighted Sound
Level, dBA
The sound pressure level in decibels as measured on a sound level meter using the A-weighting filter network. The A-weighting filter de-emphasizes the very low and very high frequency components of the sound in a manner similar to the frequency response of the human ear and correlates well with subjective reactions to noise.

Equivalent Noise Level,
Leq
The average A-weighted noise level during the measurement period.

Lmax, Lmin
The maximum and minimum A-weighted noise level during the measurement period.

L01, L10, L50, L90
The A-weighted noise levels that are exceeded 1%, 10%, 50%, and 90% of the time during the measurement period.

Day/Night Noise Level,
Ldn or DNL
The average A-weighted noise level during a 24-hour day, obtained after addition of 10 decibels to levels measured in the night between 10:00 p.m. and 7:00 a.m.

Community Noise
Equivalent Level,
CNEL
The average A-weighted noise level during a 24-hour day, obtained after addition of 5 decibels in the evening from 7:00 p.m.to 10:00 p.m. and after addition of 10 decibels to sound levels measured in the night between 10:00 p.m. and 7:00 a.m.

Ambient Noise Level The composite of noise from all sources near and far. The normal or existing level of environmental noise at a given location.

Intrusive That noise which intrudes over and above the existing ambient noise at a given location. The relative intrusiveness of a sound depends upon its amplitude, duration, frequency, and time of occurrence and tonal or informational content as well as the prevailing ambient noise level.

Source: Handbook of Acoustical Measurements and Noise Control, Harris, 1998. 556
6 TABLE 2 Typical Noise Levels in the Environment
Common Outdoor Activities Noise Level (dBA) Common Indoor Activities 110 dBA Rock band
Jet fly-over at 1,000 feet
100 dBA
Gas lawn mower at 3 feet
90 dBA
Diesel truck at 50 feet at 50 mph Food blender at 3 feet 80 dBA Garbage disposal at 3 feet
Noisy urban area, daytime
Gas lawn mower, 100 feet 70 dBA Vacuum cleaner at 10 feet Commercial area Normal speech at 3 feet
Heavy traffic at 300 feet 60 dBA
Large business office
Quiet urban daytime 50 dBA Dishwasher in next room
Quiet urban nighttime 40 dBA Theater, large conference room Quiet suburban nighttime
30 dBA Library
Quiet rural nighttime Bedroom at night, concert hall
(background)
20 dBA
Broadcast/recording studio
10 dBA
0 dBA
Source: Technical Noise Supplement (TeNS), California Department of Transportation, September 2013. 557
7 TABLE 3 Reaction of People and Damage to Buildings from Continuous or Frequent Intermittent Vibration Levels
Velocity Level,
PPV (in/sec) Human Reaction Effect on Buildings

0.01 Barely perceptible No effect

0.04 Distinctly perceptible Vibration unlikely to cause damage of any type to any structure

0.08 Distinctly perceptible to
strongly perceptible
Recommended upper level of the vibration to which
ruins and ancient monuments should be subjected

0.1 Strongly perceptible Threshold at which there is a risk of damage to fragile buildings with no risk of damage to most buildings

0.25 Strongly perceptible to severe Threshold at which there is a risk of damage to historic and some old buildings.

0.3 Strongly perceptible to severe Threshold at which there is a risk of damage to older residential structures

0.5 Severe – Vibrations considered
unpleasant
Threshold at which there is a risk of damage to new
residential and modern commercial/industrial structures Source: Transportation and Construction Vibration Guidance Manual, California Department of Transportation, April 2020.

Regulatory Background – Noise
Federal Agencies, the State of California, San Mateo County, and the City of Belmont have established noise criteria that are applicable in this assessment. Federal Agencies, the State of California, and the City of Belmont have also established vibration criteria that are applicable in this assessment. The State of California Environmental Quality Act (CEQA) Guidelines, Appendix G, are used to assess the potential significance of impacts pursuant to local General Plan policies, Municipal Code standards, or the applicable standards of other agencies. A summary of the applicable regulatory criteria is provided below.

Federal Government
Federal Transit Administration. The Federal Transit Administration (FTA) has identified construction noise thresholds in the Transit Noise and Vibration Impact Assessment Manual, 1 which limit daytime construction noise to 80 dBA Leq at residential land uses and to 90 dBA Leq at commercial and industrial land uses.

State of California
State CEQA Guidelines. CEQA contains guidelines to evaluate the significance of effects of environmental noise attributable to a proposed project. Under CEQA, noise impacts would be considered significant if the project would result in:
1 Federal Transit Administration, Transit Noise and Vibration Impact Assessment Manual, FTA Report No. 0123, September 2018.
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8 (a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local General Plan or Noise Ordinance, or applicable standards of other agencies;
(b) Generation of excessive groundborne vibration or groundborne noise levels; or (c) For a project located within the vicinity of a private airstrip or an airport land use plan or where such a plan has not been adopted within two miles of a public airport or public use airport, if the project would expose people residing or working in the project area to excessive noise levels.
2022 California Building Code, Title 24, Part 2. The current version of the California Building Code (CBC) requires interior noise levels in multi-family residential units attributable to exterior environmental noise sources to be limited to a level not exceeding 45 dBA DNL/CNEL in any habitable room.

San Mateo County
Comprehensive Airport Land Use Compatibility Pan (ALUCP) For the Environs of San Carlos Airport - Noise Compatibility Criteria and Policies for San Carlos Airport Noise Policy 1 Nosie Impact Area. The threshold for evaluation is the project CNEL 60 dB contour depicted on Exhibit 4-2. This contour defines the noise impact area of the Airport. All land uses located outside this contour are consistent with the noise compatibility and policies of the ALUCP.

Noise Policy 2 - Airport Noise/Land Use Compatibility Criteria. The noise compatibility policies set forth in this section shall be used in conjunction with the 20-year future noise exposure contours depicted on Exhibit 4-2 and noise/land use compatibility criteria presented in Table 4-3. a) The compatibility criteria in this section indicate the maximum acceptable airportrelated noise levels, which are measured in terms of CNEL, for a range of land uses. b) Noise compatibility policies only apply to the identified noise contours. Within the four noise exposure ranges, each land use type is shown as “compatible”, “conditionally compatible”, or “incompatible”. The meaning of these terms is provided in Table 4-3.
c) Land uses not specifically listed in Table 4-3 shall be evaluated using the criteria for similar listed uses.

Noise Policy 3 - Residential Land Uses. Residential land uses are considered conditionally compatible in areas exposed to noise levels between CNEL 60-64 dB only if the proposed use is on a lot of record zoned exclusively for residential use as of the effective date of this ALUCP. In such a case, the residential land use must be sound-insulated to achieve an indoor noise level of CNEL 45 dB or lower.
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10 561
11 City of Belmont
City of Belmont 2035 General Plan. The City of Belmont adopted the 2035 General Plan in November 2017. The Noise Element of the General Plan2 provides goals, policies, and actions to maintain a community with a noise environment that supports a high quality of life. The goals, policies, and actions that apply to the proposed project are as follows:

Goal 7.1: Strive to achieve an acceptable noise environment for the environmental, health, and safety needs of present and future residents of Belmont.

Policy 7.1-1. Update the City’s Noise Ordinance as needed to be in conformance with the General Plan policies and noise standards.

Action 7.1-1a: Continue to limit hours for certain construction and demolition work to reduce construction-related noise exposure.

Action 7.1-1b: Address sources of excessive neighborhood noise that can cause nuisances for residents, such as gas leaf blowers, wireless telecommunication facilities, power sources, ventilation, and cooling facilities.

Policy 7.1-2. Use the Community Noise Level Exposure Standards, shown in Table 7-1, as review criteria for new land uses. Require all new development that would be exposed to noise greater than the “normally acceptable” noise level range to reduce interior noise through design, sound insulation, or other measures.

Policy 7.1-3. Require noise-reducing mitigation to meet allowable outdoor and indoor noise exposure standards in Table 7-2. Noise mitigation measures that may be approved to achieve these noise level targets include but are not limited to the following:
• Construct façades with substantial weight and insulation; • Use sound-rated windows for primary sleeping and activity areas; • Use sound-rated doors for all exterior entries at primary sleeping and activity areas; • Use minimum setbacks and exterior barriers;
• Use acoustic baffling of vents for chimneys, attic and gable ends; and • Install mechanical ventilation system that provides fresh air under closed window conditions.

Alternative acoustical designs that achieve the prescribed noise level standards may be approved, provided that a qualified Acoustical Consultant submits information 2 City of Belmont, City of Belmont 2035 General Plan, Noise Element, Adopted November 14, 2017. 562
12 demonstrating that the alternative designs will achieve and maintain the specific targets for outdoor activity areas and interior spaces.
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13 Policy 7.1-4. Exclude residential and noise-sensitive uses located in the Belmont Village PDA from outdoor noise standards in Table 7-2, where it is determined application of noise mitigation measures will be detrimental to the realization of the General Plan’s goals and policies to realize a vibrant activity center in the Village.

Policy 7.1-5. Ensure that building regulations require that noise-generating appliances serving new multi-family or mixed-use residential development are located or adequately insulated to protect residents from the noise.

