Brentwood City Council
June 9, 2026

PREVIOUS ACTION
Previous actions related to this agenda item that were taken by the City Council are listed below. To view prior actions and materials, and Brentwood Municipal Code references in the staff report, as applicable:
 Visit www.brentwoodca.gov/meetings, and select the meeting date(s) desired to see the reference materials and videos.
 Visit www.brentwoodca.gov/municipalcode to research references to the Brentwood Municipal Code and search by the code section(s) cited.

On June 1, 2022, the City Council unanimously voted to direct staff to spend time and resources on updating zoning regulations to limit or prohibit sales of tobacco.

On September 27, 2022, the City Council unanimously adopted Interim Urgency Ordinance No. 1046, implementing a moratorium on the issuance of any new permit, license, or entitlement for any new tobacco smoke shop.

On October 25, 2022, the City Council unanimously adopted Interim Urgency Ordinance No. 1050, extending the original interim urgency ordinance for a period of 10 months and 15 days, in accordance with Government Code section 65858(a).

On August 22, 2023, the City Council unanimously adopted Interim Urgency Ordinance No. 1061, extending the original interim urgency ordinance for a period of 12 months, in accordance with Government Code section 65858(a).

On August 22, 2023, the City Council directed staff to provide additional information on 16 items related to potential new tobacco regulations.

On September 24, 2024, the City Council reviewed draft tobacco retailing regulations and provided direction to staff regarding processes for issuing licenses to be included in a final version of the ordinance. Specifically, the Council provided direction on the following items:

1. Whether to implement a first come, first served application process;

2. Whether to issue a tobacco retail permit for one year only to retailers that are noncompliant with new regulations rather than the tobacco retail license.

On May 13, 2025, the City Council reviewed draft tobacco retailing regulations and provided direction to staff regarding processes for issuing licenses to be included in a final version of the ordinance. Specifically, the Council provided direction on the following items:

1. Remove distance from other tobacco retailers, thereby removing need for first come first serve application process

2. Decrease distance from Youth Oriented Establishments from 500’ to 250’.

On August 26, 2025, the City Council unanimously waived the first reading and introduced an ordinance adopting Chapter 5.76 of the Brentwood Municipal Code entitled “Tobacco Retailers” creating new regulations related to tobacco sales in

Brentwood and establishing a Tobacco Retail Licensing program, and made further modifications to the ordinance.

On September 9, 2025, the City Council waived the second reading and adopted Ordinance No. 1088 adopting Chapter 5.76 of the Brentwood Municipal Code, entitled ”Tobacco Retailers”, creating new regulations related to tobacco sales in Brentwood and establishing a Tobacco Retail Licensing program.

1 TOBACCO RETAIL LICENSE

APPLICATION

REQUIREMENTS TO SUBMIT APPLICATION

1. City of Brentwood Business License 4. California Tobacco License

2. City of Brentwood Conditional Use Permit (if applicable) 5. Copy of an executed lease agreement or property deed

3. City of Brentwood Tobacco Retailer License Application NOTE: Payment due within 7 business days of Application approval in the amount of $1,575.00
payable to: CITY OF BRENTWOOD
Reason for Applicaiton
APPLICATIONS SUBMITTED WITHOUT ALL REQUIREMENTS LISTED ABOVE WILL BE REJECTED OR DENIED.

Establishment Type:

Licenses/Permits (attach copies)

BUSINESS INFORMATION
Legal Business Name: Business Start Date:

Business Telephone:

Business Address:

Billing Address:

AUTHORIZED CONTACT
Authorized Contact(s) Name: Manager/Clerk Legal Owner
Authorized Contacts Telephone: Email:

Authorized Contact Mailing Address:

Please note, a licensed Tobacco Retailer must inform the City of Brentwood, Community Enrichment of any changes in the information submitted on this application within ten (10) days of a change.

City of Brentwood BTC No: Conditional Use Permit (If Applicable):

California Tobacco License No: California Board of Equalization Seller’s Permit No:

CITY OF BRENTWOOD

DEVELOPMENT SERVICES

COMMUNITY ENRICHMENT
150 City Park Way, Brentwood CA 94513 – (925) 516-5424 – [email protected] Tobacco Shop Gas/Service Station Liquor Store Market/Grocery Store Other Type:

New Tobacco Retail License Change of Ownership
Non-Renewable Wind Down Permit Annual Renewal of Tobacco Retail License

2 OWNERSHIP INFORMATION
Has the ownership of the tobacco retailer store changed since the last tobacco license issued? NO YES – If yes, provide the name of the previous owner:

Legal Business Owner(s) Individual/Sole Proprietor Corporation Partnership LLC Other

1. Proprietor Legal Name: I.D. / Driver’s License No:

Proprietor’s Signature:

Residence Street Address: Mobile or Home Phone:

Residence City, State, Zip: Email:

2. Proprietor Legal Name: I.D. / Driver’s License No:

Proprietor’s Signature:

Residence Street Address: Mobile or Home Phone:

Residence City, State, Zip: Email:

3. Proprietor Legal Name: I.D. / Driver’s License No:

Proprietor’s Signature:

Residence Street Address: Mobile or Home Phone:

Residence City, State, Zip: Email:

Attach additional sheets, if necessary
Has proprietor(s) had any violations of Chapter 5.76 or any tobacco laws within the last five (5) years? Yes No If yes, provide:

Description of Violation Location Date
Attach additional sheets, if necessary

REQUIREMENTS FOR TOBACCO RETAILER LICENSE
PLEASE NOTE, The City of Brentwood Code section 5.76 prohibits the issuance of a new tobacco license or a renewal (if an existing license is expired) if a youth populated area (as defined in BMC 5.76.030 is within 500 feet of the desired location. Please visit City of Brentwood website: https://www.brentwoodca.gov/government/community-development/community-enrichment for information on restrictions and limitations on the Tobacco Retailer License.

Affirmation Certification: I/we, the undersigned, read and understand all requirements of the City of Brentwood Code Chapter

5.76. I declare under penalty and perjury under the laws of the State of California that the information provided above is true and correct.

Owner 1 Title Date Signature
Owner 2 Title Date Signature
Owner 3 Title Date Signature

OFFICIAL USE ONLY

TRL APPROVED TRL DENIED

Reason Denied:

Date Reviewed:

TRL NUMBER:

Please contact (925) 516-5405 or email [email protected] and a representative can answer any questions. You may also request an in-person consultation.

TOBACCO RETAIL LICENSE – FREQUENTLY ASKED QUESTIONS
CITY OF BRENTWOOD – DEVELOPMENT SERVICES – COMMUNITY ENRICHMENT 150 City Park Way, Brentwood CA 94513 – (925) 516-5424
[email protected]
FREQUENTLY ASKED QUESTIONS RELATING TO BRENTWOOD’S
TOBACCO RETAILER LICENSE and NON-RENEWABLE PERMIT APPLICATIONS WHO IS REQUIRED TO OBTAIN A TOBACCO RETAILER LICENSE?
All businesses seeking to retail tobacco within the city limits are required to obtain a Tobacco Retailer License.

Pursuant to The City of Brentwood’s Municipal Code 5.76.030 (A), it shall be unlawful for any Person to act as a Tobacco Retailer in the City without first obtaining and maintaining a valid Tobacco Retailer License pursuant to this chapter for each location at which Tobacco Retailing is to occur.” IS THERE A LIMIT TO THE NUMBER OF TOBACCO RETAILER LICENSES THE CITY WILL ISSUE? The City will issue a maximum of 41 Tobacco Retailer Licenses. Licenses will be issued on a first come, first serve basis. While there may be fewer Tobacco Retailer Licenses issued, the maximum number of active Tobacco Retailers will not exceed 41 at any given time.

BUSINESS TYPES THAT WOULD NEED TO OBTAIN A TOBACCO RETAILER LICENSE INCLUDE, BUT ARE NOT LIMITED TO:

1. Tobacco Shops 4. Convenience Stores/Gas Stations

2. Cigar Lofts 5. Liquor Stores

3. Hookah Lounges 6. Grocery Stores

BUSINESS TYPES THAT MAY NOT OBTAIN (OR RETAIL) TOBACCO

1. Bars, restaurants and Nightclubs.

2. Any location where smoking is permitted inside or in adjacent outdoor areas operated by the person to be licensed.

3. Any location within twenty-five (25) feet of a location where smoking is permitted.

WHY DOES THE CITY REQUIRE A TOBACCO RETAILER LICENSE
To ensure retailers comply with tobacco control laws in place to protect the health, safety and welfare of the residents of Brentwood and to limit youth access to tobacco products. Because of targeted industry marketing strategies, flavored tobacco products marketed to youth and youth adults, help to establish tobacco habits that can lead to long-term addiction. Reducing youth exposure to these products will counteract this targeting and reduce the accessibility of these products to the youth in our community.

ARE THERE LIMITS TO WHAT TOBACCO PRODUCTS A LICENSED RETAILER CAN SELL? Yes, please refer to the Brentwood Municipal code 5.76.040 thru 5.76.060 for a full list of prohibited/restricted products, including but not limited to:
• Flavor Tobacco Products
• Electronic Smoking Devises
• Minimum package size
• Minimum cost/package or item
• Self service
• Free, coupon or discounted products

FREQUENTLY ASKED QUESTIONS RELATING TO BRENTWOOD’S
TOBACCO RETAILER LICENSE and NON- RENEWABLE PERMIT APPLICATION continued

DISTANCE REQUIREMENTS FOR OBTAINING A TOBACCO RETAILER LICENSE 500 feet from a Youth-Oriented Establishment: a parcel in the City that is occupied by any publicly or privately owned and operated elementary, middle, secondary or, high school. This can include other institutions providing academic instruction for students from kindergarten through twelfth (12th) grade, but does not include alternative educational, day care or tutoring facilities.

WHAT HAPPENS IF MY LOCATION IS WITHIN 500 FEET OF A YOUTH-ORIENTED ESTABLISHMENT? An existing Tobacco Retailer, operating lawfully on the date of the Ordinance’s adoption, may be issued a Non-Renewable twelve (12) month Wind Down Permit to allow time to wind down all tobacco retailing operations.

WHAT HAPPENS IF I HAVE CURRENT INVENTORY THAT IS NOT COMPLAINT WITH THE NEW ORDINANCE? An existing Tobacco Retailer, operating lawfully on the date of the Ordinance’s adoption, may be issued a Non-Renewable twelve (12) month Wind Down Permit for the specific purpose of selling off tobacco product stock that is not in compliance with the regulations of this code or WHAT PERMITS AND LICENSES ARE REQUIRED TO RETAIL TOBACCO IN THE CITY OF BRENTWOOD? The following is a list of requirements that must be obtained and approved prior to retailing tobacco:

1. Obtain a Tobacco Retailer License from the California Department of Tax and Fee Administration. Visit https://www.cdtfa.ca.gov/ for additional information.

2. A valid Business Tax Certificate issued by the City of Brentwood. On line applications can be found at:
https://apps.brentwoodca.gov/PrimeWeb

4. A Tobacco Retailer License issued by The City of Brentwood. An application can be obtained from Community Enrichment at [email protected].

5. Applications with all required documents can be submitted to:

THE CITY OF BRENTWOOD - Community Enrichment
150 City Park Way
Brentwood, CA 94513
Payment will be required within 7 business days of Application approval. Payment can be made via Credit Card, check or money order made payable to THE CITY OF BRENTWOOD in the amount of $1,575.00 HOW LONG DOES THE APPLICATION REVIEW PROCESS?
There are several steps involved in the review of Tobacco Retailer Licensing applications. The review process can take a minimum of 7 business days before receiving a response from The City of Brentwood. To check the status of your tobacco retailer application, you may contact (925) 516-5424 or email [email protected]
WHAT WILL HAPPEN IF I RETAIL TOBACCO WITHOUT THE REQUIRED TOBACCO RETAILER LICENSE? Businesses retailing tobacco and tobacco products without the required licenses and permits will result in the location being eligible from obtaining a Tobacco Retailer License, administrative penalties of up to $1,000 per violation, in addition to all other legal remedies available.

WHO MAY I CONTACT FOR MORE INFORMATION?
For more information regarding the City’s adopted tobacco regulations or to download a copy of the application and inspection checklist, visit https://www.brentwoodca.gov/communityenrichment or call (925) 516-5424.

In accordance with BMC Chapter 5.76, Tobacco Retail License (TRL) inspections are conducted by Community Enrichment staff and Brentwood Police throughout the year to verify compliance with Federal, State and Local tobacco related laws. The following checklist is intended as a guideline (not limed to) of the Tobacco Ordinance requirements that are typically reviewed during an inspection.

Business Name: COB TRL Number: Inspection Date:

Business Location: On-Site Representative: City Inspector:

PERMITS AND LICENSE REQUIREMENTS
City of Brentwood Business License Yes No California Seller’s Permit Yes No City of Brentwood Tobacco Retailer License Yes No California Tobacco License Yes No Conditional Use Permit (if applicable) Yes No Contra Costa County Health Permit Yes No

SIGNAGE AND DISPLAYS

CITY BUSINESS TAX CERTIFICATE AND TOBACCO RETAIL LICENSE VISIBLY DISPLAYED? Yes No
STATE STAKE SIGN POSTING REQUIREMENTS MET? Yes No
Boldly printed, in contrasting colors stating sale of Tobacco Products to persons Under 21 Years of Age prohibited. 1-800-5 ASK-4-ID number must be visible. Sign must be at least 5.5 in x 5.5 in square or 3.66 in x 8.5 in rectangular and must be posted in a conspicuous place at each point of purchase. Violators will be reported to California Department of Public Health
IS THE BUSINESS STORE FRONT ADVERTISING IN COMPLIANCE?
Yes No – No more than 15% of the square footage of clear window and doors of a business establishment may be covered, excluding signage mandated by local, state or federal law. This includes signage not attached to windows/doors but visible from exterior public right of way.

ARE THERE ANY TOBACCO PRODUCT SELF-SERVICE DISPLAYS OF TOBACCO VENDING MACHINES? YES NO – It is unlawful to sell, offer for sale, or display any tobacco product or paraphernalia through a self-service display accessible to the public without the assistance of the clerk; or through a vending machine.

PRICING DISPLAYED FOR ALL TOBACCO PRODUCTS?
MERCHANDISE/TOBACCO PRODUCTS (Not Limited to)
ARE ANY OF THE FOLLOWING ITEMS/PRODUCTS OFFERED FOR SALE:

1. FLAVORED CIGARETTES, CIGARS, TOBACCO OR VAPING PRODUCTS Yes No - The sale of tobacco products that contain artificial or natural characterizing flavors other than tobacco (i.e., fruit, chocolate, honey, candy, menthol, mint, wintergreen, sugar, herb, spice) are prohibited.

2. ELECTRONIC SMOKING DEVICES, ELECTRONIC NICOTINE DELIVERY

SYSTEMS (E-CIGARETTES), OR OTHER VAPING PRODUCTS PARTS, OR INGREDIENTS VISIBLE?
Yes No - The Sale of electronic smoking devices,
electronic nicotine delivery systems (E-cigarettes), vaping devices, parts, components, products, or ingredients are prohibited.

3. DISPLAY OF PRICE FOR ALL TOBACO PRODUCTS?
Yes No – Pricing displayed for all Tobacco products clearly and conspicuously.

4. CIGARETTES OR TOBACCO PRODUCTS MEET ESTABLISHED MINIMUM PRODUCT PACKAGE?
Yes No – The following requirements met:

Little Cigars: Minimum package of 20
Cigars: Minimum package of 6 or $10 per cigar, including taxes and fees Cigarettes: Minimum of $10 per package of 20, including taxes and fees

5. CIGARETTES PACKAGES OR TOBACCO PRODUCTS SEALED AND LABELED PER FEDERAL LABING REQUIREMENTS? Yes No
Cigarettes or tobacco products must be sealed and properly labeled in the manufacturer’s package in conformance to the Federal labeling requirements.

6. CIGARETTES PACKAGES WITHOUT A VALID CALIFORNIA CIGARETTE TAX STAMP? Yes No – All cigarette packages must have a valid affixed tax stamp or metered impression prior to the sale or distribution.

7. ADVERTISEMENT OF FREE OR DISCOUNTED TOBACCO PRODUCTS BY HONORING OR REMEEMING DISCOUNTS COUPONS? Yes No
The sale of tobacco products by honoring or redeeming discounts or coupons is prohibited.

TRANSACTIONS OR OTHER
ARE TOBACOO PRODUCTS BEING SOLD TO MINORS (CLERK/STORE):

Yes No – It is unlawful for any person, firm, or corporation to sell, give or in any way furnish any tobacco product/paraphernalia to a person under the age of 21.

I.D. CHECKED FOR PURCHASES UNDER THE AGE OF 27?
YES NO – Tobacco retailers must examine photo identification for purchasers under the age of 27 bearing the person’s birth date to verify that the person purchasing cigarettes/tobacco products is 21 years or older.

DOES THE ESTABLISHMENT INCLUDE A VAPOR BAR/LOUNGE, ELECTRONIC SMOKING OR HOOKAH BAR OR LOUNGE AREA? YES NO
The Sale of any form of tobacco product other than Shisha for on-site consumption, electronic smoking devices, electronic nicotine delivery systems (E-cigarettes), vaping devices, parts, components, products, or ingredients are prohibited in Vapor or Hookah bars/lounges.

NOTES

TOBACCO RETAIL ESTABLISHMENT INSPECTION CHECKLIST
CITY OF BRENTWOOD – DEVELOPMENT SERVICES – COMMUNITY ENRICHMENT 150 City Park Way, Brentwood CA 94513 – (925) 516-5424
[email protected]

CITY COUNCIL AGENDA ITEM NO. F.9
06/09/2026
SUBJECT: Resolutions for the Calling of a General Municipal Election on Tuesday, November 3, 2026
DEPARTMENT: City Manager’s Office
STAFF: G. Harold Duffey, City Manager
Amanda McVey, City Clerk

TITLE/RECOMMENDATION

1. Adopt a Resolution calling and giving notice of the holding of a general municipal election on Tuesday, November 3, 2026, for the election of one [1] Council Member in District 2 and one [1] Council Member in District 4, for four-year terms as required by the provisions of the laws of the state of California relating to general law cities; requesting the Contra Costa County Board of Supervisors consolidate a general municipal election to be held on November 3, 2026, pursuant to California Elections Code § 10400, et seq.; requesting that the City Clerk file a certified copy of the Resolution with the County Board of Supervisors and the County Election Department; setting the candidate statement word limit; requesting publication of a notice of election; determining the action to be taken in the event of a tie vote; and providing for reimbursement to Contra Costa County for county election services.

2. Adopt a Resolution adopting regulations for candidates for elective office pertaining to candidate statements submitted to the voters at the election and establishing the estimated candidate statement deposit amounts.

FISCAL IMPACT
The estimated expense for the November 2026 election will be included in the draft FY 2026/27 – FY 2027/28 Operating Budget being considered for adoption by the City Council on June 23, 2026. Election costs are funded by the General Fund.

The total cost for the November 2024 election was approximately $105,050. The Contra Costa County Elections Division has provided an estimated election cost of $2.75 to $4.00 per registered voter. The City currently has 10,557 registered voters in District 2 and 10,004 registered voters in District 4; therefore, the estimated cost to conduct the general municipal election would be within the range of $56,542.75 to $82,244.

CITY COUNCIL AGENDA ITEM NO. F.9
06/09/2026
The County Elections Division has provided the estimated cost of printing candidate statements, based on the number of registered voters in each district. The cost per candidate is $361.00 for District 2 (10,557 registered voters) and $351.00 for District 4 (10,004 registered voters).

Candidates who wish to have their statement printed must submit an advance deposit equal to the amount applicable to their district. Following the election, the actual printing costs will be reconciled, and any necessary adjustments will be made if the final costs differ from the estimated amounts.

BACKGROUND
Several actions must be taken by the City Council in preparation for the November 3, 2026, General Municipal Election. Two resolutions are presented with this staff report for the Council’s consideration and adoption to formally authorize these required actions.

The first resolution addresses the initial required action: formally calling the election.

The City Council must adopt this resolution to officially establish the November 3, 2026, General Municipal Election.

This resolution also requires the City to reimburse Contra Costa County for providing election services to the City. The Council must consolidate the election with the 2026 Statewide General Election. The terms of the current City Council Members representing District 2 and District 4 expire in 2026. Any candidate seeking election to these seats, including the incumbents, must meet all candidate qualification requirements, including residency within the district they seek to represent.

In addition, the resolution sets forth the procedures in the event of a tie vote. Similar to a recently tied City Council election in Contra Costa County, it specifically provides that a tie vote be determined by lot, which would consist of the tied candidates (or their authorized representatives) rolling a multi-sided die for three rounds. The number on each roll would be recorded after each roll, and after three rounds the candidate with the highest total number would be the successful candidate. If the tied candidates have the same total number after three rounds, additional rounds would be conducted until one candidate has the highest total number after the same number of rolls. Should the City Council decide that a tie should not be decided by lot, a special runoff election would need to take place. If a special runoff election occurs, the City would be responsible for the special runoff election costs, which could be up to $8.00 to $10.00 per registered voter, or $80,032 to $205,610, depending on whether a tie occurs in District 2, District 4, or both districts.

CITY COUNCIL AGENDA ITEM NO. F.9
06/09/2026
Finally, it is recommended that the Council consider a second resolution related to the costs associated with the printing of candidate statements and the payment of candidate statement costs. The publication of a candidate statement is optional, and the cost associated with its printing is the candidate’s responsibility. The cost provided for candidate statements is an estimate:

Office Cost Registered Voters*
Council Member District 2 $361.00 10,557
Council Member District 4 $351.00 10,004
*Number of total Registered Voters as of May 20, 2026
Staff will review the actual charges once an invoice is received from the County. In the event of an overpayment by the candidate, the overpaid amount would be refunded; if there is an underpayment by the candidate, staff would bill the additional amount to the candidate.

Publication costs are based on the number of registered voters in each district. As of May 20, 2026, Contra Costa County Elections indicated there are 10, 557 registered voters within District 2 and 10,004 registered voters within District 4. The above cost estimates are for a statement that will fit on one-quarter of a standard letter-sized page.

The voter guide contains three languages, English, Spanish, and Chinese. Staff further recommends that the word count for the candidate statements be set at 250 words per statement, which is consistent with the 2024 General Municipal Election. (Under the California Elections Code, the City Council may authorize a candidate statement of up to 400 words.)
Should an incumbent not file for a position, or files and subsequently withdraws, the filing period for that position, may be extended five calendar days to August 12, 2026 (see California Elections Code Section 10225).

Pursuant to California Elections Code Section 10229(a), should the number of persons nominated for the available seats not exceed the number to be filled at the election, the City Clerk is to submit a certificate with that information to the City Council. The City Council could then proceed with one of the following options: 1) appoint to the office the person who has been nominated; 2) appoint to the office an eligible elector if no one has been nominated (an ‘eligible elector’ is any person who is a resident of Brentwood, is 18 years or older, is a registered voter, and for a district election, resides in the subject district); or 3) hold the election, if either no one or only one person has been nominated for each seat.

The process associated with California Elections Code Section 10229(a) does not apply if there has been more than one person nominated to another city office which

CITY COUNCIL AGENDA ITEM NO. F.9
06/09/2026
will be elected on a citywide basis, or if there is a city measure to be submitted to the voters at that municipal election.

Under California Elections Code Section 10220, the nomination period for candidates will occur during normal business hours between 8:00 a.m. and 5:00 p.m. at the City Clerk’s Office located on the 3rd Floor of City Hall. The nomination period will start on Monday, July 13, 2026, and end on Friday, August 7, 2026 (should an eligible incumbent not file, this period will be extended to August 12, 2026 at 5:00 p.m.).

Appointments are strongly encouraged. Interested parties may contact the City Clerk at [email protected] to set an appointment to pull nomination papers.

CITY COUNCIL STRATEGIC INITIATIVE
Not Applicable

PREVIOUS ACTION
There is no previous action associated with the 2026 General Municipal Election.

DATE OF NOTICE
Not Applicable

ENVIRONMENTAL DETERMINATION
Not Applicable

ALTERNATIVE OPTION(S)
Alternative Options to the Staff Recommendation:

1. Continue the item with direction for staff to return with additional information, but note that a Resolution to consolidate the election must be filed with the County not later than July 1, 2026.

ATTACHMENT(S)

1. Resolution Calling the Election, Consenting to the Consolidation of the Election, Providing for Reimbursement of Election Costs, Setting the Candidate Statement Word Limit, Requesting Publication of a Notice of Election, Determining Action to be Taken in the Event of a Tie, and Requesting the City Clerk Forward the Resolution to the County

2. Resolution Adopting the Fee for Candidate Statements

RESOLUTION NO. 2026-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

BRENTWOOD, CALIFORNIA CALLING A GENERAL MUNICIPAL
ELECTION FOR THE 3RD DAY OF NOVEMBER 2026, TO ELECT
ONE [1] COUNCIL MEMBER FROM DISTRICT 2; ONE [1]
COUNCIL MEMBER FROM DISTRICT 4; REQUESTING AND
CONSENTING TO THE CONSOLIDATION OF THE ELECTION;

PROVIDING FOR REIMBURSEMENT TO CONTRA COSTA COUNTY

FOR ALL COSTS ASSOCIATED WITH THE CONSOLIDATION OF
THE ELECTION; SETTING THE WORD LIMIT FOR STATEMENTS
OF CANDIDACY; REQUESTING THAT THE CITY CLERK PUBLISH
A NOTICE OF ELECTION; DETERMINING THE ACTION TO BE
TAKEN IN THE EVENT OF A TIE; AND REQUESTING THAT THE

CITY CLERK FORWARD THIS RESOLUTION TO THE CONTRA

COSTA COUNTY BOARD OF SUPERVISORS AND CONTRA COSTA

COUNTY ELECTIONS DIVISION
WHEREAS, the City Council of the City of Brentwood ordered a General Municipal Election to be held on Tuesday, November 3, 2026, for the purpose of the election one Council Member from District 2 and one Council Member from District 4; and
WHEREAS, it is desirable that the General Municipal Election be consolidated with the Statewide General Election to be held on the same date and that within the City the precincts, polling places and election officers of the two elections be the same; that the Elections Division of the County of Contra Costa canvass the returns of the General Municipal Election; and that the election be held in all respects as if there were only one election pursuant to Elections Code Section 10400 et seq., including Section 10403; and
WHEREAS, Elections Code Section 10403 requires the City to file a resolution requesting consolidation of the election with the Contra Costa County Board of Supervisors, and to file a copy of the resolution with the county elections official, with the resolution setting forth the office to be voted upon and acknowledging that the consolidated election will be held and conducted in the manner prescribed in Elections Code Section 10418; and
WHEREAS, Elections Code Section 10002 authorizes the City Council to request that the Contra Costa County Board of Supervisors permit the county elections official to render specified services to the City relating to the conduct of the election; and
WHEREAS, upon presentation of a bill to the City by the County Elections Official, Elections Code Section 10002 requires the City to reimburse the County in full for the election services performed; and

WHEREAS, Elections Code Section 13307 requires that before the nominating period opens, the governing body must determine whether a charge will be levied against each candidate submitting a candidate’s statement to be sent to the voters; may estimate the cost; and may determine whether the estimate must be paid in advance; and
WHEREAS, Elections Code Section 12101 requires the publication of a notice of the election once in a newspaper of general circulation in the City; and WHEREAS, if a special runoff election were necessary, it may require a standalone election and could cost up to $8.00 to $10.00 per registered voter with the City bearing the total cost; and
WHEREAS, Elections Code Section 15651 provides that, if two or more persons receive an equal and the highest number of votes for an office, and if the tie vote cannot be resolved after any recount, canvass, or judicial proceeding, then the tie vote shall be determined by lot unless the legislative body has adopted provisions authorizing a special runoff election prior to the conduct of the election resulting in the tie vote; and
WHEREAS, the City Council desires to determine by this Resolution that any tie vote shall be resolved by lot in accordance with Elections Code Section 15651.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Brentwood does declare, determine, request, and order as follows regarding the election to be held on November 3, 2026, for the purpose of electing members to the City Council of the City of Brentwood:

1. The election will be held on Tuesday, the 3rd day of November 2026. The purpose of the election is to fill the following offices:

Council Member District 2 Four Year Term
Council Member District 4 Four Year Term

2. This City Council hereby requests and consents to the consolidation of this election with other elections that may be held in whole or in part of the territory of the City as provided in Elections Code Section 10400 et seq., including Section 10403, et seq.

3. The City Council acknowledges that the consolidated election will be held and conducted in the manner prescribed in Elections Code Section 10418.

4. The City will reimburse the County for actual costs incurred in conducting the election upon receipt of a bill stating the amount due as determined by the elections official.

5. The candidate’s statement will be limited to 250 words. As a condition of having the Candidate’s statement published, the candidate will pay the cost at the time of filing.

6. The City Clerk is requested to publish the Notice of Election in The Brentwood Press, which is a newspaper of general circulation that is published in the City.

7. The City Council has determined that the action to be taken in the event of a tie vote is as follows: If a tie vote occurs in the election, and the tie vote is not resolved following completion of any applicable recount, canvass, or judicial proceeding, the tie vote shall be determined by lot in accordance with Elections Code Section 15651. The determination by lot shall consist of the tied candidates (or their authorized representatives) rolling a multisided die for three rounds. The number on each roll shall be recorded after each roll, and after three rounds the candidate with the highest total number shall be the successful candidate. If the tied candidates have the same total number after three rounds, additional rounds shall be conducted until one candidate has the highest total number after the same number of rolls.

8. The City Council requests that the City Clerk forward a certified copy of this Resolution to the Contra Costa County Elections Division and to the Board of Supervisors of Contra Costa County.

9. The nomination period will commence on July 13, 2026, and continue through August 7 2026; and nomination papers will be issued and filed during regular business hours, Monday through Friday, 8:00 a.m. to 5:00 p.m. in the City Clerk’s Office on the 3rd Floor of City Hall at 150 City Park Way. If nomination papers for an incumbent officer are not filed by the close of normal business hours on August 7, 2026, or are filed and then withdrawn before the close of normal business hours on August 7, 2026, the nomination period for that office shall be extended through August 12, 2026, during normal business hours, as posted, for candidates other than the person who was the incumbent on August 7, 2026, as provided by Elections Code Section 10225.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Brentwood at regular meeting held on the 9th day of June 2026 by the following vote:

RESOLUTION NO. 2026-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

BRENTWOOD, CALIFORNIA, ADOPTING REGULATIONS FOR

CANDIDATES FOR ELECTIVE OFFICE PERTAINING TO

CANDIDATE STATEMENTS SUBMITTED TO THE VOTERS AT AN
ELECTION; AND REPEALING RESOLUTION NO. 2024-53
WHEREAS, Section 13307 of the Elections Code of the State of California provides that the governing body of any local agency adopt regulations pertaining to materials prepared by any candidate for the municipal election, including costs of the candidate’s statement.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Brentwood does declare, determine, and order as follows:

1. That pursuant to Section 13307 of the Elections Code of the State of California, each candidate for elective office to be voted for at an election to be held in the City of Brentwood may prepare a candidate’s statement on an appropriate form provided by the City Clerk. The statement may include the name, age and occupation of the candidate and a brief description of no more than 250 words of the candidate’s education and qualifications expressed by the candidate himself or herself. The statement will not include party affiliation of the candidate, nor membership or activity in partisan political organizations.

2. Pursuant to the Voting Rights Act of 1965 (the “Act”) and State law, the City is required to translate candidate statements into Spanish and Chinese. The City Clerk is requested to have all candidate statements translated into Spanish and Chinese and printed in the voter’s pamphlet.

3. The candidate will be required to pay for the cost of printing the candidate’s statements in English, Spanish, and Chinese. The Contra Costa County Clerk – Recorder - Elections Department has provided a cost for the handling, translating, and mailing of the candidate’s statements filed pursuant to this section including costs incurred as a result of complying with the Act (as amended), and requires each candidate filing a statement to pay in advance to the local agency his or her pro rata share as a condition of having his or her statement included in the voter’s pamphlet.

4. Candidates will be required to make a payment, which will be submitted to the City Clerk at the time the candidate’s statement is filed. The City is providing an estimate of the charges. Once an invoice is received from the County, the actual costs will be determined. In the event of an overpayment by the candidate, the overpaid amount would be refunded; if there is an underpayment by the candidate, staff would bill the additional amount to the candidate. The payment will apply against the estimated cost of producing the candidate’s statement and voter pamphlet the costs are:

Office Cost
Council Member District 2 $361.00
Council Member District 4 $351.00

5. That Resolution 2024-53 establishing City Council policy on payment for candidate’s statements is repealed.

6. That this resolution will apply to the municipal election to be held on November 3, 2026.

7. That in all particulars not recited in this resolution related to candidate statements will be handled as provided by local, state, and federal law for holding municipal elections.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Brentwood at regular meeting held on the 9th day of June 2026 by the following vote:

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SUBJECT: Call for review of a Design Review and Conditional Use Permit application for a new shell commercial building known as The Grove at Brentwood
DEPARTMENT: Community Development
STAFF: Alexis Morris, Director of Community Development Miguel Contreras, Associate Planner

TITLE/RECOMMENDATION
Adopt resolutions affirming the Planning Commission’s approval of a design review (DR25-008) and a conditional use permit (CUP25-010) application for a new 35,690 square foot, two-story multi-tenant commercial building (that could feature cafés and shops which may or may not sell craft beer/wine/spirits), 24,000 square foot outdoor seating area (with various amenities), community theater, and on-site and off-site improvements located on a 4-acre site at the southeast corner of Walnut Boulevard and Oak Street (APNs 013-232-006 and 012-170-006).

The project qualifies as a Class 32 categorical exemption under the California Environmental Quality Act (CEQA) Guidelines Section 15332 (In-Fill Development Projects), as it is consistent with the applicable General Plan designation, as well as with the applicable zoning designation and regulations, is proposed on a project site less than 5-acres in size, has no value as habitat for endangered species, would not result in significant effects relating to traffic, noise, air quality, or water quality, and can be adequately served by all required utilities and public services.

FISCAL IMPACT
The project proponent, Matt Hagar, has paid a total of $52,244.65 to cover staff time and materials associated with the project. There are no fees associated with a call for review.

BACKGROUND
The project site consists of two parcels directly southeast of the Walnut Boulevard and Oak Street intersection. The northernmost parcel is currently controlled by the City of Brentwood, acting as the successor agency to the former Brentwood

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Redevelopment Agency. The City and the applicant are currently in escrow, contingent on approval of entitlements for this project.

In November 2005, the City Council adopted the Downtown Specific Plan (DSP) and designated the subject site as part of the Western Gateway Neighborhood District Zone, which allows for a mix of uses, including residential, service, retail, and office.

The subject site is adjacent to the Union Pacific Railroad tracks and is located between Brentwood Boulevard and Walnut Boulevard. Both streets have historically been considered gateways to the Downtown and the surrounding area.

Planning Commission Meeting of May 5, 2026
On May 5, 2026, the project was brought before the Planning Commission for consideration. The Planning Commission staff report is included as Attachment 4.

After staff’s presentation the applicant and project architect addressed the Planning Commission and described the project as a community-oriented destination intended to support local business, activate a longstanding vacant property, and expand the Downtown’s commercial and entertainment opportunities.

The Planning Commission received a substantial amount of public comment (attachment 12), the majority of which expressed support for the project. Concerns raised during the hearing primarily related to potential noise impacts, late-night activity, amphitheater operations, lighting, parking, and compatibility with nearby residential uses. One speaker specifically expressed concern regarding alcohol service extending until midnight and encouraged a 10:00 p.m. limit. Other public commentors expressed a desire for a late-night option. After the public hearing was closed, the Planning Commission deliberated and asked staff and the applicant questions. The questions and deliberation centered around noise, parking, and alcohol sales (including the proposed hours). Ideas suggested by the Planning Commission included limiting alcohol sales to 10:00 p.m. but only during certain days (Monday-Wednesday). Ultimately, the Planning Commission did not reach a consensus on this concern that would warrant modifying the proposed hours of alcohol sales, and the project was unanimously approved with a limitation of midnight.