Policy 7.1-6. Promote the use of noise attenuation measures to improve the acoustic environment inside residences where existing single-family residential development is located in a noise-impacted environment, such as along an arterial street or adjacent to a noise-producing use.

Policy 7.1-8. Continue to enforce applicable Federal and State Noise Insulation Standards (CCR, Title 24) and noise requirements.

Goal 7.2: Protect noise-sensitive land uses, such as schools, hospitals, and senior care facilities, from encroachment of and exposure to excessive levels of noise.

Policy 7.2-1. Use the noise-sensitive land uses and transportation noise sources table (Table 7-2) and Future Noise Contours map (Figure 7-3) as criteria to determine acceptability of noise-sensitive land uses. Do not permit new noise-sensitive uses— including schools, hospitals, and places of worship—where noise levels are “normally unacceptable” or higher, if alternative locations are available for the uses in the city.

Goal 7.3: Continue to work with other agencies, airports, and jurisdictions to reduce noise levels in Belmont created by their operations.
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14 Policy 7.3-1. Work with Caltrans, Caltrain, SamTrans, and other agencies to mitigate transportation-related noise impacts on residential areas and sensitive uses. This may include encouraging installation of sound barriers or bus stop relocation in selected locations.

Policy 7.3-2. Continue to work with the San Carlos Airport in improving and implementing its noise abatement program.

Policy 7.3-3. Continue to participate in the SFO Roundtable or any successors to ensure aircraft-related noise from SFO is managed for the City of Belmont.

Belmont Municipal Code. Article VIII, Noise Control, of the City’s Municipal Code declares the policy of the City is “to protect the peace, health, and safety of its citizens from unreasonable noises from all sources including, but not limited to, those specified in this chapter.” Section 15-102 Noise limitations.
(a) Except as otherwise permitted in this article, any source of sound emanating from private property in excess of the sound level limits set forth in subsection (c) shall constitute a noise disturbance.
(c) Sound Level Limits. Sound levels shall not exceed the following limits. 1) Residential. For all sources of sound measured from any residential property:

A. “Nighttime” hours – 55 dBA
B. “Daytime” hours – 65 dBA
2) Multi-family. For all sources of sound within a multi-family residential structure transmitting through a common interior partition (wall, floor or ceiling) from one (1) dwelling unit to another:

A. “Nighttime” hours – 35 dBA
B. “Daytime” hours – 45 dBA
3) Nonresidential. For all sources of sound measured from any nonresidential property:

A. “Nighttime” hours – 55 dBA
B. “Daytime” hours – 65 dBA
4) Corrections for character of sound. In the event the alleged offensive noise contains a steady, audible tone, such as a whine, screech, beating, pulsating, throbbing or 565
15 hum the standards set forth in subsections 15-102(a)(1) and (2) shall be reduced by five (5) dB.
5) Any and all excessively annoying, loud or unusual noises or vibrations not exceeding the sound level limits in this subsection shall nonetheless be considered a noise disturbance if such noise or noises:

A. Offend the peace and quiet of persons of ordinary or reasonable sensibilities, or
B. Interfere with the comfortable enjoyment of life or property. (d) Construction activity. Notwithstanding subsection (c), construction activities and construction activity noise are subject to the following regulations. 1) Except as provided in subsection (d)(2), all construction and related activities which require a city permit, including the use of powered equipment in connection with such activities, are allowed only during the hours of 8:00 a.m. to 5:00 p.m. Monday through Friday except Holidays, and 10:00 a.m. to 5:00 p.m. on Saturdays. All gasoline-powered construction equipment shall be equipped with an operating muffler or baffling system as originally provided by the manufacturer, and no modification to these systems is permitted.
2) The Building Official may allow construction and related activity outside the days and hours provided in subsection (d)(1) when:

A. Necessary for emergency repairs or to protect life or property from imminent threat of harm;
B. The construction site is more than 300 feet from a dwelling unit; or, C. Noise from the allowed construction activity is in the Building Official's opinion comparable to the noise from non-construction activity in the immediate area.

D. Expanded construction hours provides quantifiable benefit to the public and noise will not unduly interfere with the comfortable enjoyment of life or property.
3) An exception granted under subsection (d)(2) including the scope of allowed activity shall be noted on the building permit.
4) The Building Official may limit, condition, modify or eliminate an exception as necessary to limit noise disturbance.
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16 (e) Powered equipment noise. Notwithstanding subsection (c), powered equipment used for nonconstruction activities, is allowed between the hours of 8:00 a.m. to 7:00 p.m. Monday through Friday and 10:00 a.m. to 5:00 p.m. Saturdays, Sundays and holidays. Powered equipment use outside of the aforementioned hours is not allowed. All gasoline-powered equipment must be equipped with an operating muffler or baffling system as originally provided by the manufacturer, and no modification to these systems is permitted. (f) It is unlawful to create, permit, allow or maintain a noise disturbance in Belmont.

Section 15-103 Exceptions. The following are exceptions to the noise limitations set forth in section 15-102.
(a) Residential property maintenance. Residential property maintenance that does not involve construction activities as defined in subsection 15-102(f) or the use of powered equipment as defined in subsection 15-102(g), personally done by residents or property owners to maintain or improve their property, may occur between the hours of 8:00 a.m. to 7:00 p.m. Monday through Friday and between the hours of 10:00 a.m. to 5:00 p.m. Saturdays, Sundays, and Holidays.
(b) Deliveries.
1) Deliveries to food retailers and restaurants.
2) Deliveries to other commercial and industrial businesses between the hours of 7:00 a.m. to 6:00 p.m. Monday through Friday and between the hours of 9:00 a.m. to 5:00 p.m. Saturdays, Sundays, and holidays.
3) Deliveries to businesses described in subsections (1) and (2) above with a valid Conditional Use Permit (CUP) which regulates hours of operation must adhere to the approved hours as specified in the CUP.
(c) Parking lot sweeping. Parking lot sweeping is allowed Monday through Friday between the hours of 7:00 a.m. to 6:00 p.m.
(d) Garbage collection. Garbage collection by a franchisee at times consistent with the city's franchise agreement.
(e) Conditionally permitted activities. In the event that the provisions of this article conflict with any provisions of the Belmont City Code, Belmont Zoning Ordinance, or a valid conditional use permit, those provisions would control.
(f) Special events. Any event or use for which a special event permit has been issued by the city that specifically allows noise levels to be exceeded.
(g) Emergencies.
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17 1) Emergency construction, emergency clean-up, and emergency maintenance activities approved by a city department.
2) Emergency activities by a government entity for the protection of public health and safety.
(h) Protected Speech. Speech activities to the extent the city manager determines in consultation with the city attorney that enforcement of the limitations in Section 15-102(c) would unlawfully infringe a person's legally protected rights.

Regulatory Background – Vibration
State of California
California Department of Transportation. To avoid damage to buildings, Caltrans recommends that construction vibration levels are limited to 0.5 in/sec PPV for buildings structurally sound and designed to modern engineering standards, to 0.3 in/sec PPV for buildings that are found to be structurally sound but where structural damage is a major concern, and to 0.08 in/sec PPV for ancient buildings or buildings that are documented to be structurally weakened (see Table 3).

City of Belmont
City of Belmont 2035 General Plan. The City of Belmont 2035 General Plan also includes policies that apply to groundborne vibration. The following apply to the proposed project:

Goal 7.1: Strive to achieve an acceptable noise environment for the environmental, health, and safety needs of present and future residents of Belmont.

Policy 7.1-10. Require developers of new development anticipated to generate a substantial amount of vibration during construction to implement mitigation practices to reduce vibration, which can include: operating heavy equipment as far as practical from residential uses; using smaller bulldozers (operating weight less than 20,000 pounds) when grading must occur within approximately 50 feet of residential uses or other vibration sensitive uses; and using quiet pile driving technology when feasible. 568
18 Existing Noise Environment
The project site is located at the terminus of Hill Street, south of Laurel Avenue and 6th Avenue.

Adjoining the site to the east is an existing senior living center and to the west are existing singlefamily residential land uses. South of the project site is an existing real estate office building and multi-family residential buildings. Additional residential buildings are located north of the site, opposite Hill Street.

The noise environment at the site and in the surrounding areas results primarily from traffic along nearby Ralston Avenue and El Camino Real and train activity along the Union Pacific Railroad/Caltrain corridor. Aircraft associated with San Carlos Airport and San Francisco International Airport intermittently contributes to the noise environment.

A noise monitoring survey, which included two long-term (LT-1 and LT-2) and two short-term (ST-1 and ST-2) noise measurements, was performed at the site beginning on Wednesday, June 7, 2023, and concluding on Friday, June 9, 2023. All measurement locations are shown in Figure 1.

Long-term noise measurement LT-1 was installed on a telephone pole at the end of Hill Street.

LT-2 was made in the southwestern corner of the project site, along the boundary shared with the adjoining residences. Hourly average noise levels at LT-2 typically ranged from 45 to 54 dBA Leq during the day and from 35 to 51 dBA Leq at night. The day-night average noise level was 53 dBA Ldn on Thursday, June 8, 2023. The daily trends in noise levels at LT-2 are shown in Figures A4 through A6 in the Appendix of this report.

Each short-term noise measurement was made on Wednesday, June 7, 2023, in 10-minute intervals between 12:20 p.m. and 12:50 p.m. Table 4 summarizes the measurements at each short-term location.