The Planning Commission’s May 5, 2026, approval started the 10-day period in which an appeal or call for review can be filed. On May 8, 2026, Council Member Mendoza filed a call for review per Brentwood Municipal Code (BMC) Section 17.880.030. Per BMC Section 17.880.030, a call for review is required to be heard before the appellate body within 45 days of being filed, unless both the applicant and appellant consent

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in writing to a later date. In this case, the call for review is being considered 35 days from when it was received, within the required timeframe.

According to the BMC, a call for review results in a “de novo” (or new) hearing. The City Council, sitting as the appellate body, is thus required to make specific findings supporting its decision, be it upholding the lower body’s decision, modifying it, or reversing it. Additionally, though Council Member Mendoza specifically requested review of the CUP portion of the project and not the Design Review, due to a call for review being “de novo,” the entirety of the project must be heard and findings must be made to approve/deny both the Design Review (DR25-008) and the Conditional Use Permit (CUP25-010).

PROJECT DESCRIPTION
The applicant, Matt Hagar, of The Grove at Brentwood, LLC, requests approval of a Design Review (DR25-008) and Conditional Use Permit (CUP25-010) to construct a two-story “public market,” essentially a large shell building with multiple internal tenant suites. The approximately 18,366-square-foot first floor would feature multiple small tenant spaces focusing on artisanal and boutique products, as well as service uses such as barbers or beauty shops. All tenant spaces would be accessed through the building’s interior, and none would have direct access from the street.

The second floor would consist of a central open area with two large tenant spaces and one small tenant space, as well as a large 1,396-square-foot open-air seating area which could potentially be used for café uses or larger retail uses. The project also features a community theater and a 24,000-square-foot outdoor area.

The community theater would be intended for a variety of community-oriented entertainment (i.e., dance recitals, cultural festivals, live music recitals, etc.). The outdoor area would be intended to accommodate family-oriented recreation activities; as such the outdoor area features ample seating (benches, tables, and decorative seating), shade sails, playground, splash pad, permanent cornhole boards, propane outdoor heaters, decorative paving, and turf.

Due to the nature of the public market hosting multiple boutique/artisan tenants and cafés, it is likely that one or more of the future tenants would request to also sell or serve alcohol. Therefore, the applicant is requesting approval of a CUP for on-site alcohol sales, to be used for cafés or on-site events where patrons are served alcohol to be consumed on-site, and off-site sale of alcohol where craft beer, wine, or spirits are sold to be taken home. As of now, no tenants have been identified, but when

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they lease a space or host an event, they would be required to obtain the appropriate ABC license. Potential license types that would be permitted include the following:

Table 1 Alcohol license types
On-Site Licenses
Type Alcohol Business ABC Description
Type 41 Beer &
Wine
Café or
Restaurant
Authorizes the sale of beer and wine for
consumption on or off the premises where
sold. Distilled spirits may not be on the
premises (except brandy, rum, or liqueurs
for use solely for cooking purposes). Must
operate and maintain the licensed premises
as a bona fide eating place. Must make
actual and substantial sales of meals for
consumption on the premises. Minors are
allowed on the premises.

Type 42 Beer &
Wine
Bar, Tavern,
or Wine
Room
Authorizes the sale of beer and wine for
consumption on or off the premises where
sold. No distilled spirits may be on the
premises. Minors are not allowed to enter
and remain. Food service is not required.

Type 47 Beer,
Wine, &
Spirits
Café or
Restaurant
Authorizes the sale of beer, wine, and
distilled spirits for consumption on the
licensed premises. Authorizes the sale of
beer and wine for consumption off the
licensed premises. Must operate and
maintain the licensed premises as a bona
fide eating place. Must maintain suitable
kitchen facilities and must make actual and
substantial sales of meals for consumption
on the premises. Minors are allowed on the
premises.

Off-Site Licenses
Type Alcohol Business ABC Description
Type 20 Beer &
Wine
Retail Issued to retail stores. Authorizes the sale of
beer and wine for consumption off the
premises where sold. Minors are allowed on
the premises.

Type 21 Beer,
Wine, &
Spirits
Retail Issued to retail stores. Authorizes the sale of
beer, wine and distilled spirits for
consumption off the premises where sold.

Minors are allowed on the premises.

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The proposed market would operate between the hours of 6:00 a.m. – midnight daily, which would accommodate potential café and/or other food uses. The community theater would be programmed for community and cultural events on an occasional basis, and all events would be held between the hours of 10:00 a.m. – 10:00 p.m.

ANALYSIS
GENERAL PLAN CONSISTENCY – DOWNTOWN SPECIFIC PLAN (DSP) The subject site has a General Plan land use designation of DSP. The intent of the DSP is to “…guide growth and change in Downtown to ensure it evolves to embody the community’s vision for a vibrant, active, and beautiful City district that continues to play an essential role in the daily lives of the City’s residents. In recognition of regional growth and Brentwood’s burgeoning population, the Plan is established to preserve Downtown’s role as an indispensable hub for the types of services, conveniences, experiences, and lifestyle choices that are not found elsewhere within the City and are fundamental to the long-term health of the Brentwood community…” Staff reviewed the goals, policies, and actions in the General Plan, and determined that this project, as proposed, is consistent. Some of the more notable consistencies include:
 Policy LU 1-4: Require new development to occur in a logical and orderly manner, focusing growth on infill locations and areas designated for urbanization on the Land Use Map and be subject to the ability to provide urban services, including paying for any needed extension of services.

The proposed project would be situated within an infill location and would have the ability to connect to existing infrastructure.
 Policy LU 3-2: Maintain the Downtown as the community’s focal point for local serving commercial, civic, and cultural uses.

The proposed project would be within one of the gateways to the Downtown and would emphasize commercial, civic, and cultural uses; thus, enhancing the Downtown as the community’s focal point.

SPECIFIC PLAN CONSISTENCY
In addition to providing the zoning for the site, the Downtown Specific Plan (DSP) also provides guidance to decision-makers on the City’s intentions for this area.

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Staff has determined that the proposed project is consistent with the applicable plans, goals, and objectives of the DSP, as illustrated in the examples below:
 1.2.c – Critical Mass: Promote the development of the greater Downtown as the most mixed-use and vibrant district in the City. Increase opportunities to attract people to Downtown, whether it be as their place of residences, place of work, place for shopping and entertainment, or simply as a central place to gather and to enjoy meeting and interacting with fellow members of the Brentwood community.

The proposed project would serve to attract people to the Downtown, whether to shop or to engage in leisure/civic life, given that the project would incorporate retail, food sales, and a community-gathering space via the proposed community theater and 24,000 square-foot open space. This would have the potential to attract all members of the community given that there are components of the project that would attract both the youth and adult members of the community; these components would include the splash pad, the tot-lot, the community theater, lawn games, specialty retail, and cafés.  1.2.d – Civic and Cultural Heart: Enable the continued expansion of Downtown’s role as the civic and cultural heart of the City. Identify and protect opportunities for the widest possible range of civic and cultural facilities and public spaces offered in the Downtown. Enhance the performance of the district for festivals, markets and other significant civic and cultural events.

The proposed project would enable the expansion of the Downtown’s role as the civic and cultural heart of the city by creating a new community theater on the periphery of the Downtown Specific Plan. Additionally, the project proposes 24,000 square feet of improved open space, as well as a community theater, which would enhance the Downtown area as an additional location for festivals, markets, and other significant civic and cultural events.

ZONING CONSISTENCY
As found in the DSP, the subject site is within the Western Gateway Neighborhood District Zone. The proposed public market is a permitted use within the District Zone, along with the ancillary use of a community theater.

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Table 2 Zoning Requirments Western Gateway Neighborhood Standard Required Proposed Compliance
Minimum building
height
Maximum Building
height
2 floors and 25 feet
3 stories and 42
feet
2 floors, 42 feet
Two 50’ tower elements
that can be allowed
through DR approval
Complies
Setbacks 0 maximum feet all
property lines
Along Walnut Blvd. 12’-
4”
Along Oak St. 8’-2”
Rear 8’
Complies
Frontage Coverage 100% 100% along Oak Street Complies
Frontage space
between buildings
0 feet N/A Complies
Parking 0 144 parking spaces
(including 7 accessible)
Complies
Bicycle parking 8 parking spaces 12 parking spaces Complies Landscaping
required
16% of the site’s
square footage =
28,059 square feet
49,954 square feet

28.5%
Complies
Off street loading 3 spaces for 30,000
square feet of gross
floor area, each
space at least 45
feet in length and
at least 12 feet
wide
3 spaces, +/- 295 feet
12 feet wide
Complies

CONDITIONAL USE PERMIT
CUP 25-010 requests approval for alcohol sales and consumption, depending on the need of individual tenants.

The request specifically includes the following alcohol-related uses during the business hours of the public market from 6:00 a.m. – 12:00 a.m. daily:
 Sales for off-site consumption (sales of beer, wine or spirits)  Sales for on-site consumption (eating places and public premises)  Temporary and special events (subject to City-issued Temporary Use Permit)

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Not all tenants within the public market are expected to sell or serve alcohol. The total number of tenants selling alcohol is expected to vary over time based on tenant mix, market demand, and ABC approvals. Alcohol consumption would be limited to approved interior tenant spaces and designated outdoor alcohol consumption areas.

Outdoor consumption areas would be clearly identified and would not include parking or circulation areas. The project will implement operational and physical measures to prevent alcohol consumption in parking areas, which may include:
 Clear signage prohibiting alcohol consumption outside designated areas  Physical delineation of approved alcohol consumption areas  Event-specific management measures, where applicable
All alcohol service and consumption would be required to occur in compliance with City regulations and conditions of approval, which include limited business hours for alcohol sales (6:00 am – 12:00 am daily) and clear signage where alcohol is prohibited.

Conditionally permitted uses are those uses that, by their nature, require special consideration so that they may be located properly with respect to the objectives of the Brentwood Municipal Code (BMC) and with respect to their effect on surrounding uses and properties. To achieve these purposes, the approving body has the authority, within the bounds of the law, to approve, conditionally approve, or deny applications for conditional use permits. A conditional use permit may be granted only if the proposal conforms to all of the general criteria and specified findings found in Section 17.830.005 of the BMC. Staff reviewed these findings and determined they can be made, as reflected in the attached draft Resolution No. 26-011.

DESIGN REVIEW
Site
Ingress/Egress
The project site is located within the Western Gateway Neighborhood District Zone.

Vehicular ingress onto the site would be off Walnut Boulevard, with two new driveways proposed. The southernmost driveway would provide both ingress and egress, while the northernmost driveway would be egress only limited to right turns onto Walnut Boulevard. The project proposes converting the existing Walnut Boulevard and McClarren Road intersection into a four-way stop that includes flashing stop signs and high-visibility crosswalk markings to accommodate the southernmost

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driveway of the project site. Pedestrian access onto Oak Street is proposed to provide pedestrian connectivity with the Downtown.

Circulation
Internal circulation includes four 25-foot-wide drive aisles within the parking area.

Additionally, a 20-foot wide single-vehicle drive aisle is located on the easternmost portion of the project site (in red below) where the off-street loading/unloading zone is located. The off-street loading zone would accommodate at least five delivery vehicles, two more than what is required. The solid waste enclosure (in blue below) is also located in the eastern portion of the site, which would offer unobstructed access to the City’s Solid Waste Division’s vehicles.

Figure 1 Parking Area
Parking
Parking is not required for non-residential projects within the Downtown Specific Plan.

Although parking is not required, the applicant is proposing 144 parking spaces, which amounts to approximately 4 spaces per 1,000 square feet of building area. The parking provided is as follows:

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Parking Types:
 60 Standard Spaces
 42 Compact Spaces
 7 Accessible Spaces
 16 EV Capable Spaces
Electric Vehicle Charging Spaces:
 19 spaces (including 2 accessible
spaces)
Bicycle Parking
 12 Spaces
Outdoor Area
The project proposes a +/- 24,000 square foot outdoor area. This outdoor area would be improved with seating, a splash pad, a tot-lot (playground), gas operated fire pits, televisions, cabana-style shade structures, turf, shade sails, and restrooms. The intent of this area is to provide a “family-friendly” atmosphere with various amenities to attract all demographics of the community. The entire outdoor area would be enclosed by a 5-foot-high wrought iron fence (purple line below) with three access gates (yellow dots). The entire eastern portion of the site would be separated from the adjacent railroad parcel by a six-foot high CMU wall.

Figure 2 Outdoor Area

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Community Theater
The project proposes a 33-foot-wide stage to be used for private civic and cultural uses with a community theater for performing arts, such as: music/theater performances, lectures, ceremonies, cultural festivals, educational workshops, etc.

Such events would be scheduled in advance and are not intended to be ad hoc or daily. The overall intent of the stage is to offer the community a flexible outdoor venue to support both private civic and cultural performances. Performances are anticipated to take place primarily during daytime and early evening hours. Typical performance hours are generally expected to fall from 10:00 a.m. to 10:00 p.m. All Private Civic and Cultural uses would be required operate in compliance with applicable City noise standards and permitting requirements. Any events within the parking area would be subject to approval of a Temporary Use Permit. The public market, outdoor area and community theater would be required to comply with the City’s noise ordinance at all times.

Figure 3 Community Theater
Public Market
The main feature of the project would be the +/- 35,000 square foot public market.

This use would be a community-oriented anchor with internal suites, which would have the potential to accommodate multiple permitted retail and service uses. As of now, no potential tenants have been identified.

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The market would be situated on the southwest corner of Oak Street and Walnut Boulevard. Pedestrian entrances would be from Oak Street and from the parking area (yellow dots below). There are no direct entrances from Walnut Boulevard, only emergency exits (red dots below). Deliveries and additional emergency exits are located on the eastern portion of the building (purple dots below), which leads to the delivery service path of travel, but can be used as an emergency exit onto Oak Street.

Figure 4 Public Market
Additionally, the second floor of the public market offers an open space area as well as an outdoor patio, which overlooks the community theater below. The open space area would be 4,189 square feet while the patio area would be 1,396 square feet.

The open space area would also be improved with a skylight, offering natural light to the first floor below.

Figure 5 Second floor open space and patio

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Architecture
The proposed building is presented as a varied mix of expressions that are consistent with the early 20th Century Commercial and Colonial Commercial styles per the DSP.

This mix is used appropriately since it aids in reducing the massing and scale of the building. The building features the following architectural elements:
 Shaped Parapets
 Materials and colors related to the
existing Downtown fabric
 Brackets and window trim elements
 All sections of the building have some
form of articulation and there are no
large flat “blank” walls
 Use of awnings and overhangs
 Brick, stucco, and siding
 Projecting cornice
 Gooseneck lighting accents
 All rooftop equipment would be
completely below the parapets
Figure 6 West elevation facing Walnut Boulevard
Figure 7 East elevation facing the Union Pacific Railroad Towers
The proposed plans depict two 53-foot three-inch high tower elements on both the southwest and northwest corners of the building. The DSP encourages the utilization of “special design elements for corner buildings” and identifies that “taller tower elements are encouraged on corners.” The Western Gateway Neighborhood District

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Zone of the DSP does not identify a height exception for tower elements. However, the Downtown Core District Zone of the DSP does indicate that “corner tower features may exceed the maximum height of the zone as approved by the Design Review process.” Absent a clear height limit for “taller tower elements,” the approving body would have to determine if the proposed height of these towers is acceptable and approve them as part of the requested Design Review application (DR25-008).

Figure 8 Northwest tower element and southwest tower element

In addition to these tower elements, the project plans depict an architectural projection on a small portion of the east elevation (facing the railroad). This projection is 46 feet in height, whereas the Western Gateway Neighborhood limits height to 42 feet. The applicant has indicated that this projection is to be considered a taller tower element as mentioned above; however, staff would not consider this projection to constitute a tower and furthermore it is not located on the corner of the building. A draft condition of approval is included requiring this projection to be brought down to the height limit as stated in the DSP. However, the City Council could make an interpretation that this projection could be considered a tower element and approve it alongside the two taller towers mentioned above. Below is a figure showing the subject projection for clarification.

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Figure 9 Eastern architectural projection
Restrooms
The application proposes detached restrooms in the open space area. These are for the convenience of those guests in the open space area and community theater. The restroom facilities would be within the fenced open space area (as seen in Figure 3 above). These would be locked nightly and therefore members of the public would not have access to them after business hours. The structure would architecturally complement the main market as it would share similar materials such as stucco and brick.

Figure 10 Detached restrooms
Landscaping
A preliminary landscape plan is included as part of the project. The plan includes new trees, shrubs, and groundcover throughout the site. The parking area would be shaded by trees spaced 30 feet apart on average. The open space portion of the project would be improved with at least 30 trees, shrubs, and groundcover. The plans depict compliance with the C.3 requirements for storm water treatment.

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Signage
Conceptual sign locations are shown on the proposed building elevations but are not approved. Prior to installation of any signage on the site or building, the applicant would be required to submit a sign permit application to the Community Development Department for review and approval, which would be reviewed for consistency with the requirements of the BMC and the DSP.

According to the BMC, a call for review results in a “de novo” (or new) hearing. The City Council, sitting as the appellate body, is thus required to make specific findings supporting its decision, whether upholding the lower body’s decision, modifying it, or reversing it.

Additionally, although Council Member Mendoza specifically requested review of the CUP portion of the project and not the Design Review, the CUP and Design Review approvals are interrelated components of a single project. The CUP authorizes alcohol sales and consumption within tenant spaces and designated outdoor areas that are established by the Design Review approval, including the public market building, outdoor gathering area, parking and circulation layout, and related site improvements. Because the call for review requires a de novo hearing and the CUP cannot be evaluated in isolation from the physical project and site design approved through DR25-008, the City Council should consider the entirety of the project and make findings to approve, modify, or deny both the Design Review (DR25-008) and the Conditional Use Permit (CUP25-010).

PREVIOUS ACTIONS
Previous Actions taken by the Planning Commission and City Council are included on Attachment 1.

DATE OF NOTICE
The City of Brentwood published a public hearing notice in the Brentwood Press and mailed it to all property owners within 1,000 feet of this site on May 29, 2026. The applicant also posted the project site with the required signage.