Background traffic noise at ST-2 ranged from 46 to 52 dBA. Other contributing noise sources included a jet flyover (65 dBA), general aviation aircraft (52 dBA), a passing train (60 dBA), a 569
19 train horn (64 dBA), and birds (46 to 55 dBA). The 10-minute average noise level at ST-2 was 56 dBA.

TABLE 4 Summary of Short-Term Noise Measurement Data (dBA) Noise Measurement Location
(Date, Time) Lmax L(1) L(10) L(50) L(90) Leq
ST-1: southeast corner of project site
(6/7/2023, 12:20-12:30 p.m.) 64 61 53 49 47 51
ST-2: front of 860 Laurel Avenue
(6/7/2023, 12:40-12:50 p.m.) 74 68 58 50 48 56
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20 FIGURE 1 Aerial Image of the Project Site and Surrounding Area with Long- and Short-Term Measurement Locations Identified
Source: Google Earth, 2023.
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21 PLAN CONSISTENCY ANALYSIS
Noise and Land Use Compatibility
The Noise Element Chapter in the Belmont 2035 General Plan sets forth policies with the goal of achieving an acceptable noise environment and protecting noise-sensitive land uses from exposure to excessive noise. Many of these same goals and policies are echoed in the Belmont Village Specific Plan. The noise- and vibration-related policies applicable to the proposed project were presented in detail in the Regulatory Background section of this report and are briefly summarized below:
• The City’s “normally acceptable” exterior noise level objective is 65 dBA Ldn or less for the proposed multi-family residential land use (Policy 7-1.2). • The City’s acceptable interior noise level objective is 45 dBA Ldn or less for the proposed multi-family residential land use (Policy 7-1.3).

Future Exterior Noise Environment
The future noise environment at the project site would continue to be dominated by traffic along Ralston Avenue and El Camino Real with secondary noise sources including aircraft and train activity. A traffic analysis completed for the project included calculations of the proposed project’s trip generation. The small number trips generated by the proposed project would be insignificant compared to the existing peak hour traffic volumes along Ralston Avenue and El Camino Real (i.e., 0 dBA Ldn increase over existing volumes).

Based on the Belmont 2035 General Plan Draft Environmental Impact Report3, future noise levels along El Camino Real near the site are calculated to increase by 1-2 dBA, are calculated to increase by 0-2 dBA along Ralston Avenue, are calculated to increase by 1-2 dBA along 6th Avenue, and are calculated to increase by 1 dBA along Hill Street. To estimate the future noise environment at the project site, this increase is applied to the results of the existing measurements described above.

Therefore, at approximately 24 feet from the centerline of Hill Street (LT-1), the future unmitigated noise level would be up to 58 dBA Ldn. Noise from aircraft is not anticipated to increase substantially in the future as the project site is located approximately 1 mile from San Carlos Airport (SQL) and 8 miles from the San Francisco International Airport (SFO) and is not within any projected 2035 aircraft noise contours. According to the Caltrain Peninsula Corridor Electrification Project Noise and Vibration Technical Report4, noise from future Caltrain developments, including increases in service frequency and ridership, and electrification of tracks, is not anticipated to result in increased train noise levels at the site, with a projected decrease of

0.2 to 0.3 dBA Ldn for 2040.
3 City of Belmont, “General Plan, Phase I Zoning, Belmont Village Specific Plan, and Climate Action Plan Draft Environmental Impact Report,” SCH #2016082075, June 30, 2017. 4 Wilson, Ihrig & Associates, “Caltrain Peninsula Corridor Electrification Project Noise and Vibration Technical Report,” February 2014
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22 The project site is anticipated to experience noise levels between 55 dBA Ldn and 59 dBA Ldn.

This falls within the “normally acceptable” range for multi-family residential uses described in Table 7-1 of the City of Belmont General Plan Noise Element.

Preliminary plans show balconies on the 2nd and 3rd floors. The exterior noise levels at the 2nd and 3 rd floor balconies are anticipated to be 55 dBA Ldn. This noise level would be below the City’s Exterior Noise Standards of 65 dB Ldn for multi-family outdoor activity areas.

Future Interior Noise Environment
Interior noise levels would vary depending upon the design of the buildings (relative window area to wall area) and the selected construction materials and methods. Standard residential construction provides approximately 15 dBA of exterior to interior noise reduction, assuming the windows are partially open for ventilation. Standard construction with the windows closed provides approximately 20 to 25 dBA of noise reduction in interior spaces. Where exterior noise levels range from 60 to 65 dBA Ldn, the inclusion of adequate forced-air mechanical ventilation is often the method selected to reduce interior noise levels to acceptable levels by closing the windows to control noise. Where noise levels exceed 65 dBA Ldn, forced-air mechanical ventilation systems and sound-rated construction methods are normally required. Such methods or materials may include a combination of smaller window and door sizes as a percentage of the total building façade facing the noise source, sound-rated windows and doors, sound rated exterior wall assemblies, and mechanical ventilation so windows may be kept closed at the occupant’s discretion.

The standard construction materials in combination with forced-air mechanical ventilation would satisfy the City’s acceptable interior noise level of 45 dBA Ldn or less for proposed multi-family residential land-use.

NOISE IMPACTS AND MITIGATION MEASURES
Significance Criteria
The following criteria were used to evaluate the significance of environmental noise and vibration resulting from the project:
(a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies; (b) Generation of excessive groundborne vibration or groundborne noise levels; (c) For a project located within the vicinity of a private airstrip or an airport land use plan or where such a plan has not been adopted within two miles of a public airport or public use airport, if the project would expose people residing or working in the project area to excessive noise levels.
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23 Impact 1a: Temporary Construction Noise. Existing noise-sensitive land uses would be exposed to a temporary increase in ambient noise levels due to project construction activities. The incorporation of Mitigation Measure 1a as project conditions of approval would result in a less-than-significant temporary noise impact.

The construction schedule assumed that the earliest possible start date would be early January 2024, and the development would be built over a period of about 13 months, with construction expected to conclude by the middle of January 2025. Construction phases would include demolition, site preparation, grading, trenching/foundation, building construction, architectural coating, and paving. During each phase of construction, there would be a different mix of equipment operating, and noise levels would vary by phase and vary within phases, based on the amount of equipment in operation and the location at which the equipment is operating.

Noise impacts resulting from construction depend upon the noise generated by various pieces of construction equipment, the timing and duration of noise-generating activities, and the distance between construction noise sources and noise-sensitive areas. Construction noise impacts primarily result when construction activities occur during noise-sensitive times of the day (e.g., early morning, evening, or nighttime hours), the construction occurs in areas immediately adjoining noise-sensitive land uses, or when construction lasts over extended periods of time.

Section 15-102 of the City’s Municipal Code limits construction activities to between 8:00 a.m. and 5:00 p.m. on Monday through Friday except Holidays and 10:00 a.m. and 5:00 p.m. on Saturdays. Additionally, Belmont requires that all gasoline-powered construction equipment shall be equipped with an operating muffler or baffling system as originally provided by the manufacturer, and no modification to these systems is permitted.

While the City of Belmont does not establish noise level thresholds for construction activities, this analysis uses the noise limits established by the Federal Transit Administration (FTA) to identify the potential for impacts due to substantial temporary construction noise. The FTA identifies construction noise limits in the Transit Noise and Vibration Impact Assessment Manual. During daytime hours, an exterior threshold of 80 dBA Leq shall be enforced at residential land uses and 90 dBA Leq shall be enforced at commercial and industrial land uses.

Construction activities for individual projects are typically carried out in phases. During each phase of construction, there would be a different mix of equipment operating, and noise levels would vary by phase and vary within phases, based on the amount of equipment in operation and the location at which the equipment is operating. The typical range of maximum instantaneous noise levels for the proposed project would be 70 to 90 dBA Lmax at a distance of 50 feet (see Table 5) from the equipment. Table 6 shows the hourly average noise level ranges, by construction phase, typical for various types of projects. Hourly average noise levels generated by construction are about 65 to 88 dBA Leq for residential buildings, measured at a distance of 50 feet from the center of a busy construction site. Construction-generated noise levels drop off at a rate of about 6 dBA per doubling of the distance between the source and receptor. Shielding by buildings or terrain often result in lower construction noise levels at distant receptors. 574
24 Equipment expected to be used in each construction phase are summarized in Table 7, along with the quantity of each type of equipment and the reference noise level at 50 feet, assuming the operation of the two loudest pieces of construction equipment for each construction phase.

Federal Highway Administration’s (FHWA’s) Roadway Construction Noise Model (RCNM) was used to calculate the hourly average noise levels for each phase of construction, assuming the two loudest pieces of equipment would operate simultaneously, as recommended by the FTA for construction noise evaluations. This construction noise model includes representative sound levels for the most common types of construction equipment and the approximate usage factors of such equipment that were developed based on an extensive database of information gathered during the construction of the Central Artery/Tunnel Project in Boston, Massachusetts (CA/T Project or "Big Dig"). The usage factors represent the percentage of time that the equipment would be operating at full power. Table 7 also summarizes the construction noise levels for the two loudest pieces of equipment propagated to the surrounding receiving land uses.