ENVIRONMENTAL DETERMINATION
The project qualifies as a Class 32 categorical exemption under the California Environmental Quality Act (CEQA) Guidelines Section 15332 (In-Fill Development

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Projects), as it is consistent with the applicable General Plan designation, as well as with the applicable zoning designation and regulations, is proposed on a project site less than 5-acres in size, has no value as habitat for endangered species, would not result in significant effects relating to traffic, noise, air quality, or water quality, and can be adequately served by all required utilities and public services.

ALTERNATIVE OPTIONS
Alternative Options to the Staff Recommendation:

1. If the call for review results in a project denial, the City Council would provide findings for the denial and the item would return to the City Council at a subsequent meeting to review the resulting resolution and formally deny the project. The City Council would need to provide findings of denial for either the CUP application or the Design Review application, or for both applications, depending on the findings for the denial.

2. Modify the Planning Commission’s approval to include additional conditions or remove conditions.

3. Continue the item with direction for staff to return with additional information or redesign.

ATTACHMENTS

1. Previous Actions

2. Draft Resolution for DR25-008

3. Draft Resolution for CUP25-010

4. Planning Commission Staff Report, May 5

5. Planning Commission Resolution, No. 26-010 for Design Review

6. Planning Commission Resolution, No. 26-011 for CUP

7. Project Description

8. Project Plans

9. Traffic Analysis

10.Phase I Analysis

11.Downtown Alcohol Establishment Map

12.Public Comment Received by the Planning Commission, May 5, 2026

13.Public Comment for City Council, June 6, 2026

PREVIOUS ACTION
Previous actions related to this agenda item that were taken by the Council are listed below. To view prior actions and materials, and Brentwood Municipal Code references in the staff report, as applicable:
 Visit www.brentwoodca.gov/meetings, and select the meeting date(s) desired to see the reference materials and videos.
 Visit www.brentwoodca.gov/municipalcode to research references to the Brentwood Municipal Code and search by the code section(s) cited.

On August 27, 2024, the City Council adopted Resolution No. 2024-05-SA approving a purchase and sale agreement with Hagar Realty for APN 013-232-006.

On May 5, 2026, the Planning Commission adopted Resolution No. 2026-010 approving DR 25-008 and adopted Resolution No. 2026-26-011 approving CUP 25- 010.

RESOLUTION NO. 2026-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
BRENTWOOD APPROVING A DESIGN REVIEW (DR25-008) FOR
A NEW 35,690-SQUARE-FOOT, TWO-STORY MULTI-TENANT
COMMERCIAL BUILDING, 24,000 SQUARE FEET OF OUTDOOR

SEATING AREA, A COMMUNITY THEATER, AND ON-SITE AND
OFF-SITE IMPROVEMENTS, LOCATED ON A 4-ACRE SITE AT

THE SOUTHEAST CORNER OF WALNUT BOULEVARD AND OAK
STREET (APNS 013-232-006 AND 012-170-006)
WHEREAS, the Applicant Matt Hagar, on behalf of The Grove at Brentwood, LLC (the “Applicant”) submitted an application to the City of Brentwood requesting approval of a design review (DR25-008) for a new 35,690-square-foot, two-story multi-tenant commercial building, 24,000 square feet of outdoor seating area, a community theater, and on-site and off-site improvements, located on a 4-acre site at the southeast corner of Walnut Boulevard and Oak Street (APNs 013-232-006 and 012-170-006); and
WHEREAS, the Applicant concurrently submitted a request for a Conditional Use Permit (CUP 25-010) to allow for the sale of alcohol for on-site and off-site consumption; and
WHEREAS, collectively, DR25-008 and CUP25-010 constitute the “Project”; and
WHEREAS, the City referred the Project to various departments and agencies for review and recommendations; and
WHEREAS, the proposed Project is exempt from the California Environmental Quality Act (“CEQA”) as it qualifies as a Class 32 categorical exemption under the CEQA Guidelines section 15332, as it is characterized as in-fill development, meeting the following conditions: i) the Project is consistent with the existing General Plan designation and all applicable General Plan policies, as well as with the applicable zoning designation and regulations, ii) the proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses, iii) the project site has no value for endangered, rare, or threatened species, iv) approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and v) the site can be adequately served by all required utilities and public services; and
WHEREAS, the City distributed a Notice of Public Hearing of the Planning Commission to be held to consider the Project to all property owners within 1,000 feet of the Project Site and published it in the Brentwood Press on April 24, 2026, in accordance with City policies and Government Code Section 65090, and a public hearing notice sign was posted on the site during this same timeframe; and

WHEREAS, the Planning Commission of the City of Brentwood considered this design review application at its regular meeting of May 5, 2026, and considered the staff report, all accompanying information, and testimony received from the applicant and other interested parties; and
WHEREAS, at its May 5, 2026 meeting, the Planning Commission approved DR 25-008, as set forth in Planning Commission Resolution No. 26-010 and approved CUP 25-010, as set forth in Planning Commission Resolution No. 26-011; and
WHEREAS, on May 8, 2026, Council Member Mendoza filed a call for review per Brentwood Municipal Code (BMC) Section 17.880.030; and WHEREAS, under Brentwood Municipal Code Section 17.880.030, a call for review is heard de novo, and the City Council has considered DR 25-008 and CUP 25-010 anew, including the Project plans, proposed use, findings, and conditions of approval; and
WHEREAS, the City distributed a Notice of Public Hearing of the City Council to consider the Project to all property owners of record within 1,000 feet of the Project Site and published it in the Brentwood Press on May 29, 2026, in accordance with City policies and Government Code Section 65090, and a public hearing notice sign was posted on the site during this same timeframe; and WHEREAS, the City Council heard and considered the Project at its regular meeting of June 9, 2026, and considered, among other things, the staff report, supporting documents, public testimony, and all appropriate information submitted with the proposed Project.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Brentwood hereby:

A. Finds that the proposed Project is exempt from CEQA as it qualifies as a Class 32 categorical exemption under the CEQA Guidelines section 15332, as it is characterized as in-fill development, meeting the following conditions: i) the Project is consistent with the existing General Plan designation and all applicable General Plan policies, as well as with the applicable zoning designation and regulations, ii) the proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses, iii) the project site has no value for endangered, rare, or threatened species, iv) approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and v) the site can be adequately served by all required utilities and public services.

B. Finds, with respect to the Design Review findings under Section 17.820.007 of the Brentwood Municipal Code, that:

i. The proposed development shall comply with all applicable design criteria or standards set out in this title or other city ordinance including the City’s Objective Design Standards for Residential and Mixed-Use Projects (including interim standards as adopted by the City Council through Ordinance No. 1060) and the City’s Commercial and Industrial Design Guidelines.

The proposed development complies with all applicable design criteria and standards set forth in the Brentwood Municipal Code, the Downtown Specific Plan, as well as the City’s Commercial and Industrial Design Guidelines. The Project incorporates architectural elements consistent with these standards, including articulated façades, varied parapets, and the use of high-quality materials such as brick, stucco, and siding, which reduce building massing and enhance visual interest.

The design includes tower elements located at prominent corners of the building, which are consistent with the Downtown Specific Plan’s encouragement of enhanced architectural features at corner locations.

While these tower elements exceed the base height limit, they are subject to review and approval through the Design Review process, and are intended to provide visual emphasis and reinforce the Project’s role as a gateway feature. The City Council has also considered the eastern architectural projection facing the Union Pacific Railroad and determines that the projection [does/does not] qualify as a tower element that may exceed the base height limit through the Design Review process.

Additionally, the Project avoids large blank walls and incorporates pedestrian-oriented features such as awnings, overhangs, and decorative lighting.
ii. Where the proposed development is located in an area for which a specific plan, planned development, neighborhood plan or precise plan has been adopted by the City Council, the design of the development shall conform in all significant respects with such plans.

The proposed development would be located within the Downtown Specific Plan, specifically the Western Gateway Neighborhood District Zone, and conforms in all significant respects with the applicable goals, policies, and development standards of the Plan. The Project is consistent with the DSP’s vision for a vibrant, mixed-use downtown environment that serves as a focal point for commercial, civic, and cultural activity. The proposed public market incorporates a mix of retail, dining, and community-oriented uses, including a community theater and outdoor gathering space, which support the DSP’s objectives to enhance downtown as a civic and cultural destination. The Project’s site design, building orientation, and pedestrian-focused features further reinforce the Plan’s emphasis on walkability and active public spaces. Additionally, the architectural design, including articulated façades, varied rooflines, and corner tower elements, is

consistent with the DSP’s guidance encouraging visually prominent and well-designed structures, particularly at gateway locations as well as the architectural style being a conglomeration of early 20th century commercial and colonial commercial styles as encouraged by the DSP. iii. The proposed development shall conform with all requirements for landscaping, screening, parking, usable open space and off-street loading as set forth in this title.

The Project, including the public market and open space areas, would be consistent with the DSP’s requirements for landscaping, screening, parking, usable open space and off-street loading as summarized by the following table:

Standard Required Proposed Compliance
Minimum building
height
Maximum building
height
2 floors and 25 feet
3 stories and 42
feet
2 floors, 42 feet
Two 53’, 3 inch tower
elements may be
approved through DR
approval
Complies
Setbacks Maximum setback:
0 feet along all
property lines
Along Walnut Blvd. 12’-
4”
Along Oak St. 8’-2”
Rear 8’
Complies
Frontage Coverage 100% 100% along Oak Street Complies
Frontage space
between buildings
0 feet N/A Complies
Parking 0 144 parking spaces
(including 7 accessible)
Complies
Bicycle parking 8 parking spaces 12 parking spaces Complies Landscaping
required
16% of the site’s
square footage =
28,059 square feet
49,954 square feet

28.5%
Complies
Off street loading 3 spaces for 30,000
square feet of gross
floor area, each
space at least 45
feet in length and
at least 12 feet
wide
3 spaces, +/- 295 feet
12 feet wide
Complies
Landscaping 16% of total site
area = 28,059
square feet
49,954 square feet Complies
iv. The proposed development complies with all applicable regulations of the zoning ordinance and other city ordinances, policies or resolutions.

As noted above, the Project would comply with the zoning ordinance and the Downtown Specific Plan development standards
C. Approves Design Review No. 25-008, subject to the conditions of approval listed in Exhibit “A,” attached hereto and made a part of this resolution, and all City standards applicable to this Project.

D. Determines that this permit shall terminate on June 9, 2028, unless actual construction or alteration under valid permits has begun and is diligently pursued within said period. However, such period of time may be extended by the City Council upon application filed at any time before said period has expired.

E. This action is final, effective as of the date this resolution is adopted.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Brentwood at a regular meeting held on the 9th day of June 2026 by the following vote:

EXHIBIT “A”
CITY COUNCIL RESOLUTION NO. 2026-XX
DR 25-008 – DESIGN REVIEW APPROVAL FOR

THE GROVE AT BRENTWOOD

CONDITIONS OF APPROVAL

1. The Permittee, including all successors in interest (collectively “Permittee”) shall comply with each and every condition set forth in this Permit. Design Review No. 25-008 (“Permit”) shall have no force or effect and no building permit shall be issued unless and until all things required by the below-enumerated precedent conditions have been performed or caused to be performed.

2. The Permittee shall comply with all applicable Standard Conditions of Approval for Commercial and Industrial Projects, dated May 2005, hereby incorporated by reference, unless modified by any of the conditions below.

3. The Project shall be built substantially in conformance with the project plans date stamped by the City as received March 9, 2026, unless otherwise amended by the conditions of approval contained herein.

4. The Project shall be built substantially in conformance with the site, grading drainage plans drawn by Kier+Wright, date stamped by the City as received March 9, 2026, unless otherwise amended by the conditions of approval contained herein.

5. The Project shall be built substantially in conformance with the landscape plans drawn by Environmental Foresight, Inc., date stamped by the City as received March 9, 2026, unless otherwise amended by the conditions of approval contained herein.

6. The Project shall be built substantially in conformance with the architecture plans drawn by SDG Architects, Inc., date stamped by the City as received March 9, 2026, unless otherwise amended by the conditions of approval contained herein.

7. The Permittee shall apply for any future signage proposed for the Project, which shall require approval of an administrative sign permit by the Community Development Department or approval of a Master Sign Program by the Planning Commission.

8. Any significant alteration from the design review drawings “Received March 9, 2026,” as determined by the Community Development Director, except as conditioned herein, shall be approved by the Design Review Subcommittee prior to building permit issuance.

9. Any significant alteration of the building colors or materials from the approved color and materials board, as determined by the Community Development

Director, shall be approved by the Design Review Subcommittee prior to building permit issuance.

10. All civic/cultural performances within the Project’s public assembly area shall adhere to the City’ Noise Ordinance Chapter 9.32 at all times and be limited to the hours or 10:00 a.m. to 10:00 p.m. Events or Performances outside of this area or timeframe may be considered through a Temporary Use Permit consistent with Chapter 17.850 (Temporary Use Permits)

11. The building construction drawings shall indicate that the top of all rooftop equipment is below the height of the parapet to the satisfaction of the Community Development Director prior to building permit issuance. No rooftop equipment shall extend above the roofline on the building.

12. The building construction drawings shall reflect that all roof drainage downspouts and scuppers be interior to the building. All roof drainage shall be designed to be contained within the building walls so as to not be visible from any vantage point to the satisfaction of the Community Development Director prior to building permit issuance.

13. At the time of submittal and prior to issuance of a building permit, all plans shall depict the pedestrian paths of travel within the parking area to be consistent with Sheet A02 of the approved plans.

14. Permittee shall comply with all recommendations, including timing, with the Phase I Environmental Site Assessment, dated March 7, 2026, and conducted by Silicon Valley Environmental.

15. Permittee shall abide by Chevron Pipe Line Company (CPL) policy, which requires that any proposed modification to the existing grade over the pipeline including the addition or elimination of soil by cut or fill will need to have prior approval of CPL. All excavations within 24-inches of CPL’s facilities must be done by hand tools only.

16. Permittee will indemnify, defend with counsel of the City’s reasonable choosing, and hold harmless City and its City Council, its boards and commissions, officials, officers, employees, and agents (the “Indemnified Parties”) from and against any third party claim, action, or proceeding against City and/or the Indemnified Parties to attack, review, set aside, void, or annul the City’s approval of the Project approved herein, including adoption of this Permit, and any environmental determination made with regard thereto. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, reasonable attorneys' fees, and other reasonable expenses incurred in connection with such claim, action, causes of action, suit or proceeding. The Permittee shall pay to the City upon demand or, as applicable, on a monthly basis to counsel of City’s reasonable choosing, amounts owed pursuant to the indemnification requirements prescribed in this

condition. City shall promptly notify the Permittee of any claim, action, or proceeding and shall engage in reasonable efforts to cooperate in the defense.

17. The Permittee shall maintain the area surrounding the development, including but not limited to, the building and the walkways surrounding the building in a clean and orderly manner at all times to the satisfaction of the Community Development Director.

18. Plans for any external building-mounted light fixtures shall be submitted in conjunction with the photometric plan for the review and approval of the Community Development Director. All fixtures must be of a cut-off or full cutoff classification and cut-sheets allowing verification of the classification must be submitted for all portions of the driveways and parking areas shall be illuminated between 1-7 foot-candles.

19. The Project shall be consistent with all applicable City’s General Plan Policies.

20. All improvements shall be designed and constructed; all permits issued; all fees paid; and all securities submitted pursuant to applicable Federal and state laws, the Subdivision Map Act, the Brentwood Municipal Code, the City Engineering Department’s Standard Plans and Specifications, and the City Engineering Department’s Engineering Procedures Manual.

21. Permittee and all construction plans and maps shall comply with Brentwood Municipal Code Title 8 “Health and Safety,” Title 9 “Public Peace and Welfare,” Title 12 “Streets, Sidewalks and Public Places,” Title 13 “Sewers,” Title 14 “Water,” Title 15 “Building and Construction,” and Title 16 “Subdivision and Land Development.” In particular:
a. Solid waste service shall comply with Brentwood Municipal Code Chapter 8.16 “Solid Waste.”
b. Construction and demolition work shall comply with Brentwood Municipal Code Chapter 8.40 “Construction and Demolition Debris Recycling.”
c. Permittee shall comply with Brentwood Municipal Code Chapter 9.32 “Noise Regulations.”
d. Permittee shall comply with the encroachment permit requirements pursuant to Brentwood Municipal Code Chapter 12.08 “Street Encroachments.”
e. Sewer backflow prevention, interceptors, and other health and safety requirements shall be incorporated into the Project pursuant to Brentwood Municipal Code Chapter 13.04 “Sewer System – Rules and Regulations.”

f. Brine-discharging self-regenerating water softener systems are prohibited pursuant to Brentwood Municipal Code Section 13.04.022.B. g. Water service shall comply with Brentwood Municipal Code Chapters

14.01 “Municipal Water System” and Chapter 14.10 “Cross-Connection Control.” In addition and to comply with both health and safety requirements as well as the City’s Engineering Design Standards, all projects serving more than 25 units shall design and construct at least two independent points of potable water supply to the Project. h. Contractors requiring construction water shall obtain a temporary water permit and shall only take water metered at a location specified by the City Engineer pursuant to Brentwood Municipal Code Section

14.01.340 “Contractors.”
i. Permittee shall comply with the Federal Clean Water Act, the Municipal Regional NPDES Permit, and Brentwood Municipal Code Chapter 14.20 “Stormwater Management and Discharge Control.”
i. Develop and construct a design that meets both treatment and hydromodification management requirements; use Bay Area Hydrology Model to demonstrate hydromodification
management compliance.
j. Fire access and aerial apparatus access shall comply with the requirements of the Fire District and Brentwood Municipal Code Chapter 15.06 “Fire Code.”
k. Grading shall comply with Brentwood Municipal Code Chapter 15.52 “Grading, Erosion and Sediment Control.”
l. All grading and noise generating activities shall be limited to the days and hours defined in Brentwood Municipal Code Section 15.52.060 “Grading Regulations.”
m. In addition to the indemnification obligation set forth above, Permittee shall indemnify the City pursuant to Brentwood Municipal Code Section

15.52.160 “City Held Harmless.”
n. Permittee shall obtain all required permits including, but are not limited to: buildings; sewer connections; encroachment; grading; use; business license; water connection; Army Corps of Engineers; Contra Costa County Flood Control; California Department of Fish and Wildlife pursuant to Brentwood Municipal Code Section 16.120.050 “Procedures.”
o. All public facilities shall be constructed and any existing deficiencies shall be corrected. This includes both required on- and off-site public

facilities and any deficiencies on-site, abutting the parcel or parcels involved or required off-site to provide service to the proposed development or for the continued safety, health and well-being of the public upon completion of the development pursuant to Brentwood Municipal Code Section 16.120.090 “Public Facilities Installation.” p. Utilities shall be installed underground pursuant to Brentwood Municipal Code Section 16.120.120 “Undergrounding – Electric, Communication, Street Lighting and Advanced Technology Systems.” q. All landscaping installed by the Project shall be from trees and plants selected from the City Approved Drought Tolerant and Native Plant List with the exception of bioretention facilities which shall conform to Appendix B of the Contra Costa Clean Water Program C.3 Guidelines, to the satisfaction of the Director of Parks and Recreation and City Engineer.