To assess construction noise impacts at the receiving property lines of existing noise-sensitive receptors, the worst-case hourly average noise level, which are calculated from combining all equipment per phase, was propagated from the geometrical center of the nearest building to the property lines of the receptors. These noise level estimates are shown in Table 8. Noise levels in Table 8 do not assume reductions due to intervening buildings or existing barriers. 575
25 TABLE 5 Construction Equipment, 50-foot Noise Emission Limits Equipment Category Lmax Level (dBA)1,2 Impact/Continuous Arc Welder
Auger Drill Rig
Backhoe
Bar Bender
Boring Jack Power Unit
Chain Saw
Compressor3
Compressor (other)
Concrete Mixer
Concrete Pump
Concrete Saw
Concrete Vibrator
Crane
Dozer
Excavator
Front End Loader
Generator
Generator (25 KVA or less)
Gradall
Grader
Grinder Saw
Horizontal Boring Hydro Jack
Hydra Break Ram
Impact Pile Driver
Insitu Soil Sampling Rig
Jackhammer
Mounted Impact Hammer (hoe ram)
Paver
Pneumatic Tools
Pumps
Rock Drill
Scraper
Slurry Trenching Machine
Soil Mix Drill Rig
Street Sweeper
Tractor
Truck (dump, delivery)
Vacuum Excavator Truck (vac-truck)
Vibratory Compactor
Vibratory Pile Driver
All other equipment with engines larger than 5 HP
73 85
80 80
80 85
70 80
85 82
90 80
85 85
85 80
82 70
85 85
85 80
90 105
84 85
90 85
85 77
85 85
82 80
80 84
84 85
80 95
85 Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Impact
Impact
Continuous
Impact
Impact
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Notes: 1 Measured at 50 feet from the construction equipment, with a “slow” (1 sec.) time constant. 2 Noise limits apply to total noise emitted from equipment and associated components operating at full power while engaged in its intended operation.
3Portable Air Compressor rated at 75 cfm or greater and that operates at greater than 50 psi. 576
26 TABLE 6 Typical Ranges of Construction Noise Levels at 50 Feet, Leq (dBA) Domestic Housing
Office Building,
Hotel, Hospital,
School, Public
Works
Industrial Parking
Garage, Religious
Amusement &
Recreations, Store,
Service Station
Public Works
Roads & Highways,
Sewers, and
Trenches

I II I II I II I II
Ground
Clearing 83 83 84 84 84 83 84 84
Excavation 88 75 89 79 89 71 88 78
Foundations 81 81 78 78 77 77 88 88
Erection 81 65 87 75 84 72 79 78
Finishing 88 72 89 75 89 74 84 84
I – All pertinent equipment present at site.

II – Minimum required equipment present at site.

Source: U.S.E.P.A., Legal Compilation on Noise, Vol. 1, p. 2-104, 1973. 577
27 TABLE 7 Estimated Construction Noise Levels for the Proposed Project at a Distance of 50 feet
Phase of Construction Total
Workdays
Construction Equipment
(Quantity)
Estimated
Construction
Noise Level at 50
feet, dBA Leq
Demolition 20
Concrete/Industrial Saw (4)
a
Rubber-Tired Dozer (1)
Tractor/Loader/Backhoe (1)
Jack Hammer (3) a
Air Compressor (1)
Generator (2)
Front-End Loader (1)
91 Site Preparation 3
Grader (3)
a
Tractor/Loader/Backhoe (2)
a
84 Grading/Excavation/Tr
enching/Foundation 6
Compactor (1)
Rubber-Tired Dozer (1) a
Tractor/Loader/Backhoe (3)
a
Excavator (1)a
84 Building – Exterior 220
Crane (1)
a
Forklift (3)
Generator Set (1)a
Welder (3)
79 Building – Interior/
Architectural Coating 10 Air Compressor (1)
a
74 Paving 10
Paver (2)
Paving Equipment (1)
a
Roller (2)
Tractor/Loader/Backhoe (1)a
84 a Denotes two loudest pieces of construction equipment per phase. 578
28 TABLE 8 Estimated Construction Noise Levels at Nearby Land Uses Phase of Construction
Calculated Hourly Average Noise Levels, dBA Leq
Onsite E
Senior Living
(50 fta)
Adjoining W
Single Family
Residential
(75fta)
S Office and
Multi-family
Residential
(200 fta)
North
Residential
(210 fta)
Demolition 92b88b 80b79b
Site Preparation 86b82b 74b72b
Grading/
Excavation/Trenching/Foundation 87b
83b 75b74b
Building – Exterior 81b77b69b68b
Building – Interior/ Architectural
Coating 74b
70b62b61b
Paving 87b83b 74b74b
a The distances shown in the table were measured from the center of the project site to the receiving property lines. b These noise levels represent all equipment per phase operating simultaneously and propagated to the surrounding property lines. 579
29 As shown in Table 8, construction noise levels would intermittently range from 61 to 88 dBA Leq at existing residential uses and from 62 to 80 dBA Leq at existing office uses when activities are focused near the center of the project site. Construction noise levels would not exceed the 90 dBA Leq threshold at the office land use surrounding the project site or the 80 dBA Leq threshold at the residential land use to the north, east and south of the project site when activities occur near the center of the project site. However, the construction noise levels would exceed the exterior threshold of 80 dBA Leq at the nearest existing residential land uses adjoining the project to the west. This would be considered a significant impact.

Mitigation Measure 1a:

A construction noise logistics plan shall be prepared that specifies hours of construction, noise and vibration minimization measures, posting or notification of construction schedules, and designation of a noise disturbance coordinator who would respond to neighborhood complaints will be required to be in place prior to the start of construction and implemented during construction to reduce noise impacts on neighboring residents and other uses. Project construction operations shall use best available noise suppression devices and techniques including, but not limited to the following:
• Pursuant to the Municipal Code, restrict noise-generating construction activities to the hours of 8:00 a.m. to 5:00 p.m., Monday through Friday and 10:00 a.m. to 5:00 p.m. on Saturdays. No construction activity or related activities shall be allowed outside of the aforementioned hours or on Sundays and Holidays.
• Construct solid plywood fences around ground level construction sites adjacent to residences, or other noise-sensitive land uses. A temporary 10- to 12-foot noise barrier would provide 5 to 6 dBA attenuation for adjacent sensitive land uses when construction activities occur at the ground level.
• Erect a temporary noise control blanket barrier, where feasible, at the property line or on scaffolding just outside the proposed buildings facing the adjoining residences to the west during construction to control construction noise when activities do not occur at the ground level. The temporary noise control blanket barriers shall be installed at residences nearest to the active construction activities only.
• A temporary noise control blanket barrier could be erected, if necessary, along building facades facing construction sites. This mitigation would only be necessary if conflicts occurred which were irresolvable by proper scheduling. Noise control blanket barriers can be rented and quickly erected.
• Equip all internal combustion engine-driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment. • Prohibit unnecessary idling of internal combustion engines. 580
30 • Locate stationary noise-generating equipment such as air compressors or portable power generators as far as possible from sensitive receptors. Construct temporary noise barriers to screen stationary noise-generating equipment when located near adjoining sensitive land uses. Any enclosure openings or venting shall face away from sensitive receptors. • Locate material stockpiles, as well as maintenance/equipment staging and parking areas, as far as feasible from residential receptors.
• Utilize “quiet” air compressors and other stationary noise sources where technology exists. • Control noise from construction workers’ radios to a point where they are not audible at existing residences bordering the project site.
• Construction staging areas shall be established at locations that will create the greatest distance between the construction-related noise sources and noise-sensitive receptors nearest the project site during all project construction. • Notify all adjacent business, residences, and other noise-sensitive land uses of the construction schedule, in writing, and provide a written schedule of “noisy” construction activities to the adjacent land uses and nearby residences. • Designate a “disturbance coordinator” who shall be responsible for responding to any complaints about construction noise. The disturbance coordinator shall determine the cause of the noise complaint (e.g., bad muffler, etc.) and shall require that reasonable measures be implemented to correct the problem. Conspicuously post a telephone number for the disturbance coordinator at the construction site and include it in the notice sent to neighbors regarding the construction schedule.

With the implementation of the above mitigation measures, temporary construction noise levels would be reduced by 5 to 10 dBA at all impacted receptors. This would reduce the temporary noise level increase to below FTA thresholds throughout the duration of project construction. The implementation of the above mitigation measures would reduce the temporary construction impact to a less-than-significant level at the noise-sensitive receptors in the vicinity.

Impact 1b: Permanent Noise Level Increase/Exceed Applicable Standards. The proposed project would not result in a substantial permanent noise level increase. Further, the proposed project would not generate noise levels exceeding the City’s established thresholds at noise-sensitive receptors in the project vicinity. This is a less-thansignificant impact.

Section 15-102 of the City’s Municipal code provides exterior and interior daytime and nighttime Leq thresholds for noise sources.
• For all sources measured from any nonresidential property the threshold shall be 65 dBA for daytime hours and 55 dBA for nighttime hours as measured to a point on the receiving property nearest where the sound source generates the highest sound level. 581
31 Table 9 summarizes the existing ambient noise environment for the receptors surrounding the project site.

TABLE 9 Summary of Ambient Noise Levels for Existing Receptors Surrounding the Project Site
Roadway
Range of Daytime
Noise Levels (Average),
dBA Leq
Range of Nighttime
Noise Levels (Average),
dBA Leq
Ldn, dBA
Adjoining N Senior
Living 50 to 56 (53) 39 to 54 (46) 57
Adjoining S Single
Family Residential 45 to 54 (48) 35 to 51 (42) 54
E Office and MultiFamily Residential 50 to 56 (53) 39 to 54 (46) 57 W Residential 50 to 56 (53) 39 to 54 (46) 57
Project Traffic Increase
Neither the City of Belmont nor the State of California define the traffic noise level increase that is considered substantial. A significant increase would typically be identified if project generated traffic were to result in a permanent noise level increase of 3 dBA Ldn or greater in a residential area where the resulting noise environment would exceed or continue to exceed 60 dBA Ldn. For reference, a 3 dBA Ldn noise increase would be expected if the project would double existing traffic volumes along a roadway.

The project’s traffic and parking analysis5included am and pm peak commute period vehicular trip generation estimates. The project is anticipated to generate 6 fewer AM peak period trips and 4 PM fewer peak period trips. Existing peak hour traffic volumes along El Camino Real are 1,971 trips during the AM peak hour and 2,704 trips during the PM peak hour, for 6th Avenue 138 trips during the AM peak hour and 165 trips during the PM peak hour, for Ralston Avenue 1,926 trips during the AM peak hour and 2,082 trips during the PM peak hour, and for Hill Street 24 trips during the AM peak hour and PM peak hour.
6 Development of the project would result in a
unnoticed decrease in traffic along roadways in the project vicinity, resulting in a future noise increase of 0 dBA Ldn. Traffic noise increases of 3 dBA or greater are not anticipated. This is a less-than-significant impact.
5 Traffic Patterns, “Traffic and Parking Analysis: Proposed Nursing Home Expansion Project at 1041 Hill Street, Belmont, CA,” June 24, 2023.
6 Draft Program Environmental Impact Report for the Belmont General Plan Update, 2014. 582
32 Mechanical Equipment
The site plan shows a transformer located in the middle of the lower level of the building near the round about. Typically, transformers up to 1,000 kVA generate noise levels up to 64 dB, as measured at 1 meter (3.28 feet). Assuming the transformers runs continuously during daytime and nighttime hours, the hourly average noise levels would be 64 dBA at 1 meter (3.28 feet), and the day-night average noise level would be 71 dBA Ldn at a distance of 1 meter (3.28 feet).

The project site plan shows a generator in the northwestern corner of the building, located within a room in the garage. A Tier 3 Cummins emergency generator with a capacity of 50 kW has been selected for the proposed project. According to the manufacturer specifications provided by the applicant, the generators would produce a maximum average noise level of 80 dBA at 7 meters (23 feet). The building façade would provide a minimum attenuation of 20 dBA at all surrounding receptors. Monthly testing of emergency generators, which typically occur for a period of one hour between 8:00 a.m. and 7:00 p.m. on weekdays only, would need to meet a daytime limit of 65 dBA Leq as described in the City’s Municipal Code. Emergency operation of the generator would also need to meet the City’s standards of 65 dBA during daytime hours and 55 dBA during nighttime hours.

Table 10 summarizes the hourly average noise levels and the combined day-night average noise level for all noise-generating mechanical equipment located on the ground level of the proposed project site as propagated to the surrounding receptors.

Operational Leq due to transformer noise and emergency generator noise would not exceed the City’s daytime or nighttime noise levels. For all existing receptors, the noise level increase due to transformer and emergency generator noise would not be measurable or detectable (0 to 1 dBA Ldn increase).

The project’s roof plan shows an electric heat pump and two exhaust fans, with a type of mechanical screen surrounding the electric heat pump. A Trane WHJ180A4S0G has been selected for the proposed project. According to the manufacturer’s specifications, the electric heat pump would produce an average noise level of 83 dBA at 1 meter (3 feet). When operating at full speed, noise levels from the exhaust fans could be up to 76 dBA at a distance of 5 feet and up to 65 dBA at 5 feet when operating at 35% speed. For a realistic worst-case it was assumed both exhaust fans would be operating at 35% speed. Assuming all equipment to be operating simultaneously during a given hour, the combined rooftop noise level at the proposed building would be 71 dBA Leq at 5 feet, and assuming this worst-hour noise level to be operating each hour in a 24-hour period, the day-night average noise level would be 78 dBA Ldn at 5 feet, assuming a conservative 10 dBA attenuation from the mechanical screen around the electric heat pump.

Table 11 summarizes the rooftop mechanical equipment noise levels the buildings propagated to the property lines of the surrounding land uses. Note, an additional attenuation of 10 dBA is assumed for all rooftop sources due to the elevation of the equipment above the ground. This is applied to the values in Table 12 for all ground-level receptors.
583
33 Operational Leq due to heat pump and exhaust fan noise would not exceed the City’s daytime and nighttime noise levels. For all existing receptors, the noise level increase due to rooftop mechanical equipment noise would be less than 3 dBA Ldn (0 to 1 dBA Ldn increase).

This would be a less than significant impact.
584
34 TABLE 10 Estimated Operational Noise Levels for Ground-Level Mechanical Equipment Sources Receptor
Distance
from
Center of
the
Transforme
r, feet
Leq from
Transfor
mer
Noise,
dBA
Ldn from
Transfor
mer Noise,
dBA
Distance
from the
Generator
, feet
Leq from
Generator
Noise,
dBA
Ldn from
Emergenc
y
Generator
Noise,
dBA
Combined
Noise Ldn
dBA
Noise
Level
Increase
, dBA
Ldn
Adjoining N
Senior Living 35 43 49 75 50b
26c58
bc
1 Adjoining S
Single Family
Residential
90 < 20a < 35a45 54b30c53abc0
E Office and
Multi-Family
Residential
215 < 20a < 35a280 38b < 25c57abc0
W Residential 185 28 < 35 150 44b < 25c57bc0
a Conservative 20 dBA attenuation assumed for building façade. bConservative 20 dBA attenuation assumed for the generator room. c Assumes 1 hour of emergency generator testing during daytime hours.

TABLE 11 Estimated Operational Noise Levels for Rooftop Mechanical Equipment Sources Receptor
Distance from the
Heat
Pump/Exhaust
Fan, feet
Leq from Heat
Pump and
Exhaust Fans
Noise, dBA
Ldn from Heat
Pump and Exhaust
Fan Noise, dBA
Combined
Noise Ldn
dBA
Noise Level
Increase,
dBA Ldn
Adjoining N Senior
Living 50 41a
48a58 1
Adjoining S Single
Family Residential 60 40
a
46a54 1
E Office and MultiFamily Residential 150 32
a
38a57 0
W Residential 260 27a33
a
57 0
a Conservative 10 dBA attenuation assumed for heat pump mechanical screens and an additional 10 dBA attenuation for the elevation of the rooftop equipment. 585
35 Trash Pickup
According to the site plan, the trash enclosure would be located at the northwest corner of site.

Trash pickup typically occurs once a week during the daytime hours of 7:00 a.m. and 10:00 p.m.

Currently, trash pickup would occur at the existing Senior Living Facility, residences, and office on a weekly basis. It is assumed that weekly pickup would continue for the proposed project. Since existing trash pickup would be included in the ambient noise at the project site and the surrounding area, a noise level increase due to project-generated trash pickup is not expected. This would be a less-than-significant impact.

Total Combined Project-Generated Noise
Operational noise levels produced by the proposed project combined (i.e., traffic, mechanical equipment, trash pickup) would result in an increase of less than 3 dBA Ldn at all existing noisesensitive receptors in the project vicinity.

Operational noise levels due to the mechanical equipment would not exceed the City’s daytime threshold of 65 dBA Leq or the nighttime threshold of 55 dBA Leq at the existing noise-sensitive receptors in the project vicinity. Therefore, this would be a less-than-significant impact under CEQA.

Impact 2: Exposure to Excessive Groundborne Vibration due to Construction.

Construction-related vibration levels resulting from activities at the project site would potentially exceed 0.3 in/sec PPV at the existing structures adjoining the project site, which could result in cosmetic damage to the adjacent buildings. This is a significant impact.

The construction of the project may generate vibration when heavy equipment or impact tools (e.g., jackhammers, hoe rams) are used. Construction activities would include grading, foundation work, paving, and new building framing and finishing. According to the equipment list provided at the time of this study, impact or vibratory pile driving activities, which can cause excessive vibration, are not expected for the proposed project.

For structural damage, the California Department of Transportation recommends a vibration limit of 0.5 in/sec PPV for buildings structurally sound and designed to modern engineering standards,

0.3 in/sec PPV for buildings that are found to be structurally sound but where structural damage is a major concern, and a conservative limit of 0.08 in/sec PPV for ancient buildings or buildings that are documented to be structurally weakened. No known ancient buildings or buildings that are documented to be structurally weakened adjoin the project area. Therefore, conservatively, groundborne vibration levels exceeding 0.3 in/sec PPV would have the potential to result in a significant vibration impact.