22. Prior to issuance of a grading permit:
a. The height and location of all existing and proposed retaining walls shall be shown on the Grading Plans. Retaining walls over three feet in height shall be structurally engineered, and shall require separate building permits. All retaining walls shall include a sub-drain system to the satisfaction of the City Engineer.
b. Construction Plans shall demonstrate with plans, analysis, or other documentation signed and stamped by a licensed Civil Engineer that there is adequate overland drainage release to an adequate public drainage facility to the satisfaction of the City Engineer. Permittee shall acquire drainage easements, if necessary.
c. Grading Plans shall clearly identify the location of all trees (both to be removed and to be protected).
d. Permittee shall provide approved hydrology and hydraulic calculations signed by a licensed engineer demonstrating that the Project will adequately collect and convey all runoff within the Project as well as the entire developed watershed upstream of the Project pursuant to Brentwood Municipal Code 16.120.080C.

23. Prior to issuance of an encroachment permit or approval of Improvement Plans:
a. Permittee shall provide the City Engineer with an estimate of projected pedestrian usage at the Oak Street railroad crossing; The City Engineer, Union Pacific Railroad (UPRR), and the California Public Utilities Commission (CPUC) will review the pedestrian usage at this crossing and determine if pedestrian safety improvements are required

on UPRR right-of-way. If improvements are required, the City will incorporate the improvements into their existing Lone Tree Way AtGrade Widening Capital Improvement Project which includes updates to the Oak Street railroad crossing.
b. Construction Plans shall include the following to the satisfaction of the City Engineer:
i. Conversion of the existing intersection of Walnut Boulevard and McLarren Road to an all-way stop utilizing flashing-led stop signs.
ii. Replace existing crosswalks at the intersection with highvisibility crosswalk markings. iii. Restrict the adjacent preschool traffic from accessing the northbound left-turn pocket by installing delineators or channelizers along the left-turn pocket stripe.
c. Construction Plans shall include all utilities, including, but not limited to, meters, hydrants, poles, signs, clean-outs and boxes to be located clear of all trails, sidewalks and driveways or as determined by the City Engineer.
d. Construction Plans shall include all utilities designed with seismic considerations to the satisfaction of the City Engineer. e. Construction Plans shall note that construction of all gravity utilities (i.e. storm drain, sewer) to always commence at the downstream connection and proceed to the upstream terminus.
f. Construction Plans shall demonstrate that all gravity utilities (i.e. storm drain, sewer) are designed to positively and completely drain by gravity without relying on any electro-mechanical means (i.e. pumps, lift stations and siphons) to the satisfaction of the City Engineer. g. Construction Plans shall include cathodic protection measures for all buried metallic infrastructure pursuant to City Standards or as approved by the City Engineer.
h. Construction Plans shall include all proposed storm drain inlets to include and update existing storm drain inlets along the Project frontage with “No Dumping – Drains to Creek” thermoplastic stencils to the satisfaction of the City Engineer.
i. Permittee shall obtain approval from the City Engineer on the Project Operation and Maintenance Manual for all stormwater control systems.

Said Manual shall comply with all applicable Municipal Regional NPDES Permit requirements including, but not limited to, maintenance, sediment removal, weed and trash abatement, and the use of chemicals.

j. Construction Plans shall include all landscaping with adequate root barriers to protect all City facilities, including but not limited to sidewalks, utilities, meters, ramps, and driveways.
k. Permittee shall have a licensed Land Surveyor locate all existing survey monuments on or adjacent to the Project, and show said monuments as protected on all construction plans.
l. Construction Plans shall include a Traffic Control Plan in conformance with the latest edition of the Manual of Uniform Traffic Control Devices issued by Caltrans and as required by the City Engineer. m. Construction Plans shall incorporate roadways and driveways that provide adequate sight distance pursuant to City and Caltrans design requirements. All landscape areas required to have restrictions to comply with sight distance requirements shall be shown on applicable Construction Plans.
n. The Project shall annex into the most current City Community Facilities District, and annex into, or form a street lighting and landscape maintenance assessment district, or provide and execute an alternative funding mechanism acceptable to the City for the maintenance of City improvements.
o. The Project shall annex into the most current Fire Community Facilities District as required by the Contra Costa County Fire Protection District. p. All applicable City fees shall be paid including, but not limited to, the Agricultural Mitigation Fee, the Contra Costa Flood Control and Water Conservation District Fee.
q. All traffic mitigation measures and recommendations identified in the Fehr & Peers traffic memo dated December 16, 2025 shall be incorporated into the Improvement Plans to the satisfaction of the City Engineer.
r. Permittee shall obtain written authorization and approval from Chevron Pipeline Co for any construction and improvements proposed within their right-of-way. The written approval shall be provided to the City Engineer.
s. Improvement Plans shall demonstrate that the southern driveway is designed in conformance with City Standard Detail ST-8 and is properly aligned with the existing intersection, to the satisfaction of the City Engineer

24. Prior to issuance of any Building Permits:

a. Permittee shall provide adequate emergency vehicle access from between the public right of way and around building footprint(s) the satisfaction of the City Engineer.
b. Permittee shall pay all Development Impact Fees pursuant to, or otherwise comply with the latest City of Brentwood Development Impact Fee Program.
c. Permittee shall provide documents signed by a licensed engineer on building pad elevation, compaction, and appropriate remediation from unsuitable soils.
d. Permittee shall demonstrate that all acoustic mitigations have been incorporated into applicable plans.

25. The Grove Shall Annex into LLAD 19-3.

26. The Project shall comply with all conditions and requirements on the approved Contras Costa County Fire Protection District’s Alternative Materials and Methods application # P-2026-000632AMM.

27. The Permittee shall request that the Project site be annexed into the most current Community Facilities District for fire protection and emergency response services (if applicable), or developer will provide an alternative funding mechanism acceptable to the Contra Costa Fire Protection District for the provision of fire protection and emergency response services.

28. The Permittee shall pay all fire facility impact fees at the time of issuance of the first building permit, at the then-current rate.

29. The Contra Costa County Fire Protection District has development impact fees established in the City of Brentwood and unincorporated County. Projects within the development impact areas will need to pay the fees prior to Building Permit issuance.

30. Fire Apparatus Access Roads. The proposed emergency apparatus access roads do not comply with Fire District requirements. When submitting to the Fire District for official Fire Apparatus Access Road and Water Supply (Land Development) review, provide an emergency apparatus access road to within all potions of the facility and of the exterior walls of the first story of the building. (503) CFC

31. Based on the response letter, it appears the developer will be submitting an Alternate Materials and Methods (AMM) application. Alternate Materials and Methods applications shall be submitted to the Fire District directly.

32. Aerial Fire Apparatus Access. The required Aerial Fire Apparatus Access appears to comply with Fire District requirements. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and building. (D105) CFC

33. Fire Lane Identification. The signage and striping plan per Sheet C2.0, appears to comply with Fire District requirements. Access roadways of less than 28-feet unobstructed width shall have signs posted or curbs painted red with the words: NO PARKING – FIRE LANE clearly marked. (22500.1) CVC, (503.3) CFC

34. Adequate and Available Water Supply. The developer shall request a Fire Flow Test from the Fire District in order to verify the site has adequate and reliable water supply for fire protection with a minimum fire flow of 2,500 GPM.

Required flow must be delivered for a duration of 120 minutes while maintaining 20-pounds residual pressure in the main. (507.1), (B105) CFC *Request a flow test from the Fire District office. Email the Fire District’s Permit Technicians at [email protected] to request an application and begin the request process.
i. Fire Hydrants Required. The developer shall provide three (3) hydrants, in compliance with Chapter 5 and Appendix B and C of the California Fire Code. (C103.1) CFC
When submitting to the Fire District for official Emergency Apparatus Access Road and Available Water Supply (Land Development) review, provide the location of the three (3) hydrants with separation distances compliant with the California Fire Code Appendix C, Table 102.1.
ii. Land Development Permit Required. A land development permit is required for access and water supply review and approval prior to submitting building construction plans. Plans submittal instructions are located at the end of this letter.

The developer shall submit scaled site improvement plans indicating:
 All existing or proposed hydrant locations
 Fire apparatus access to include slope and road surface  Aerial fire apparatus access
 Elevations of building
 Size of building and type of construction
 Gates, fences, retaining walls, bio-retention basins, any obstructions to access
 Detail showing the lowest level of fire department vehicle access and the floor level of the highest occupied floor
 Striping and signage plan to include “NO PARKING-FIRE LANE” markings

This is a separate submittal from the building construction plans. These plans shall be approved prior to submitting building plans for review. (501.3) CFC
iii. Emergency apparatus access roadways and hydrants shall be installed, in service, and inspected by the Fire District prior to construction or combustible storage on site. (501.4) CFC iv. Fire Sprinklers Required. The building as proposed shall be protected with an approved automatic fire sprinkler system complying with the current, adopted edition of NFPA 13, as amended. Submit to this office for review and approval prior to installation. (903.2) CFC v. Emergency Responder Radio Coverage. New buildings shall have approved radio coverage for emergency responders. An emergency responder radio coverage system shall be installed when the conditions of CFC 510.4.1 are not met. Testing shall be conducted and the results submitted to the Fire District prior to the building final. (510.1) CFC
Fire Safety and Site Maintenance during Construction
vi. FCL Requirements. Flammable or combustible liquid storage tanks shall not be located on the site without obtaining approval and necessary permits from the Fire District. (3401.4) CFC
vii. Portable Generators. Portable generators used at construction sites shall comply with Section 1204. (3309) CFC
viii. Abatement Maintenance. The owner shall cut down and remove all weeds, grass, vines, or other growth that is capable of being ignited and endangering property. (304.1.2) CFC
ix. Portable Fire Extinguishers Required. All homes under construction shall be provided with not less than one approved portable fire extinguisher at each stairway on all floor levels, every storage shed, and next to any portable generator or energy system on site.
x. Fire Access during Construction. Fire apparatus access to the site shall be maintained at all times of grading and construction.

1. Vehicles shall not block fire apparatus access.

2. Trash/Rubbish shall no accumulate within the homes and shall be removed from buildings at the end of each shift of work. (3305.2.1-3305.2.2).

3. Trash/Rubbish containers shall not be placed in a location that blocks fire apparatus access roads.

4. Smoking shall be prohibited except in approved areas. Signs

shall be posted in accordance with Section 310. In approved areas where smoking is permitted, approved ashtrays shall be provided in accordance with Section 310. (3305.1) CFC

5. Failure to comply with Chapter 33 of the California Fire Code will result in violations and possible fees.
xi. New Construction Permit Required. The developer shall submit building construction plans and specifications for the subject Project to the Fire District for review and approval. Plan submittal instructions are located at the end of this letter.

After the new construction plans are approved, plans and specifications for all deferred submittals shall be submitted, including, but not limited to the following.
 Private underground fire service water mains
 Fire sprinklers
 Fire alarm
 Fire pump (if required)
 Emergency generator (if required)
 Photovoltaic
 Emergency Responder Radio Coverage System (ERRCS)
All projects shall be submitted to the Fire District for review and approval prior to construction of the building or installation of the systems to ensure compliance with minimum requirements related to fire and life safety. Plan review and inspection fees shall be submitted at the time of plan review submittal. (105.4.1) CFC, (901.2) CFC, (107) CBC

RESOLUTION NO. 2026-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

BRENTWOOD APPROVING A CONDITIONAL USE PERMIT (CUP
25-010) TO ALLOW FOR THE SALE OF ALCOHOL FOR BOTH ONSITE AND OFF-SITE CONSUMPTION AS PART OF A PROPOSED 35,690 SQUARE FOOT “PUBLIC MARKET” (SHELL BUILDING
WITH INTERNAL SUITES) AND WITHIN THE 24,000 SQUARE
FOOT OUTDOOR GATED OPEN SPACE AREA LOCATED ON A 4-

ACRE SITE AT THE SOUTHEAST CORNER OF WALNUT
BOULEVARD AND OAK STREET(APNS 012-170-006 AND 013-
232-006)
WHEREAS, Matt Hagar, on behalf of The Grove at Brentwood, LLC (the “Applicant”) submitted an application to the City of Brentwood requesting approval of a Conditional Use Permit (CUP 25-010) to allow for the sale of alcohol for both off-site and on-site consumption within a proposed 35,690-square-foot “public market” (shell building with internal suites) and associated 24,000-square-foot gated open space area located on a 4-acre site at the southeast corner of Walnut Boulevard and Oak Street (APNs 012-170-006 and 013-232-006); and WHEREAS, the Applicant concurrently submitted a request for a Design Review (DR 25-008) to allow for a new 35,690-square-foot “public market” and 24,000-square-foot open space area, with associated site improvements; and WHEREAS, collectively, DR 25-008 and CUP 25-010 constitute the “Project”; and
WHEREAS, the City referred the Project to various departments and agencies for review and recommendations; and
WHEREAS, the City distributed a Notice of Public Hearing of the Planning Commission meeting to be held to consider the Project to all property owners within 1,000 feet of the Project Site and published it in the Brentwood Press on April 24, 2026, in accordance with City policies and Government Code Section 65090, and a public hearing notice sign was posted on the site during this same timeframe; and WHEREAS, the proposed Project is exempt from the California Environmental Quality Act (“CEQA”) as it qualifies as a Class 32 categorical exemption under CEQA Guidelines Section 15332, as it is characterized as in-fill development, meeting the following conditions: (i) the Project is consistent with the existing General Plan designation and all applicable General Plan policies, as well as with the applicable zoning designation and regulations, (ii) the proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses, (iii) the Project site has no value for endangered, rare, or threatened species, (iv) approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality,

and (v) the site can be adequately served by all required utilities and public services; and
WHEREAS, the Planning Commission of the City of Brentwood considered this conditional use permit application at its regular meeting of May 5, 2026, and considered the staff report, all accompanying information, and testimony received from the applicant and other interested parties; and
WHEREAS, at its May 5, 2026 meeting, the Planning Commission approved DR 25-008, as set forth in Planning Commission Resolution No. 26-010 and approved CUP 25-010, as set forth in Planning Commission Resolution No. 26-011; and
WHEREAS, on May 8, 2026, Council Member Mendoza filed a call for review per Brentwood Municipal Code (BMC) Section 17.880.030; and WHEREAS, under Brentwood Municipal Code Section 17.880.030, a call for review is heard de novo, and the City Council has considered DR 25-008 and CUP 25-010 anew, including the project plans, proposed use, findings, and conditions of approval; and
WHEREAS, the City distributed a Notice of Public Hearing of the City Council to be held to consider the Project to all property owners of record within 1,000 feet of the Project Site and published it in the Brentwood Press on May 29, 2026, in accordance with City policies and Government Code Section 65090, and a public hearing notice sign was posted on the site during this same timeframe; and WHEREAS, the City Council heard and considered the Project at its regular meeting of June 9, 2026, and considered, among other things, the staff report, supporting documents, public testimony, and all appropriate information submitted with the proposed project.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Brentwood hereby:

A. Finds that:
i. With respect to the California Environmental Quality Act, the proposed Project is exempt from CEQA as it qualifies as a Class 32 categorical exemption under the CEQA Guidelines section 15332, as it is characterized as in-fill development, meeting the following conditions:
i) the Project is consistent with the existing General Plan designation and all applicable General Plan policies, as well as with the applicable zoning designation and regulations, ii) the proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses, iii) the Project site has no value for endangered, rare, or threatened species, iv) approval of the Project would not result in any significant effects relating to traffic,

noise, air quality, or water quality, and v) the site can be adequately served by all required utilities and public services.

B. Finds, with respect to the conditional use permit findings required pursuant to Brentwood Municipal Code Section 17.830.005, that:
i. The proposed use is allowed with a conditional use permit within the applicable zoning district, specific plan, or planned development and complies with all applicable provisions of this title.

As noted in the staff report, alcohol sales for both on-site and offsite consumption may be authorized through a conditional use permit within the Downtown Specific Plan’s Western Gateway Neighborhood District Zone.
ii. The proposed use is in conformance with the goals, policies, and objectives of the General Plan and the purpose and intent of any applicable specific plan.

The proposed use would be in conformance with goals, policies, and objectives of the General Plan and the Downtown Specific Plan, for example:
 Policy LU 1-4: Require new development to occur in a logical and orderly manner, focusing growth on infill locations and areas designated for urbanization on the Land Use Map and be subject to the ability to provide urban services, including paying for any needed extension of services.

The proposed Project would be situated within an infill location and would have the ability to connect to existing infrastructure.  Policy LU 3-2: Maintain the Downtown as the community’s focal point for local serving commercial, civic, and cultural uses.

The proposed Project would be within the Downtown gateway and emphasizes commercial, civic, and cultural uses; thus, enhancing the Downtown as the community’s focal point.
 1.2.c – Critical Mass: Promote the development of the greater Downtown as the most mixed-use and vibrant district in the City.

Increase opportunities to attract people to Downtown, whether it be as their place of residence, place of work, place for shopping and entertainment, or simply as a central place to gather and to enjoy meeting and interacting with fellow members of the Brentwood community.

The proposed Project would serve to attract people to the

Downtown, whether to shop or to engage in leisure/civic life, given that the Project would incorporate retail, food sales, and a community-gathering space via the proposed community theater and 24,000-square-foot open space. This would have the
potential to attract all members of the community given that there are components of the Project that would attract both the youth and adult members of the community; these components would include the splash pad, the tot-lot, the community theater, lawn games, specialty retail, and cafés.
 1.2.d – Civic and Cultural Heart: Enable the continued expansion of Downtown’s role as the civic and cultural heart of the City.

Identify and protect opportunities for the widest possible range of civic and cultural facilities and public spaces offered in the Downtown. Enhance the performance of the district for festivals, markets and other significant civic and cultural events.

The proposed Project would enable the expansion of the
Downtown’s role as the civic and cultural heart of the city by creating a new community theater on the periphery of the Downtown Specific Plan, thus expanding the Downtown’s role as the civic and cultural heart of the city. Additionally, the Project proposes 24,000 square feet of improved open space as well as a community theater, which would enhance the Downtown area as an additional location for district festivals, markets, and other significant civic and cultural events.
iii. There are provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety.

The proposed use would not be detrimental to public health and safety, as the Project site is located within an urbanized area of the city with access to existing public utilities and services, including water, sanitary sewer, storm drainage, and emergency services.

The Project would connect to and be adequately served by these existing systems and would be required to comply with all applicable City standards, as well as building, fire, and health codes.
iv. The design, location, size, and operating characteristics of the proposed use are compatible with the existing and planned future land uses within the general area in which the proposed use is to be located and will not create significant noise, traffic or other conditions or situations that may be objectionable or detrimental to other permitted uses operating nearby or adverse to the public interest, health, safety, convenience or welfare of the city.

The proposed alcohol sales and consumption would not have an adverse effect on nearby permitted uses or the public interest, health, safety, convenience, or welfare of the city, including the daycare facility located directly south of the Project site. Alcohol service would be regulated by the California Department of Alcoholic Beverage Control (ABC) through the issuance of appropriate licenses and enforcement of applicable regulations.

Additionally, alcohol consumption would be limited to designated interior tenant spaces and controlled outdoor areas that are physically delineated and separated from surrounding uses. The Project includes operational measures such as defined hours of operation, on-site management, and restrictions on where alcohol may be consumed, which collectively serve to minimize the potential for noise, loitering, or other nuisance-related impacts.

Given these controls and the overall design of the Project, the proximity of the daycare facility would not result in significant adverse impacts, and the proposed alcohol component is
considered compatible with surrounding uses.
v. The approval of the conditional use permit for the proposed use is in compliance with the requirements of the California
Environmental Quality Act (CEQA), the City’s Objective Design Standards and the City’s Commercial and Industrial Design Guidelines.

As noted above, the Project would be exempt from CEQA as it qualifies as a Class 32 categorical exemption under the CEQA Guidelines section 15332, as it is characterized as in-fill development.

C. Approves this Conditional Use Permit (CUP 25-010), provided that the accompanying Design Review application (DR 25-008) is approved, subject to the above findings and the conditions set forth in Exhibit “A” attached to and incorporated into this resolution.

D. Determines that this permit shall terminate on June 9, 2028, unless actual construction or alteration under valid permits, or the actual operation of the business authorized hereby, begins prior to that date. However, such period of time may be extended by the Planning Commission upon the filing of an extension request at any time before said period expires.

E. This action is final, effective as of the date this resolution is adopted.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Brentwood at a regular meeting held on the 9th day of June 2026 by the following vote:

EXHIBIT “A”
CITY COUNCIL RESOLUTION NO. 2026-XX
CUP 25-010 – CONDITIONAL USE PERMIT APPROVAL FOR

THE GROVE AT BRENTWOOD

CONDITIONS OF APPROVAL

1. The Permittee, including all successors in interest (collectively “Permittee”) shall comply with each and every condition set forth in this Permit. Conditional Use Permit No. 25-010 (“Permit”) shall have no force or effect and no building permit shall be issued unless and until all things required by the below-enumerated precedent conditions have been performed or caused to be performed.

2. The proposed Project shall be operated in substantial conformance with the project description, dated “Received March 9, 2026” unless otherwise amended by the City Council or the conditions of approval contained herein. Minor changes to plans and operation may be allowed subject to the approval of the Community Development Director if found to be in substantial conformance with the approved exhibits.

3. This Conditional Use Permit is approved in conjunction with Design Review No. 25-008 and is dependent upon the approved site design, tenant spaces, outdoor areas, parking and circulation layout, and related improvements authorized by Design Review No. 25-008. This Conditional Use Permit shall have no force or effect unless Design Review No. 25-008 is approved and remains valid.

4. All applicable Standard Conditions of Approval for Commercial and Industrial Projects, dated May 2005, are hereby incorporated by reference and shall be complied with, unless modified by any of the conditions below.

5. Permittee shall maintain the project site in a clean and orderly manner at all times.

6. No signage is approved as part of this conditional use permit. The Permittee is required to apply for a sign permit for review and approval in accordance with the BMC.

7. The applicant shall ensure that each tenant, which will sell any type of alcohol, has obtained all applicable licenses from the California Department of Alcoholic Beverage Control (ABC) for the type of sales the business will be conducting. All ABC regulations and recommendations shall be adhered to.

8. The Permittee, and the tenants of The Grove at Brentwood, shall be permitted licensed generally consistent with the following ABC licenses:

Type 20, 21, 41, 42, and 47, subject to review and approval by the Director of Community Development for consistency with the Conditional Use Permit. An ABC Type 48 license shall not be allowed without separate Conditional Use Permit approval.

9. The applicant shall ensure that all tenants conduct the sales of alcohol in accordance with the following:
 Alcohol-related sales shall be limited to only the business hours of the public market: 6:00 a.m. – 12:00 a.m.:
 Temporary and special events shall be subject to a City-issued Temporary Use Permit.

10.The applicant shall limit alcohol consumption to approved interior tenant spaces and designated areas within the gated outdoor space of the structure. Alcohol consumption shall be prohibited in parking areas, drive aisles, public rights-of-way, and other areas not expressly approved for alcohol consumption.] Signage shall be placed on all exits onto the public right-of-way and onto the parking area stating that alcohol is prohibited beyond the doors/gates. Signage shall be placed at all exits leading to the public right-of-way, in the parking areas, and any other areas where alcohol consumption is prohibited, stating that alcohol is prohibited beyond the doors/gates.

11. All events involving alcohol service or alcohol consumption within the Project’s public assembly area shall comply with Brentwood Municipal Code Chapter 9.32, Noise Regulations, at all times. Alcohol service associated with temporary or special events shall be subject to the hours and requirements of this Conditional Use Permit and any applicable Cityissued Temporary Use Permit.

12.If operation of this use results in conflicts pertaining to noise, traffic, vehicular overflow or other impacts, at the discretion of the Community Development Director, this conditional use permit may be referred to the Planning Commission for subsequent review at a public hearing. If necessary, the Planning Commission may modify or add conditions of approval to mitigate such impacts, or may revoke said conditional use permit.

13.The Permittee will indemnify, defend with counsel of the City’s reasonable choosing, and hold harmless the City and its City Council, its boards and commissions, officials, officers, employees, and agents (the “Indemnified Parties”) from and against any third party claim, action, or proceeding against City and/or the Indemnified Parties to attack, review, set aside, void, or annul the City’s approval of the Project approved herein, including adoption of this Permit, and any environmental determination made with regard thereto. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, reasonable

attorneys' fees, and other reasonable expenses incurred in connection with such claim, action, causes of action, suit or proceeding. The Permittee shall pay to the City upon demand or, as applicable, on a monthly basis to counsel of City’s reasonable choosing, amounts owed pursuant to the indemnification requirements prescribed in this condition.

City shall promptly notify the Permittee of any claim, action, or proceeding and shall engage in reasonable efforts to cooperate in the defense.

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SUBJECT: Design Review (DR25-008) and Conditional Use Permit (CUP25- 010) for The Grove at Brentwood
DEPARTMENT: Community Development
STAFF: Erik Nolthenius, Planning Manager
Miguel Contreras, Associate Planner

TITLE/RECOMMENDATION
A design review (DR25-008) and conditional use permit (CUP25-010) for a new 35,690 square foot, two-story multi-tenant commercial building (that could feature cafés and shops which may or may not sell craft beer/wine/spirits), 24,000 square foot outdoor seating area (with various amenities), community theater, and on-site and off-site improvements located on a 4-acre site at the southeast corner of Walnut Boulevard and Oak Street (APNs 013-232-006 and 012-170-006).

Staff recommends that the Planning Commission adopt Resolution No. 26-010 approving Design Review No. 25-008, and adopt Resolution No. 26-011 approving Conditional Use Permit No. 25-010, both subject to certain findings and conditions.

The project qualifies as a Class 32 categorical exemption under the California Environmental Quality Act (CEQA) Guidelines Section 15332 (In-Fill Development Projects), as it is consistent with the applicable General Plan designation, as well as with the applicable zoning designation and regulations, is proposed on a project site less than 5-acres in size, has no value as habitat for endangered species, would not result in significant effects relating to traffic, noise, air quality, or water quality, and can be adequately served by all required utilities and public services.

OWNER/APPLICANT
City of Brentwood Successor Agency / Owner
Cheryl Garin / Owner
The Grove at Brentwood, LLC, Matt Hagar /Applicant

GENERAL PLAN
Downtown Specific Plan (DSP)

ZONING/SURROUNDING LAND USES

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Western Gateway Neighborhood (WGN)
Surrounding Land Uses
North: Brentwood Auto Service, DSP WGN
East: Union Pacific Railroad, Regency Station commercial center, DSP DB South: Sunshine House Preschool, DSP WGN
West: Walnut Center, Single-Family Residential, DSP WGN, R-3 Figure 1 2026, Google Earth

PREVIOUS ACTIONS
 On August 27, 2024, City Council adopted a resolution approving a purchase and sale agreement with Hagar Reality for APN 013-232-006.

BACKGROUND
The project site consists of three parcels directly southeast of the Walnut Boulevard and Oak Street intersection. The northernmost parcel is currently controlled by the City of Brentwood, acting as the successor agency to the former Brentwood

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Redevelopment Agency. The City and the applicant are currently in escrow, contingent on approval of entitlements for this project.

In November 2005, the City adopted the Downtown Specific Plan (DSP) and designated the subject site as part of the Western Gateway Neighborhood District Zone, which allows for a mix of uses, including residential, service, retail, and office.

The subject site is adjacent to the Union Pacific Railroad tracks and is located between Brentwood Boulevard and Walnut Boulevard. Both streets have historically been considered gateways to Downtown and the surrounding area.

PROJECT DESCRIPTION
The applicant, Matt Hagar, of The Grove at Brentwood, LLC, requests approval of a Design Review (DR25-008) and Conditional Use Permit (CUP25-010) to construct a two-story “public market,” essentially a large shell building with multiple internal tenant suites. The approximately 18,366-square-foot first floor would feature multiple small tenant spaces focusing on artisanal and boutique products, as well as service uses such as barbers or beauty shops. All tenant spaces would be accessed through the building’s interior, and none would have direct access from the street.

The second floor would consist of a central open area with two large tenant spaces and one small tenant space, as well as a large 1,396-square-foot open-air seating area which could potentially be used for café uses or larger retail uses. The project also features a community theater and a 24,000-square-foot outdoor area.

The community theater would be intended for a variety of community-oriented entertainment (i.e., dance recitals, cultural festivals, live music recitals, etc.). The outdoor area would be intended to accommodate family-oriented recreation activities; as such the outdoor area features ample seating (benches, tables, and decorative seating), shade sails, playground, splash pad, permanent cornhole boards, propane outdoor heaters, decorative paving, and turf.

Due to the nature of the public market hosting multiple boutique/artisan tenants and cafés, it is likely that one or more of the future tenants would request to also sell or serve alcohol. Therefore, the applicant is requesting approval of a CUP for on-site alcohol sales, to be used for cafés or on-site events where patrons are served alcohol to be consumed on-site, and off-site sale of alcohol where craft beer, wine, or spirits are sold to be taken home. As of now, no tenants have been identified, but when

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they lease a space or host an event, they would be required to obtain the appropriate ABC license. Potential license types that would be permitted include the following:

Table 1 The Grove, alcohol types
On-Site Licenses
Type Alcohol Business ABC Description
Type 41 Beer &
Wine
Café or
Restaurant
Authorizes the sale of beer and wine for
consumption on or off the premises where
sold. Distilled spirits may not be on the
premises (except brandy, rum, or liqueurs
for use solely for cooking purposes). Must
operate and maintain the licensed premises
as a bona fide eating place. Must make
actual and substantial sales of meals for
consumption on the premises. Minors are
allowed on the premises.

Type 42 Beer &
Wine
Bar, Tavern,
or Wine
Room
Authorizes the sale of beer and wine for
consumption on or off the premises where
sold. No distilled spirits may be on the
premises. Minors are not allowed to enter
and remain. Food service is not required.

Type 47 Beer,
Wine, &
Spirits
Café or
Restaurant
Authorizes the sale of beer, wine, and
distilled spirits for consumption on the
licensed premises. Authorizes the sale of
beer and wine for consumption off the
licensed premises. Must operate and
maintain the licensed premises as a bona
fide eating place. Must maintain suitable
kitchen facilities and must make actual and
substantial sales of meals for consumption
on the premises. Minors are allowed on the
premises.

Off-Site Licenses
Type Alcohol Business ABC Description
Type 20 Beer &
Wine
Retail Issued to retail stores. Authorizes the sale of
beer and wine for consumption off the
premises where sold. Minors are allowed on
the premises.

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Type 21 Beer,
Wine, &
Spirits
Retail Issued to retail stores. Authorizes the sale of
beer, wine and distilled spirits for
consumption off the premises where sold.

Minors are allowed on the premises.

The proposed market would operate between the hours of 6:00 a.m. – midnight daily, which would accommodate potential café and/or other food uses. The community theater would be programmed for community and cultural events on an occasional basis, and all events would be held between the hours of 10:00 a.m. – 10:00 p.m.

ANALYSIS
GENERAL PLAN CONSISTENCY – DOWNTOWN SPECIFIC PLAN (DSP) The subject site has a General Plan land use designation of DSP. The intent of the DSP is to “…guide growth and change in Downtown to ensure it evolves to embody the community’s vision for a vibrant, active, and beautiful City district that continues to play an essential role in the daily lives of the City’s residents. In recognition of regional growth and Brentwood’s burgeoning population, the Plan is established to preserve Downtown’s role as an indispensable hub for the types of services, conveniences, experiences, and lifestyle choices that are not found elsewhere within the City and are fundamental to the long-term health of the Brentwood community…” Staff reviewed the goals, policies, and actions in the General Plan, and determined that this project, as proposed, is consistent. Some of the more notable consistencies include:
 Policy LU 1-4: Require new development to occur in a logical and orderly manner, focusing growth on infill locations and areas designated for urbanization on the Land Use Map and be subject to the ability to provide urban services, including paying for any needed extension of services.

The proposed project would be situated within an infill location and would have the ability to connect to existing infrastructure.
 Policy LU 3-2: Maintain the Downtown as the community’s focal point for local serving commercial, civic, and cultural uses.

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The proposed project would be within one of the gateways to the Downtown and would emphasize commercial, civic, and cultural uses; thus, enhancing the Downtown as the community’s focal point.

SPECIFIC PLAN CONSISTENCY
In addition to providing the zoning for the site, the Downtown Specific Plan (DSP) also provides guidance to decision-makers on the City’s intentions for this area.

Staff has determined that the proposed project is consistent with the applicable plans, goals, and objectives of the DSP, as illustrated in the examples below:
 1.2.c – Critical Mass: Promote the development of the greater Downtown as the most mixed-use and vibrant district in the City. Increase opportunities to attract people to Downtown, whether it be as their place of residences, place of work, place for shopping and entertainment, or simply as a central place to gather and to enjoy meeting and interacting with fellow members of the Brentwood community.

The proposed project would serve to attract people to the Downtown, whether to shop or to engage in leisure/civic life, given that the project would incorporate retail, food sales, and a community-gathering space via the proposed community theater and 24,000 square-foot open space. This would have the potential to attract all members of the community given that there are components of the project that would attract both the youth and adult members of the community; these components would include the splash pad, the tot-lot, the community theater, lawn games, specialty retail, and cafés.  1.2.d – Civic and Cultural Heart: Enable the continued expansion of Downtown’s role as the civic and cultural heart of the City. Identify and protect opportunities for the widest possible range of civic and cultural facilities and public spaces offered in the Downtown. Enhance the performance of the district for festivals, markets and other significant civic and cultural events.

The proposed project would enable the expansion of the Downtown’s role as the civic and cultural heart of the city by creating a new community theater on the periphery of the Downtown Specific Plan. Additionally, the project proposes 24,000 square feet of improved open space, as well as a community theater, which would enhance the Downtown area as an additional location for festivals, markets, and other significant civic and cultural events.

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ZONING CONSISTENCY
As found in the DSP, the subject site is within the Western Gateway Neighborhood District Zone. The proposed public market is a permitted use within the District Zone, along with the ancillary use of a community theater.

Table 2 Zoning Requirments, Western Gateway Neighborhood Standard Required Proposed Compliance
Minimum building
height
Maximum Building
height
2 floors and 25 feet
3 stories and 42
feet
2 floors, 42 feet
Two 50’ tower elements
that can be allowed
through DR approval
Complies
Setbacks 0 maximum feet all
property lines
Along Walnut Blvd. 12’-
4”
Along Oak St. 8’-2”
Rear 8’
Complies
Frontage Coverage 100% 100% along Oak Street Complies
Frontage space
between buildings
0 feet N/A Complies
Parking 0 144 parking spaces
(including 7 accessible)
Complies
Bicycle parking 8 parking spaces 12 parking spaces Complies Landscaping
required
16% of the site’s
square footage =
28,059 square feet
49,954 square feet

28.5%
Complies
Off street loading 3 spaces for 30,000
square feet of gross
floor area, each
space at least 45
feet in length and
at least 12 feet
wide
3 spaces, +/- 295 feet
12 feet wide
Complies

CONDITIONAL USE PERMIT
CUP 25-010 requests approval for alcohol sales and consumption, depending on the need of individual tenants.