Table 12 presents typical vibration levels that could be expected from construction equipment at a distance of 25 feet. Project construction activities, such as drilling, the use of jackhammers, rock drills and other high-power or vibratory tools, and rolling stock equipment (tracked vehicles, compactors, etc.), may generate substantial vibration in the immediate vicinity. Jackhammers 586
36 typically generate vibration levels of 0.035 in/sec PPV, and drilling typically generates vibration levels of 0.09 in/sec PPV at a distance of 25 feet.

Vibration levels would vary depending on soil conditions, construction methods, and equipment used. Table 12 also summarizes the distances to the 0.3 in/sec PPV threshold for all conventional buildings.

TABLE 12 Vibration Source Levels for Construction Equipment Equipment PPV at 25 ft. (in/sec) Minimum Distance to Meet 0.3 in/sec PPV (feet)
Clam shovel drop 0.202 18
Hydromill (slurry wall) in soil 0.008 1
in rock 0.017 2
Vibratory Roller 0.210 19
Hoe Ram 0.089 9
Large bulldozer 0.089 9
Caisson drilling 0.089 9
Loaded trucks 0.076 8
Jackhammer 0.035 4
Small bulldozer 0.003 <1
Source: Transit Noise and Vibration Impact Assessment Manual, Federal Transit Administration, Office of Planning and Environment, U.S. Department of Transportation, September 2018, as modified by Illingworth & Rodkin, Inc., February 2023.

Table 13 summarizes the vibration levels at each of the surrounding buildings in the project vicinity. Vibration levels are highest close to the source and then attenuate with increasing distance at the rate (
𝐷𝑟𝑒𝑓
𝐷
⁄ )

1.1 , where D is the distance from the source in feet and Dref is the reference distance of 25 feet. While construction noise levels increase based on the cumulative equipment in use simultaneously, construction vibration levels would be dependent on the location of individual pieces of equipment. That is, equipment scattered throughout the site would not generate a collective vibration level, but a vibratory roller, for instance, operating near the project site boundary would generate the worst-case vibration levels for the receptor sharing that property line.

Further, construction vibration impacts are assessed based on damage to buildings on receiving land uses, not receptors at the nearest property lines. Therefore, the distances used to propagate construction vibration levels (as shown in Table 14), which are different than the distances used to propagate construction noise levels (as shown in Table 8), were estimated under the assumption that each piece of equipment from Table 13 was operating along the nearest boundary of the busy construction site, which would represent the worst-case scenario.

Project construction activities would potentially generate vibration levels up to 1.2 in/sec PPV at the existing buildings adjoining the project site. A study completed by the US Bureau of Mines analyzed the effects of blast-induced vibration on buildings in USBM RI 8507.7 The findings of 7 Siskind, D.E., M.S. Stagg, J.W. Kopp, and C.H. Dowding, Structure Response and Damage Produced by Ground Vibration form Surface Mine Blasting, RI 8507, Bureau of Mines Report of Investigations, U.S. Department of the Interior Bureau of Mines, Washington, D.C., 1980.
587
37 this study have been applied to buildings affected by construction-generated vibrations.8 As reported in USBM RI 85076and reproduced by Dowding,7 Figure 2 presents the damage probability, in terms of “threshold damage” (described above as cosmetic damage), “minor damage,” and “major damage,” at varying vibration levels. Threshold damage, or cosmetic damage, would entail hairline cracking in plaster, the opening of old cracks, the loosening of paint or the dislodging of loose objects. Minor damage would include hairline cracking in masonry or the loosening of plaster, and major structural damage would include wide cracking or shifting of foundation or bearing walls.

As shown in Figure 2, maximum vibration levels of 0.3 in/sec PPV or lower would result in virtually no measurable damage, while maximum vibration levels of 1.2 in/sec PPV would result in about 20% chance of cosmetic damage. No minor or major damage would be expected at the buildings immediately adjoining the project site.

Neither cosmetic, minor, or major damage would occur at historical or conventional buildings located 20 feet or more from the project site. At these locations, and in other surrounding areas where vibration would not be expected to cause cosmetic damage, vibration levels may still be perceptible. However, as with any type of construction, this would be anticipated and would not be considered significant, given the intermittent and short duration of the phases that have the highest potential of producing vibration (use of jackhammers and other high-power tools). By use of administrative controls, such as notifying neighbors of scheduled construction activities and scheduling construction activities with the highest potential to produce perceptible vibration during hours with the least potential to affect nearby businesses, perceptible vibration can be kept to a minimum.

In summary, the construction of the project would potentially generate vibration levels exceeding the 0.3 in/sec PPV threshold at conventional properties adjoining the project site, which could result in cosmetic damage to these adjacent buildings. This would be considered a significant impact.
8 Dowding, C.H., Construction Vibrations, Prentice Hall, Upper Saddle River, 1996. 588
38 TABLE 13 Vibration Source Levels for Construction Equipment Equipment PPV at 25 ft.
(in/sec)
Estimated Vibration Levels at Structures Surrounding the Project Site, in/sec PPV
Adjoining E
Senior Living
(5 feet)
Adjoining W
Single Family
Residential
(15 feet)
S Real Estate
Office/MultiFamily
Residential
(142 feet)
North
Residential
(80 feet)
Clam shovel drop 0.202 1.186 0.354 0.030 0.056
Hydromill (slurry
wall)
in soil 0.008 0.047 0.014 0.001 0.002
in rock 0.017 0.100 0.030 0.003 0.005
Vibratory Roller 0.210 1.233 0.368 0.031 0.058
Hoe Ram 0.089 0.523 0.156 0.013 0.025
Large bulldozer 0.089 0.523 0.156 0.013 0.025
Caisson drilling 0.089 0.523 0.156 0.013 0.025
Loaded trucks 0.076 0.446 0.133 0.011 0.021
Jackhammer 0.035 0.206 0.061 0.005 0.010
Small bulldozer 0.003 0.018 0.005 0.0004 0.001
Source: Transit Noise and Vibration Impact Assessment Manual, Federal Transit Administration, Office of Planning and Environment, U.S. Department of Transportation, September 2018, as modified by Illingworth & Rodkin, Inc., February 2023. 589
39 FIGURE 2 Probability of Cracking and Fatigue from Repetitive Loading Source: Dowding, C.H., Construction Vibrations, Prentice Hall, Upper Saddle River, 1996. <20% Probability of
“Threshold Damage” at

1.2 in/sec PPV
No Observations of
“Minor Damage” or
“Major Damage” at

1.2 in/sec PPV

1.2 in/sec PPV
590
40 Mitigation Measure 2:

Construction Vibration Reduction and Monitoring. Wherever feasible, operation of vibration inducing equipment shall be avoided within the distance to existing buildings specified below.

Clam shovel drop – 18 ft
Hydromill (slurry wall) in soil – 1 ft
Hydromill (slurry wall) in rock – 2 ft
Vibratory Roller – 19 ft
Hoe Ram – 9 ft
Large bulldozer – 9 ft
Caisson drilling – 9 ft
Loaded trucks – 8 ft
Jackhammer – 4 ft
Small bulldozer - <1 ft
If this equipment must operate closer to existing buildings than specified above, a vibration monitoring plan shall be prepared, submitted to the City, and implemented to monitor construction vibration at the nearest structures, including at a minimum the following:
• A list of all heavy construction equipment to be used for this project known to produce high vibration levels (e.g., tracked vehicles, vibratory compaction, jackhammers, hoe rams, clam shovel drop, and vibratory roller, etc.).
• An indication of what efforts will be implemented for reducing vibration levels below the thresholds, such as location of equipment away from adjacent building as possible and use of alternative methods or equipment that would produce less vibration. • A designated contact responsible for registering and investigating claims of excessive vibration. The contact information of such person shall also be clearly posted on the construction site. Any damage to adjacent buildings shall be addressed by the applicant team.
• Document conditions at all structures located within 20 feet of construction prior to, during, and after vibration-generating construction activities. Perform a photo survey, elevation survey, and crack monitoring survey prior to any construction activity, at the end of each phase of construction, and after project completion, and shall include internal and external crack monitoring in structures, settlement, and distress, and shall document the condition of foundations, walls and other structural elements in the interior and exterior of said structures. If vibration generated by project construction results in damage to adjoining structures, repairs shall be completed to restore structures to pre-construction conditions.

Examples of efforts to minimize vibration could include use of a smaller vibratory roller, such as the Caterpillar model CP433E vibratory compactor, and use of alternative methods for breaking up existing pavement, such as a pavement grinder, instead of dropping heavy objects, when work must occur within 20 feet of the adjacent buildings.
591
41 The implementation of this mitigation measure would minimize the potential for constructionperiod cosmetic vibration damage to adjacent buildings and require repair if necessary and would therefore reduce a potential impact to a less-than-significant level.

Impact 3: Excessive Aircraft Noise. The project site is located approximately 1 mile from the San Carlos Airport, the project lies outside the 60 dBA CNEL noise contour for the airport. The project site is located approximately 8 miles from the San Francisco International Airport, and lies outside the 65 dBA CNEL noise contour. The noise environment attributable to aircraft is considered normally acceptable. This is a less-than-significant impact.

The San Carlos Airport is located approximately 1 mile southeast of the project site. As shown in Figure 3, the project site lies well outside the 60 dBA CNEL noise contour for the San Carlos Airport,therefore, the proposed project would be compatible with the exterior noise standards for aircraft noise. The San Francisco International Airport is a public-use airport located approximately 8 miles northwest of the project site. According to the Comprehensive Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport, 9 the project site
lies well outside the 65 dBA CNEL/Ldn noise contour, and the required safe and compatible threshold for exterior noise levels would be at or below 65 dBA CNEL for aircrafts.

The future interior noise at the proposed building would be compatible with aircraft noise. This would be a less-than-significant impact.

Mitigation Measure 3: None required.
9 Ricondo & Associates, Inc. with Jacobs Consultancy and Clarion Associates, Comprehensive Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport, November 2012. 592
42 FIGURE 3 2035 Noise Contours for San Carlos Airport
Project Site
60 dBA
CNEL
593
43 Cumulative Impacts
Cumulative noise impacts could result from nearby, simultaneous construction projects. From the City’s website,10 the following planned or approved projects are located within 1,000 feet of the proposed project:
• 800 Laurel Avenue – this project is located north of the project site, across Hill Street.

This project was not identified as a future receptor in this report. The 800 Laurel Avenue project would include grading and demolition of an existing vacant residence, and construct four non-contiguous buildings housing 16 townhomes, a new private street, and a private park. This project has been approved by the City’s Planning Commission. While the construction schedule for this project is currently unknown, it is likely to be constructed before the proposed project at Belmont Memory Care. The single-family residential homes adjacent and to the south of the 800 Laurel Avenue would be a shared receptor for both construction sites. Considering that the 800 Laurel Avenue project is likely to be constructed prior to the Belmont Memory Care project, a cumulative construction impact is not expected.
• 815 Old County Road – this project is located north of the project site, across El Camino Real. This project was not identified as a future receptor in this report. The 815 Old County Road project would construct a five-story building with a total of 177 apartment units. This project has been approved by the City. The 815 Old County Road project would not share receptors with direct line-of-sight to both construction sites. This would result in a lessthan-significant cumulative construction impact. • 900 El Camino Real – this project is located northeast of the project site. This project was not identified as a future receptor in this report. The 900 El Camino Real project would include demolition of the existing commercial and residential buildings and a construct 37- affordable housing units. This project has been approved by the City. While the construction schedule for this project is currently unknown, it is likely to be constructed before the proposed project at Belmont Memory Care. The single-family residential homes and multi-family units along Hill Street would be a shared receptor for both construction sites. Considering that the 900 El Camino project is likely to be constructed prior to the Belmont Memory Care project, a cumulative construction impact is not expected.

No other projects are located within 1,000 feet of the proposed project site. Therefore, potential cumulative construction impacts would be less-than-significant. 10 https://www.belmont.gov/our-city/city-projects/major-development-projects 594
44 APPENDIX
FIGURE A1 Daily Trend in Noise Levels at LT-1, Wednesday, June 7, 2023 595
45 FIGURE A2 Daily Trend in Noise Levels at LT-1, Thursday, June 8, 2023 596
46 FIGURE A3 Daily Trend in Noise Levels at LT-1, Friday, June 9, 2023 597
47 FIGURE A4 Daily Trend in Noise Levels at LT-2, Wednesday, June 7, 2023 598
48 FIGURE A5 Daily Trend in Noise Levels at LT-2, Thursday, June 8, 2023 599
49 FIGURE A6 Daily Trend in Noise Levels at LT-2, Friday, June 9, 2023 600

1 April 25, 2023 Version 1
June 4, 2024 Revised

HISTORIC RESOURCE EVALUATION

VISTA TERRACE

SKILLED NURSING FACILITY
1041 HILL STREET, BELMONT, CA
601

2 INTRODUCTION
Erdman conducted an assessment of the property at 1041 Hill Street, Belmont, San Mateo County, California within Assessor Parcel Numbers (APN) 045-152-540 and 045-152-570 (58,142 sq. ft. / 1.33 acres). 1041 Hill Street is Lot 3 of the Mezes Ranch RSM. The adjacent lot at 900 Sixth Avenue is also located on Lot 3 of the Mezes Ranch RSM. The parcels currently have one structure each – ca. 1998 Buena Vista Assisted Living Facility, now known as Vista Terrace of Belmont, and ca. 1960 Buena Campbell Sanitarium, currently an unoccupied Skilled Nursing Facility (SNF). The SNF most recently operated as a 17 unit/33 bed facility.

The Project consists of demolishing the ca. 1960 SNF building and constructing a 36 unit/ 42 bed memory care community over an open parking garage level atop the previous building’s footprint.

The Project Area is not currently listed on the Office of Historic Preservation’s (OHP) Built Environment Resources Directory (BERD) or the City of Belmont 1991 Historic Resources Inventory (HRI) and does not appear to have been previously evaluated for the California Register of Historical Resources (CRHR).

PROJECT AREA LOCATION
The project area is located within two parcels (APN 045-152-540 and 045-152-570) and is located northwest of the intersection of El Camino Real and Ralston Ave. in Belmont, California. It is bordered by Hill Street to the northwest and Laurel Ave. to the northeast. The parcel is located approximately a quarter mile northwest of the Waltermire Historic District, “the oldest Belmont neighborhood that remains intact,” and is outside of the Belmont Village Planning Area.1

2018 Aerial Image of Parcel (courtesy of the San Mateo County Property Map Portal and Golden Gate National Parks Conservancy) 602

3 1899 Mezes Ranch Subdivision Map – Approximate location of Project Area shown (courtesy of the San Mateo County Property Map Portal) 2018 Aerial Image of Project Area (courtesy of the San Mateo County Property Map Portal and Golden Gate National Parks Conservancy) 603

4 PROPERTY HISTORY
1021 Hill Street
The original Buena Campbell Sanitarium started as the Nerve Rest Sanitarium in 1918. It resided in the Hansen house on the north side of Ralston Avenue that was built in approximately 1906 and home to Marquette Hansens. “That was a large white house, with a porch across the front and part of the east side. There was a flight of steps from the driveway to the porch. It was a very stately home with a large circular driveway with lawn and magnolia trees in the center.”5 The home was sold to Mrs. Maude Carrington Reed, who established the Nerve Rest Sanitarium. It operated as such until the home was acquired by Mrs. Tinker, who renamed the institution Hillwell Sanitarium and changed the operation to an elderly’s home.4, 6 The building was renamed one more time to Buena Campbell Sanitarium and stayed as such until it was deemed a public nuisance in 1972.2 Sixth Avenue was extended towards Hill Street, a new sanitarium was built higher up Hill Street, and the Ralston Avenue building was demolished in the mid-1970s. The 1021 Hill Street parcel was absorbed into the 900 Sixth Avenue parcel sometime after the avenue’s extension. 1041 Hill Street
The current Skilled Nursing Facility that stands at 1041 Hill Street replaced the need of the demolished Ralston Avenue sanitarium. It was designed in the 1960s by Higgins & Root, AIA – a partnership between W.L. Higgins and Chester Root. The primary use of the Hill Street sanitarium was as a convalescent hospital. The property is currently unoccupied, but most recently functioned as a skilled nursing facility.

From 1936 to the early 1940’s, Higgins & Root were established as “one of the earliest “modernist” firms in the area, and after the war developed a substantial body of work.”7 They operated their practice out of San Jose, California, as noted in the 1962 American Architects Directory, working on schools, churches, and businesses. The duo were the founding members of the Santa Clara Valley Chapter of the American Institute of Architects, Higgins acted as president in 1958 .3 Their practice moved to Los Gatos, California prior to the publishing of the 1970 American Architects Directory. There are no documented properties on the National Historic Registry or California Register of Historical Resources for W.L. Higgins, Higgins & Root, or Higgins & Root Elmore Titus Architects.
900 Sixth Avenue
The adjacent parcel at 900 Sixth Avenue was constructed in 1998 by Hardison, Komatsu, Ivelich & Tucker.

It is an Assisted Living Facility with 65 living units built across three levels. The 1041 Hill Street Sanitarium became a complimentary skilled nursing facility for the campus, known as Buena Vista. An elevator and building connector were added to access the 1041 Hill Street property as part a of the Sixth Avenue project.
604

5 EVALUATION FOR HISTORICAL SIGNIFICANCE
The presently standing structure at 1041 Hill Street is not a locally, state or nationally registered historic place. It is not located in a historic district or the Belmont Village Planning Area. Further evaluation of the structure was done referring to the California Register of Historic Resources criteria.

Criterion 1: Is the potential resource associated with events that have made a significant contribution to the broad patterns of local, California, or national history? No significant events in local or regional history, or the cultural heritage of California or the United States are associated with the property after extensive review of event-based documentation. Refer to Property History section for further description.

Criterion 2: Is the potential resource associated with the lives of persons important to local, California, or national history?
Upon significant research, it is found that the property is not associated with important persons in local, Californian, or national history. The architect of record is not considered to be a prominent firm, nor the individuals who the firm was comprised of. The property is not the primary home or workplace for most of its residents throughout their lives. The potential for significant association with important persons is unlikely.