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The request specifically includes the following alcohol-related uses during the business hours of the public market from 6:00 a.m. – 12:00 a.m. daily:
 Sales for off-site consumption (sales of beer, wine or spirits)  Sales for on-site consumption (eating places and public premises)  Temporary and special events (subject to City-issued Temporary Use Permit) Not all tenants within the public market are expected to sell or serve alcohol. The total number of tenants selling alcohol is expected to vary over time based on tenant mix, market demand, and ABC approvals. Alcohol consumption would be limited to approved interior tenant spaces and designated outdoor alcohol consumption areas.

Outdoor consumption areas would be clearly identified and would not include parking or circulation areas. The project will implement operational and physical measures to prevent alcohol consumption in parking areas, which may include:
 Clear signage prohibiting alcohol consumption outside designated areas  Physical delineation of approved alcohol consumption areas  Event-specific management measures, where applicable
All alcohol service and consumption would be required to occur in compliance with City regulations and conditions of approval, which include limited business hours for alcohol sales (6:00 am – 12:00 am daily) and clear signage where alcohol is prohibited.

Conditionally permitted uses are those uses that, by their nature, require special consideration so that they may be located properly with respect to the objectives of the Brentwood Municipal Code (BMC) and with respect to their effect on surrounding uses and properties. To achieve these purposes, the approving body has the authority, within the bounds of the law, to approve, conditionally approve, or deny applications for conditional use permits. A conditional use permit may be granted only if the proposal conforms to all of the general criteria and specified findings found in Section 17.830.005 of the BMC. Staff reviewed these findings and determined they can be made, as reflected in the attached draft Resolution No. 26-011.

DESIGN REVIEW
Site
Ingress/Egress

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The project site is located within the Western Gateway Neighborhood District Zone.

Vehicular ingress onto the site would be off Walnut Boulevard, with two new driveways proposed. The southernmost driveway would provide both ingress and egress, while the northernmost driveway would be egress only limited to right turns onto Walnut Boulevard. The project proposes converting the existing Walnut Boulevard and McClarren Road intersection into a four-way stop that includes flashing stop signs and high-visibility crosswalk markings to accommodate the southernmost driveway of the project site. Pedestrian access onto Oak Street is proposed to provide pedestrian connectivity with the Downtown.

Circulation
Internal circulation includes four 25-foot-wide drive aisles within the parking area.

Additionally, a 20-foot wide single-vehicle drive aisle is located on the easternmost portion of the project site (in red below) where the off-street loading/unloading zone is located. The off-street loading zone would accommodate at least five delivery vehicles, two more than what is required. The solid waste enclosure (in blue below) is also located in the eastern portion of the site, which would offer unobstructed access to the City’s Solid Waste Division’s vehicles.

Figure 2 The Grove, Parking Area

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Parking
Parking is not required for non-residential projects within the Downtown Specific Plan.

Although parking is not required, the applicant is proposing 144 parking spaces, which amounts to approximately 4 spaces per 1,000 square feet of building area. The parking provided is as follows:

Parking Types:
 60 Standard Spaces
 42 Compact Spaces
 7 Accessible Spaces
 16 EV Capable Spaces
Electric Vehicle Charging Spaces:
 19 spaces (including 2 accessible
spaces)
Bicycle Parking
 12 Spaces
Outdoor Area
The project proposes a +/- 24,000 square foot outdoor area. This outdoor area would be improved with seating, a splash pad, a tot-lot (playground), gas operated fire pits, televisions, cabana-style shade structures, turf, shade sails, and restrooms. The intent of this area is to provide a “family-friendly” atmosphere with various amenities to attract all demographics of the community. The entire outdoor area would be enclosed by a 5-foot-high wrought iron fence (purple line below) with three access gates (yellow dots). The entire eastern portion of the site would be separated from the adjacent railroad parcel by a six-foot high CMU wall.

Figure 3 The Grove, Outdoor Area

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Community Theater
The project proposes a 33-foot-wide stage to be used for private civic and cultural uses with a community theater for performing arts, such as: music/theater performances, lectures, ceremonies, cultural festivals, educational workshops, etc.

Such events would be scheduled in advance and are not intended to be ad hoc or daily. The overall intent of the stage is to offer the community a flexible outdoor venue to support both private civic and cultural performances. Performances are anticipated to take place primarily during daytime and early evening hours. Typical performance hours are generally expected to fall from 10:00 a.m. to 10:00 p.m. All Private Civic and Cultural uses will operate in compliance with applicable City noise standards and permitting requirements. Any events within the parking area would be subject to approval of a Temporary Use Permit. The public market, outdoor area and community theater would be required to comply with the City’s noise ordinance at all times.

Figure 4 The Grove, Community Theater
Public Market
The main feature of the project would be the +/- 35,000 square foot public market.

This use would be a community-oriented anchor with internal suites, which would

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have the potential to accommodate multiple permitted retail and service uses. As of now, no potential tenants have been identified.

The market would be situated on the southwest corner of Oak Street and Walnut Boulevard. Pedestrian entrances would be from Oak Street and from the parking area (yellow dots below). There are no direct entrances from Walnut Boulevard, only emergency exits (red dots below). Deliveries and additional emergency exits are located on the eastern portion of the building (purple dots below), which leads to the delivery service path of travel, but can be used as an emergency exit onto Oak Street.

Figure 5 The Grove, Public Market
Additionally, the second floor of the public market offers an open space area as well as an outdoor patio, which overlooks the community theater below. The open space area would be 4,189 square feet while the patio area would be 1,396 square feet.

The open space area would also be improved with a skylight, offering natural light to the first floor below.

Figure 6 The Grove, second floor open space and patio

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Architecture
The proposed building is presented as a varied mix of expressions that are consistent with the early 20th Century Commercial and Colonial Commercial styles per the DSP.

This mix is used appropriately since it aids in reducing the massing and scale of the building. The building features the following architectural elements:
 Shaped Parapets
 Materials and colors related to the
existing Downtown fabric
 Brackets and window trim elements
 All sections of the building have some
form of articulation and there are no
large flat “blank” walls
 Use of awnings and overhangs
 Brick, stucco, and siding
 Projecting cornice
 Gooseneck lighting accents
 All rooftop equipment would be
completely below the parapets
Figure 7 The Grove, west elevation facing Walnut Boulevard Figure 8 The Grove, east elevation facing the Railroad
Towers
The proposed plans depict two 53-foot three-inch high tower elements on both the southwest and northwest corners of the building. The DSP encourages the utilization of “special design elements for corner buildings” and identifies that “taller tower elements are encouraged on corners.” The Western Gateway Neighborhood District Zone of the DSP does not identify a height exception for tower elements. However,

PLANNING COMMISSION AGENDA ITEM NO. E.1
05/05/2026
the Downtown Core District Zone of the DSP does indicate that “corner tower features may exceed the maximum height of the zone as approved by the Design Review process.” Absent a clear height limit for “taller tower elements,” the Planning Commission would have to determine if the proposed height of these towers is acceptable and approve them as part of the requested Design Review application (DR25-008).

Figure 9 The Grove, northwest tower element and southwest tower element

In addition to these tower elements, the project plans depict an architectural projection on a small portion of the east elevation (facing the railroad). This projection is 46 feet in height, whereas the Western Gateway Neighborhood limits height to 42 feet. The applicant has indicated that this projection is to be considered a taller tower element as mentioned above; however, staff would not consider this projection to constitute a tower and furthermore it is not located on the corner of the building. A draft condition of approval is included requiring this projection to be brought down to the height limit as stated in the DSP. However, the Planning Commission could make an interpretation that this projection could be considered a tower element and approve it alongside the two taller towers mentioned above.

Below is the subject projection for clarification.

Figure 10 The Grove, eastern architectural projection

PLANNING COMMISSION AGENDA ITEM NO. E.1
05/05/2026
Restrooms
The application proposes detached restrooms in the open space area. These are for the convenience of those guests in the open space area and community theater. The restroom facilities would be within the fenced open space area (as seen in Figure 3 above). These would be locked nightly and therefore members of the public would not have access to them after business hours. The structure would architecturally complement the main market as it would share similar materials such as stucco and brick.

Figure 11 The Grove, detached restrooms
Landscaping
A preliminary landscape plan is included as part of the project. The plan includes new trees, shrubs, and groundcover throughout the site. The parking area would be shaded by trees spaced 30 feet apart on average. The open space portion of the project would be improved with at least 30 trees, shrubs, and groundcover. The plans depict compliance with the C.3 requirements for storm water treatment.

Signage
Conceptual sign locations are shown on the proposed building elevations but are not approved. Prior to installation of any signage on the site or building, the applicant would be required to submit a sign permit application to the Community Development Department for review and approval, which would be reviewed for consistency with the requirements of the BMC and the DSP.

DATE OF NOTICE
The City of Brentwood published a public hearing notice in the Brentwood Press and mailed it to all property owners within 1,000 feet of the site on April 24, 2026. The applicant also posted the project site with the required signage. The City has not received six public comments regarding this project.

PLANNING COMMISSION AGENDA ITEM NO. E.1
05/05/2026

ENVIRONMENTAL DETERMINATION
The project qualifies as a Class 32 categorical exemption under the California Environmental Quality Act (CEQA) Guidelines Section 15332 (In-Fill Development Projects), insomuch as it is consistent with the applicable General Plan designation, as well as with the applicable zoning designation and regulations, is proposed on a project site less than 5-acres in size, has no value as habitat for endangered species, would not result in significant effects relating to traffic, noise, air quality, or water quality, and can be adequately served by all required utilities and public services.

ATTACHMENTS

1. PC resolution No. 26-010, DR25-008

2. PC resolution No. 26-011, CUP25-010

3. Project Description

4. Project Plans

5. Traffic Impact Analysis

6. Phase I Analysis

7. Public Comment

THE GROVE AT BRENTWOOD

A PUBLIC MARKET PROJECT IN THE HEART OF DOWNTOWN BRENTWOOD Updated Submission Responses: January 8th, 2026

THE GROVE AT BRENTWOOD
2 PROJECT OVERVIEW
USE
PERMITTED:
b.) Civic and Cultural Uses
The proposed project consists of an outdoor performance stage and gathering area designed to support civic and cultural programming consistent with the City’s permitted uses for cultural entertainment facilities. The venue would have the ability to accommodate a variety of community-oriented activities, including live performances, music and theater presentations, dance recitals, film screenings, lectures, ceremonies, cultural festivals, and educational workshops.

The intent of the project is to create a flexible, outdoor venue that serves as a community focal point for arts and cultural expression that has the ability to support both public and privately organized events such as charity fundraisers, local school performances, art and cultural showcases, community award ceremonies, as well as seasonal celebrations.

The facility will include appropriate infrastructure to support small to mid-sized events (lighting, sound, seating area, and landscape integration) while maintaining open access and compatibility with surrounding civic and cultural uses. Operations will be managed to ensure that the venue remains accessible and beneficial to the broader community.

Additional Context: Use & Programming:

The outdoor stage will support programmed community and cultural events on an occasional basis. Event programming will vary by season and type and may include live performances, presentations, and other organized gatherings consistent with outdoor cultural facilities. Events will be scheduled in advance and are not intended to occur on a daily or continuous basis.

Projected Hours and Event Timing:

Events are anticipated to take place primarily during daytime and early evening hours. Typical event hours are generally expected to fall within 10:00 a.m. to 10:00

THE GROVE AT BRENTWOOD
3 p.m.. All events will operate in compliance with applicable City noise standards and permitting requirements.

Stage Description:

The proposed stage consists of a low-profile, open-air performance platform designed to accommodate a range of small- to mid-scale events. The stage will be integrated into the site’s overall design, with supporting elements such as electrical service, lighting, and sound capability. Seating will be flexible and eventdependent, utilizing surrounding open space and temporary arrangements as appropriate.

The stage is intended to function as a multi-use outdoor amenity, allowing adaptability for different types of cultural and community programming.

CONDITIONALLY PERMITTED USES:

Bar or alcohol establishment
Although not specifically identified, the establishment and service of alcohol are closely aligned with the overall intent and permitted uses of the Western Gateway neighborhood. With the expectation of a variety of restaurant tenants, there is potential for a variety of tenants within the project to serve alcohol in conjunction with food service, with a bar being distinguished only by the fact that food service is not required. This use will be essential in certain areas of the project to create elevated, adult-only environments that complement existing Downtown Brentwood as well as the overall character and appeal of the development.

Additional Context: General Function:

The alcohol component is intended to operate as an accessory use within select tenant spaces and, where applicable. Alcohol service may occur independently or in conjunction with food service, depending on the tenant’s approved use and ABC license. In most cases, alcohol service will remain secondary to the tenant’s primary permitted use and will be operated in compliance with all applicable City regulations and California Department of Alcoholic Beverage Control (ABC) requirements.

THE GROVE AT BRENTWOOD
4 Not all tenants within the multi-tenant project will sell or serve alcohol. Alcohol service will be limited to tenants and event operators that obtain the appropriate approvals and licenses.

ABC License Types:

Tenants or operators proposing alcohol service will obtain the appropriate ABC license(s) based on their specific use and operational model. Potential license types may include, but are not limited to:
• Type 21 – Off-Sale General
• Type 41 – On-Sale Beer and Wine (Eating Place)
• Type 42 – On-Sale Beer and Wine (Public Premises)
• Type 47 – On-Sale General (Eating Place)
• Temporary or special event permits, where applicable
Final license types will be determined at the time of tenant operation or event permitting, subject to City approval and ABC regulations.

Number and Type of Alcohol-Serving Establishments:

The project consists of a multi-tenant building, where only a portion of tenant spaces may include alcohol service. Alcohol sales may occur within:
• Restaurant or food-service establishments
• Specialty food or beverage-oriented tenants
• Permitted or programmed events
The total number of tenants selling alcohol is expected to vary over time based on tenant mix, market demand, and regulatory approvals.

Location of Alcohol Consumption:

Alcohol consumption will be limited to approved interior tenant spaces and designated outdoor alcohol consumption areas. Outdoor consumption areas will be clearly defined and managed as part of the project and will not include parking areas or vehicular circulation areas.

THE GROVE AT BRENTWOOD
5 Measures to Prevent Alcohol Consumption in Parking Areas:

The project will implement operational and physical measures to prevent alcohol consumption in parking areas, which may include:
• Clear signage prohibiting alcohol consumption outside designated areas • Physical delineation of approved alcohol consumption areas • Event-specific management measures, where applicable
All alcohol service and consumption will occur in compliance with City regulations and conditions of approval.

THE GROVE AT BRENTWOOD
6 11. PHASE 1 AND PHASE 2 ENVIRONMENTAL REPORT
A new phase 1 environmental report has been submitted that encompasses facts and findings from the previously completed phase 2 report.

March 9, 2026

OAK STREET
WALNUT BOULEVARD UNION PACIFIC RAILROAD INDIANA AVENUE GRANT DEED GRANT DEED PARCEL C GRANT DEED DRAWING NUMBER:

DRAWN BY: CHECKED BY:

THE GROVE
FOR

THE GROVE AT BRENTWOOD
BRENTWOOD, CALIFORNIA ORIGINAL ISSUE DATE: 10.10.2025 CURRENT SET ISSUE DATE: 03.06.2026 REVISIONS BY NO. KIER + WRIGHT PROJECT NUMBER: A25089
DEPARTMENT:
2850 Collier Canyon Road
Livermore, CA 94551
Phone: (925) 245-8788
www.kierwright.com
Z:\2025\A25089\DWG\ENTITLEMENTS\A25089-PG.dwg [C1.0 TOPOGRAPHIC SURVEY] Plot: Friday, March 06, 2026 STUART HARVEY OF ___ SHEETS 6 NOTES ABBREVIATIONS NOTE: THIS SITE HAS FIBER OPTIC LINES LOCATED ON OR ADJACENT TO IT. LEGEND NORTH C1.0

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DRAWN BY: CHECKED BY:

THE GROVE
FOR

THE GROVE AT BRENTWOOD
BRENTWOOD, CALIFORNIA ORIGINAL ISSUE DATE: 10.10.2025 CURRENT SET ISSUE DATE: 03.06.2026 REVISIONS BY NO. KIER + WRIGHT PROJECT NUMBER: A25089
DEPARTMENT:
2850 Collier Canyon Road
Livermore, CA 94551
Phone: (925) 245-8788
www.kierwright.com
Z:\2025\A25089\DWG\ENTITLEMENTS\A25089-PG.dwg [C2.0 PRELIMINARY SITE PLAN] Plot: Friday, March 06, 2026 STUART HARVEY OF ___ SHEETS 6 NORTH C2.0

SITE PLAN PROPOSED BUILDING UNION PACIFIC RAILROAD

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ROAD GARBAGE TRUCK TURNING MOVEMENT FIRE TRUCK TURNING MOVEMENT LEGEND FIRE LANE STRIPING - CURB TO BE PAINTED RED AND MARKED "FIRE LANE - NO PARKING" & FIRE LANE SIGNS PER CALIFORNIA FIRE CODE. 45'x12' COMMERCIAL LOADING SPACE (6 TOTAL) REMOVE EXISTING TREE Page 260 of 1422

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DRAWING NUMBER: DRAWN BY: CHECKED BY: THE GROVE FOR THE GROVE AT BRENTWOOD BRENTWOOD, CALIFORNIA

ORIGINAL ISSUE
DATE: 10.10.2025

CURRENT SET ISSUE
DATE: 03.06.2026 REVISIONS BY NO.

KIER + WRIGHT PROJECT NUMBER: A25089 DEPARTMENT: 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com Z:\2025\A25089\DWG\ENTITLEMENTS\A25089-PG-GP.dwg [C3.1 PRELIMINARY GRADING AND DRAINAGE PLAN] Plot: Friday, March 06, 2026 STUART HARVEY OF ___ SHEETS 6

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DRAWING NUMBER: DRAWN BY: CHECKED BY: THE GROVE FOR THE GROVE AT BRENTWOOD BRENTWOOD, CALIFORNIA

ORIGINAL ISSUE
DATE: 10.10.2025

CURRENT SET ISSUE
DATE: 03.06.2026 REVISIONS BY NO.