Criterion 3: Does the potential resource embody the distinctive characteristics of a type, period, region, or method of construction, or represent the work of a master, or possess high artistic values? The property does not embody distinctive characteristics of 1960s modern architecture that Higgins & Root were known for. There does not seem to be distinctive characteristics of Mid-Century Modern, Brutalist, courtyard apartments, Dingbat, or “Ranch House” style residential construction. Rather so, many features of the building have been left to deteriorate and have yielded the building unoccupiable for many years. Additionally, the property is not an article of the “modernist” architecture that the Higgins & Root architecture practice was known for.

Criterion 4: Does the potential resource have the potential to yield information important to the prehistory or history of the local area, California, or the nation? The property has not yielded any information important to prehistory or history of the local area, California, or the nation. The property is relatively young in comparison to the founding of Belmont and San Mateo County and other significant resources in the area; National Register #73000448, Lathrop House (1863) and California Historical Landmark 856, Ralston Hall (1868). The land surrounding the property has been altered through infrastructure development and neighboring construction over recent decades that the potential for prehistoric information is implausible. 605

6 Historic Integrity
National Historic Preservation Act qualifications require a property to possess historic integrity with the following characteristics: location, design, setting, materials, workmanship, feeling and association. 1041 Hill Street appears to meet none of the characteristics described and does not demonstrate historic significance in relation to events, persons, design or construction, and potential information as noted in the Evaluation for Historic Significance.

The property at 1041 Hill Street is not noted as “National Register Eligible” or located in a historic district, as documented in the City of Belmont 2035 General Plan.8 In addition to the evaluation listed previously, this property does not qualify as a significant historical resource defined by the California Environmental Quality Act guidelines under section 15064.5.1
Local Registers
1041 Hill Street does not appear to meet the criteria for local historic registration and does not fall within the boundaries of a local historic district. San Mateo County’s criteria per Section 7723 of Chapter 7.

Historic Preservation Ordinance are not met as noted with information in the Evaluation for Historic Significance.

CONCLUSIONS AND RECOMMENDATIONS
Sanitariums had great significance in Belmont’s cultural and architectural history. The Hansen home, later Nerve Rest Sanitarium, was one of five notable sanitariums founded in the first half of the 20th century.

Unfortunately, the original sanitarium was demolished, and its replacement has little merit for historical significance. 1041 Hill Street does not appear to meet the criteria for listing in the National Register of Historic Places (NRHP) or the California Register of Historical Resources (CRHR), nor does it appear to be a historical resource for the purposes of CEQA. Thus, it is determined that the structure is not historically significant, and no further recommendations are being made.

Claire Brunner, Associate AIA
M. Arch, Preservation Studies
606

7 BIBLIOGRAPHY

1. Draft Program Environmental Impact Report for the Belmont General Plan Update, Phase I/Interim Zoning, Belmont Village Specific Plan, and Climate Action Plan, https://www.belmont.gov/home/showpublisheddocument?id=16601

2. Resolution No. 1972-11. Planning Commission of the City of Belmont. Images obtained from City of Belmont archives. See attachment. https://www.belmont.gov/home

3. History San José’s Research Library & Archives, Recently Processed Architectural Records at History San José, https://historysanjose.org/recently-processed-architectural-records-at-history-san-jose/

4. Belmont Historical Society. Belmont Access for the Community, 1995. http://belmonthistoricalsociety.com/sites/default/files/BAC.pdf

5. Belmont Historical Society. Hub of the Peninsula by Russel A. Estrep, Committee Chairman. 1978. http://belmonthistoricalsociety.com/sites/default/files/hub.pdf

6. Belmont Historical Society. Estrep Columns, Vol. 1, Estrep Columns, Vol. 6, Estrep Columns, Vol. 7, Estrep Columns, Vol. 10. http://belmonthistoricalsociety.com/sites/default/files/Vol1.pdf

7. National Register of Historic Places Registration Form. NPS Form 10 900 OMB No. 1024 0018. https://demo2.parks.ca.gov/pages/1067/files/renzel%20house%20nr%20nom.pdf

8. City of Belmont California. Community Development 2035 General Plan Final Adopted General Plan.

Section 2 – Land Use Element. https://www.belmont.gov/departments/communitydevelopment/2035-general-plan-update/final-adopted-general-plan

607

8 EXISTING SITE CONDITIONS
2022 – Existing structure at 1041 Hill Street looking southeast from Hill Street 2022 – Existing structure at 1041 Hill Street, 1998 elevator addition, looking southwest from 900 6th Avenue parking lot 608

9 2023 – Existing structure at 1041 Hill Street, 1998 elevator addition, looking south from 900 6th Avenue parking lot 2022 – Existing structure at 1041 Hill Street, covered parking, looking south from driveway off Hill Street 609

10 2022 – Existing structure at 1041 Hill Street, west face of building, looking north from southwest property corner 2022 – Existing structure at 1041 Hill Street, building electrical equipment, looking southwest from driveway off Hill Street 610

11 ATTACHMENTS
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12 END OF DOCUMENT
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Public

February 3rd, 2023
1041 HILL ST BELMONT 94002
Dear Darcy Perrault,
This letter is in regards to your request for information at the above given location. We may utilize/extend our Gas and Electric service in compliance with Gas and Electric Rules 15 & 16 in effect at the time service is requested. These rules are on file with the California Public Utilities Commission and are available through this office upon request.

For more specific information pertaining to the establishment of service at the aforementioned location, please submit an application for service. You can do so by clicking on the following link to PG&E Customer Connections
Thank you in advance for the opportunity to serve you. We appreciate your business.

Sincerely,
Fletcher Schmiedt| PG&E Express Connect |
3136Boeing Way, Stockton, CA 93720 |
Electric & Gas Service Requirements (Greenbook)
615
616
2023t30/06
P ect Name it will lands e.com
Date:

Email
Tele
Applicant Name (print): Keith Willio StreetAddress 1041 Hill ST. Belmont Title Principal State California Company Keith Willig Landscape Architecture Zip 002 ;!li'ii:li:ilti:t ;i:'.}ii7/ii:!itl; llt{itLr:r:.:.!i:::il}t:ii...:.:ii. i_;Ii.iiir.ri:11 r.-,- Perrault
Title
Owner Name or
ect Architect
Company Erdman Company
I certify that I have received copies of all the documents associated with the landscape project and that it is our responsibility to see that the proiect is maintained in accordance with the Landscape and lrrigation Maintenance Schedule Property Owner Signature Date
::,f::.iii,;.{i:l:i: i'l.rt!iii:r.S.:,.i;Cri,;,.:til ,1:;.i'il";iF::'.rili()r-..riit: i:,tl:, .,-ii'i f.i.. l I certify that based upon periodic site observations, the work has been substantially completed in accordance with the ordinance and that the landscape planting and irrigation installation conform with the criteria and specifications of the approved Landscape Documentation Package
Keith Willig - Keith Willig Landscape Architecture 3851 Print Name and Company of landscape
Architect or lrrigation Designer
Signature *
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BELMONT, CA 94CC2
N.JINSI.}LA \{IA T [R DIS iR
3 DAiRY Lql.i5
Email
Address
899 Santa Cruz Ave, Menlo Park Phone
Number
650 326 2294
l.
*Signer of the landscape design plan, signer of the irrigation plan, or a licensed landscf,pe contractor 617
Revised 11/2021
Enclosure and New Development Approval Form
NAME OF DEVELOPMENT OR BUSINESS: Vista Terrace of Belmont Memory Care SERVICE ADDRESS: 1041 Hill St. Belmont, CA
This letter serves as notice that the above-mentioned development plans and/or new enclosure(s) plans for recycle, compost and/or garbage service have been reviewed by Recology San Mateo County (RSMC).

Per the information provided by the customer in RSMC’s Enclosure and New Development Questionnaire and the Project # 2023-0006 submitted/dated 5/23/23, RSMC has deemed the plans acceptable for service levels and locations(s) specific to this property with the following stipulations, which have been mutually agreed upon by RSMC and the Developer, Property Manager and/or Property Owner:
 The driver will approach the service area via Hill St. to access the upper parking deck where bins will be serviced.
 Service containers are located within 50ft from closest access point of collection vehicle and service containers will not be greater than 3 cubic yards in size.  Locked and/or remote access requires an additional monthly service fee. Multiple keys are to be provided allowing access to all required routes.
 If the area is ever inaccessible, the driver will not service and a return trip fee will apply.  For compliance with California mandated diversion requirements, this project is approved based on three-stream collection services of Garbage, Recycling, and Organics. This site will share organics with 800 6th Ave.
 Per the RSMC Franchise Agreement with the City of Belmont, collection hours for residential properties are between 6:00 AM and 6:00 PM. Future changes to the Franchise Agreement may affect collection hours.

As part of the approval process and as a reference during the construction phase, RSMC has provided the customer with Enclosure and New Development Guidelines. Any modifications to the plans/project will require an additional review and approval by RSMC.

Please provide RSMC with a minimum of 60 days' notice prior to initiation of recycling, compost and/or garbage services to guarantee container inventory and delivery. Please note that RSMC provides customers with standard front-load and rear-load bins, and 96-g, 64-g, and/or 32-g carts.

All compactors and compacting units must be supplied by the customer.

Recology San Mateo County’s Approval Letter does not guarantee final approval by the respective jurisdiction in which the project is being constructed, as additional review, conditions, and requirements may apply.
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Belmont City CouncilSeptember 24, 2024

Belmont City Council
September 24, 2024