KIER + WRIGHT PROJECT NUMBER: A25089 DEPARTMENT: 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com Z:\2025\A25089\DWG\ENTITLEMENTS\A25089-PG-GP.dwg [C3.2 PRELIMINARY GRADING AND DRAINAGE PLAN] Plot: Friday, March 06, 2026 STUART HARVEY OF ___ SHEETS 6 NORTH
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DRAWING NUMBER: DRAWN BY: CHECKED BY: THE GROVE FOR THE GROVE AT BRENTWOOD BRENTWOOD, CALIFORNIA

ORIGINAL ISSUE
DATE: 10.10.2025

CURRENT SET ISSUE
DATE: 03.06.2026 REVISIONS BY NO.

KIER + WRIGHT PROJECT NUMBER: A25089 DEPARTMENT: 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com Z:\2025\A25089\DWG\ENTITLEMENTS\A25089-PG-UP.dwg [C4.0 PRELIMINARY UTILITY PLAN] Plot: Friday, March 06, 2026 STUART HARVEY OF ___ SHEETS 6

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DRAWING NUMBER: DRAWN BY: CHECKED BY: THE GROVE FOR THE GROVE AT BRENTWOOD BRENTWOOD, CALIFORNIA

ORIGINAL ISSUE
DATE: 10.10.2025

CURRENT SET ISSUE
DATE: 03.06.2026 REVISIONS BY NO.

KIER + WRIGHT PROJECT NUMBER: A25089 DEPARTMENT: 2850 Collier Canyon Road Livermore, CA 94551 Phone: (925) 245-8788 www.kierwright.com Z:\2025\A25089\DWG\ENTITLEMENTS\A25089-PG-SWQ.dwg [C5.0 PRELIMINARY STORMWATER QUALITY CONTROL PLAN] Plot: Friday, March 06, 2026 STUART HARVEY OF ___ SHEETS 6

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2065 N. Broadway, Suite 203
Walnut Creek, CA 94596
T (925) 945-0300
www.environmentalforesight.com
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www.environmentalforesight.com
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T (925) 945-0300
www.environmentalforesight.com

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Walnut Creek, CA 94596
T (925) 945-0300
www.environmentalforesight.com

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T (925) 945-0300
www.environmentalforesight.com

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T (925) 945-0300
www.environmentalforesight.com

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www.environmentalforesight.com

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Walnut Creek, CA 94596
T (925) 945-0300
www.environmentalforesight.com

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2065 N. Broadway, Suite 203
Walnut Creek, CA 94596
T (925) 945-0300
www.environmentalforesight.com
P:\2025\25009.01\dwg\prelim\Design Development\L2.1-Prelim-GB.dwg, 4/7/2026 1:18:58 PM

2065 N. Broadway, Suite 203
Walnut Creek, CA 94596
T (925) 945-0300
www.environmentalforesight.com
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Memo
Date: December 16, 2025
To: Matt Hagar, Hagar Realty
From: Bill Burton, PE, and Jasper Hendra Fehr & Peers
Subject: The Grove at Brentwood – Draft Transportation Review This draft memorandum documents our transportation assessment for the proposed Grove at Brentwood development project. We understand the proposed project includes an approximately 38,000 square-foot market, outdoor seating area, and parking. The site, located at 3740 Walnut Boulevard, would be accessed via two new driveways on Walnut Boulevard. The memorandum outlines the assumptions, methods, and outcomes of the analyses described with a focus on the traffic-related effects of the project.

Data Collection/Study Area
Intersection operations analysis was performed at four intersections in the area. These intersections are presented in Table 1 and shown in Figure 1 (all figures are attached at the end of the memorandum). Weekday AM (7 to 9 AM) and PM (4 to 6 PM) peak hour turning movement counts were collected in September 2025. Counts were gathered on clear weather midweek days when local schools were in session. Attachment A includes traffic count data summaries.

Table 1: Study Intersections
Intersection Intersection Control
1 Walnut Boulevard and McClarren Road Side-Street Stop-Controlled 2 Walnut Boulevard and Indiana Avenue Side-Street Stop-Controlled 3 Oak Street and Walnut Boulevard Signal
4 Oak Street and Brentwood Boulevard Signal
Source: Fehr & Peers, 2025.

Analysis Methodology as Level of Service
The operations of roadway facilities are described with the term “level of service” (LOS). LOS is a qualitative description of traffic flow from a vehicle driver’s perspective based on factors such as speed, travel time, delay, and freedom to maneuver. Six levels of service are defined, ranging from LOS A (free-flow conditions) to LOS F (over capacity conditions). LOS E corresponds to operations “at capacity.” When volumes exceed capacity, stop-and-go conditions result, and operations are designated LOS F.

The Grove at Brentwood Transportation Review | 2

SIGNALIZED INTERSECTIONS
Traffic conditions at signalized intersections were evaluated using methods developed by the Transportation Research Board (TRB), as documented in the Highway Capacity Manual 7th Edition for vehicles using the analysis software Synchro 12.0. The HCM method calculates control delay at an intersection based on inputs such as traffic volumes, lane geometry, signal phasing and timing, pedestrian crossing times, and peak hour factors. Control delay is defined as the delay directly associated with the traffic control device (i.e., a stop sign or a traffic signal) and specifically includes initial deceleration delay, queue move-up time, stopped delay, and final acceleration delay. The relationship between LOS and control delay is summarized in Table 2.

Table 2: Signalized Intersection LOS Criteria
Level of
Service Description Delay in Seconds
A
Progression is extremely favorable, and most vehicles arrive during the green phase. Most vehicles do not stop at all. Short cycle lengths may also contribute to low delay.
≤ 10.0
B Progression is good, cycle lengths are short, or both. More vehicles stop than with LOS A, causing higher levels of average delay. > 10.0 to 20.0 C
Higher congestion may result from fair progression, longer cycle lengths, or both. Individual cycle failures may begin to appear at this level, though many still pass through the intersection without stopping. > 20.0 to 35.0
D
The influence of congestion becomes more noticeable. Longer delays may result from some combination of unfavorable progression, long cycle lengths, or high V/C ratios. Many vehicles stop, and the proportion of vehicles not stopping declines. Individual cycle failures are noticeable.
> 35.0 to 55.0
E
This level is considered by many agencies to be the limit of acceptable delay. These high delay values generally indicate poor progression, long cycle lengths, and high V/C ratios. Individual cycle failures are frequent occurrences.
> 55.0 to 80.0
F
This level is considered unacceptable with oversaturation, which is when arrival flow rates exceed the capacity of the intersection. This level may also occur at high V/C ratios below 1.0 with many individual cycle failures. Poor progression and long cycle lengths may also be contributing factors to such delay levels.
> 80.0
Source: Highway Capacity Manual 7th Edition (Transportation Research Board).

UNSIGNALIZED INTERSECTIONS
For unsignalized (all-way stop controlled and side-street stop controlled) intersections, the Highway Capacity Manual 7th Edition method for unsignalized intersections was used. With this method, operations are defined by the average control delay per vehicle (measured in seconds). The control delay incorporates delay associated with deceleration, acceleration, stopping, and moving up in queue. Table 3 summarizes the relationship between LOS and delay for unsignalized intersections. At side-street stop-controlled intersections, the delay is calculated for each stop-controlled movement, the left turn movement from the major street, as well as the intersection average. The intersection

The Grove at Brentwood Transportation Review | 3
average delay and highest movement/approach delay are reported for side-street stop-controlled intersections.

Table 3: Unsignalized Intersection LOS Criteria
Level of Service Description Delay in Seconds
A Little or no delays ≤ 10.0
B Short traffic delays > 10.0 to 15.0
C Average traffic delays > 15.0 to 25.0
D Long traffic delays > 25.0 to 35.0
E Very long traffic delays > 35.0 to 50.0
F Extreme traffic, delays where intersection capacity
exceeded > 50.0
Source: Highway Capacity Manual 7th Edition (Transportation Research Board).

Analysis Parameters
Intersection operations analysis was performed for Existing (Year 2025) and Existing plus Project Conditions. As described in the City of Brentwood General Plan (City of Brentwood, July 2014), level of service (LOS) D is identified as the acceptable operations threshold for signalized intersections along Brentwood Boulevard and Oak Street—Walnut Boulevard. At side-street stop-controlled intersections, LOS E or F for the controlled movements is acceptable if the overall LOS is C or better and/or the “Peak Hour” signal warrant in the Manual on Uniform Traffic Control Devices is not met.

Project Description
The project, located in the City of Brentwood, includes the construction of a 38,000 square-foot market, outdoor seating area, and parking. The project would consist of mostly food market vendor spaces and general office and commercial spaces. One of the two project driveways would provide full movement access to the existing Walnut Boulevard and McClarren Road intersection. The other project driveway is proposed to be a right-in/right-out for northbound traffic located just south of the Walnut Boulevard and Indiana Avenue intersection. The proposed site plan is shown in Figure 2.

Project Trip Generation
Trip generation refers to the process of estimating the amount of vehicle traffic a project would add to the surrounding roadway system. The anticipated trip generation was estimated using rates published by the Institute of Transportation Engineers (ITE) in Trip Generation Manual, 11th Edition (2021). Trips expected to be generated by the food stalls/restaurants were assessed using the “HighTurnover (Sit-Down) Restaurant” land use (land use #932), and the commercial/office buildings were evaluated using rates for the “Small Office Building” land use (land use #712). Project trip generation estimates are prepared for the 24-hour weekday period, weekday AM peak hour (typically 8 to 9 AM), and weekday PM peak hour (typically 5 to 6 PM). Table 4 summarizes the project’s anticipated trip generation.

The Grove at Brentwood Transportation Review | 4
Table 4: Trip Generation Summary
Land Use Units Daily
Trips
AM Peak Hour PM Peak Hour
Trips In Out Trips In Out
Restaurant 20 kSF1 2,144 191 105 86 181 110 71
Commercial/Office 6.5 kSF 94 11 9 2 14 5 9
Total Raw Trip Generation 2,238 202 114 88 195 115 80
Pass By Reductions
Restaurant (10%)2 -214 -19 -10 -9 -18 -11 -7
Total Net New Trip Generation 2,024 183 104 79 177 104 73 Notes: kSF = 1,000 square feet gross leasable area.

1. Outdoor and open-air restaurant seating areas are not included in the square footage used in the trip generation calculations, per the ITE Trip Generation Manual.

2. Interpolated from similarly sized data sites from “High-Turnover (Sit-Down) Restaurant” land use, surrounding local context, and existing traffic circulation.

Source: ITE Trip Generation Manual, 11th Edition, Fehr & Peers, 2025.

The project is expected to generate approximately 2,024 new daily vehicle trips, including 183 morning peak hour and 177 evening peak hour trips.

Downtown Specific Plan Environmental Impact Report Review The City of Brentwood Downtown Specific Plan (City of Brentwood, September 2017) originates from the initial plan from 2005. The document outlines goals, regulations, and policies for development within the Specific Plan area. The project is proposed to be developed within the Western Gateway Neighborhood. The document details permitted uses within the neighborhood, which are as follows:

The following uses are permitted at Oak and Walnut in one cluster up to 25,000 square feet for an unanchored center or up to 65,000 square feet for a medium to large-scale grocery or similar community-oriented anchor:
• Neighborhood serving retail and services for which the nearby residential neighborhoods are the primary customers, with uses up to 10,000 square feet, including small grocery stores, pharmacies, banks, hair and nail salons, beauty or barber shops, shoe repair, cafes and food sales, and residential convenience uses such as video rental and sales, florists, dry cleaners or laundromats. Chairs and tables for outdoor seating and carts for merchant display may be permitted in the public right-of-way (i.e., in sidewalk areas) provided that:
• The use maintains a minimum four-foot wide unobstructed portion of sidewalk corridor adjacent to the building which is clear and unimpeded for pedestrian traffic. • The use keeps the full width of the building entrance clear and unimpeded for building access.
• Health and exercise clubs, dance studios.
• Medical and dental offices.
• Parking facilities.
• Similar uses subject to the approval of the zoning administrator.

The Grove at Brentwood Transportation Review | 5
The Specific Plan establishes that the project is a permitted use based on the description shown in the first bullet point.

The Downtown Specific Plan Draft Environmental Impact Report (City of Brentwood, July 2005) establishes the estimated project trip generation for the weekday AM and PM peak hours. In the Specific Plan, the new developments in Downtown Brentwood were found to generate 361 morning trips and 648 evening trips on a typical weekday. The amount of new traffic expected to be generated by the proposed project would fit within the trip envelope evaluated in the EIR.

Project Trip Distribution and Assignment
Project trip distribution refers to the directions of approach and departure vehicles would take to access and leave the site. The project trip distribution was estimated based on the CCTA travel demand model, project site access, existing traffic count data, existing travel patterns, and the location of complementary land uses. The resulting trip distribution is shown in Figure 3. Project trip assignment refers to project trip loading on specific roadway segments and intersection turning movements in the study area, as shown in Figure 4.

Existing Conditions Analysis
Table 5 summarizes intersection operations results for Existing and Existing with Project conditions based on the traffic volumes and lane configurations in Figure 5 and Figure 6, respectively. Detailed intersection LOS calculation worksheets are provided in Attachment B.

Table 5: Existing Conditions Intersection Operations Analysis Intersection Peak
Hour
Existing Conditions Existing with Project
Conditions
Delay LOS Delay LOS
1 Walnut Boulevard and McClarren Road
AM 3 (17) A (C) 6 (31) A (D)
PM 2 (15) A (B) 4 (25) A (C)
2 Walnut Boulevard and Indiana Avenue
AM 1 (12) A (B) 1 (14) A (B)
PM 1 (15) A (B) 1 (17) A (C)
3 Oak Street and Walnut Boulevard
AM 15 B 16 B
PM 16 B 17 B
4 Oak Street and Brentwood Boulevard
AM 17 B 18 B
PM 20 B 21 C
Notes:

1. LOS D is identified as the acceptable operations threshold for signalized intersections. At unsignalized intersections, LOS E or F for the controlled movements is acceptable if the overall LOS is C or better.

2. Delay is measured as seconds per vehicle. Delay for signalized intersections presented as whole-intersection average delay. Delay for side-street stop-controlled intersections presented as whole-intersection average delay (delay on worst movement or single-lane approach).

3. LOS per Highway Capacity Manual, 7th Edition.

Source: Fehr & Peers, 2025.

As illustrated in Table 3, all study intersections are expected to operate acceptably under both Existing Conditions and Existing with Project Conditions. A signal warrant analysis was conducted for

The Grove at Brentwood Transportation Review | 6
the Existing with Project Conditions following the guidance detailed in the California Manual on Uniform Traffic Control Devices (CA-MUTCD) 2014 Edition, Revision 9. The expected volumes and delay at the side-street stop-controlled intersections do not meet the Warrant 3 criteria under Existing with Project Conditions. Detailed signal warrant analysis worksheets are provided in Attachment C.

All-Way Stop Controls
Although the intersection of Walnut Boulevard and McClarren Road with the new project driveway access does not violate the City’s intersection operations policy, the proposed driveway location is located just 40 feet north of an existing driveway providing access to an adjacent parcel (Sunshine House Preschool). This is considered inadequate space between driveways. Drivers making a right turn from the Preschool may not anticipate or see vehicles traveling through or making a left turn from the project driveway, which could increase the likelihood of a broadside crash. A potential measure is to install all-way stop controls. Installing this type of control is based off guidance outlined in the CA-MUTCD 2014, Revision 9, as follows:

Guidance:
03 The decision to install multi-way stop control should be based on an engineering study. 04 The following criteria should be considered in the engineering study for a multi-way STOP sign installation:

A. Where traffic control signals are justified, the multi-way stop is an interim measure that can be installed quickly to control traffic while arrangements are being made for the installation of the traffic control signal.

B. Five or more reported crashes in a 12-month period that are susceptible to correction by a multi-way stop installation. Such crashes include right-turn and left-turn collisions as well as right-angle collisions.

C. Minimum volumes:

1. The vehicular volume entering the intersection from the major street approaches (total of both approaches) averages at least 300 vehicles per hour for any 8 hours of an average day; and

2. The combined vehicular, pedestrian, and bicycle volume entering the intersection from the minor street approaches (total of both approaches) averages at least 200 units per hour for the same 8 hours, with an average delay to minor-street vehicular traffic of at least 30 seconds per vehicle during the highest hour; but

3. If the 85th-percentile approach speed of the major-street traffic exceeds 40 mph, the minimum vehicular volume warrants are 70 percent of the values provided in Items 1 and 2.

D. Where no single criterion is satisfied, but where Criteria B, C.1, and C.2 are all satisfied to 80 percent of the minimum values. Criterion C.3 is excluded from this condition.

Option:
05 Other criteria that may be considered in an engineering study include:

A. The need to control left-turn conflicts;
B. The need to control vehicle/pedestrian conflicts near locations that generate high pedestrian volumes;
C. Locations where a road user, after stopping, cannot see conflicting traffic and is not able to negotiate the intersection unless conflicting cross traffic is also required to stop; and D. An intersection of two residential neighborhood collector (through) streets of similar design and operating characteristics where multi-way stop control would improve traffic operational characteristics of the intersection.

The expected traffic volumes would not meet the volumetric criteria for installing all-way stop controls. However, as discussed above, departing traffic from the project driveway would not see

The Grove at Brentwood Transportation Review | 7
conflicting traffic from the Walnut Boulevard northbound approach and the departing Preschool traffic. Stop controls provide the opportunity to reduce this conflict per Criteria 05.A and 05.C, shown in Bold. Additionally, the project is expected to generate pedestrian traffic from the surrounding uses, which would also satisfy Criteria 05.B, shown as underlined.

Conclusions/Recommendations
Our review of the potential operations impact of the proposed project found no violations of the City’s policies. The project would generate approximately 2,024 daily vehicle trips, including 183 morning peak hour and 177 evening peak hour trips. The addition of these trips and driveway connections to Walnut Boulevard are not expected to materially change local intersection operations.

Although there are no violations of the City’s policies, the project driveway connection to Walnut Boulevard and McClarren Road poses the following potential issues:
• Closely Spaced Driveways – The proposed project driveway and the existing driveway of the Sunshine House Preschool are inadequately spaced. Drivers making a right turn from the Preschool may not anticipate or see vehicles traveling through or making a left turn from the project driveway, which could increase the likelihood of a crash. A potential measure to reduce this potential conflict is to:
• Install All-way Stop-Controls – Erecting stop signs at all approaches of Walnut Boulevard and McClarren Road would provide the opportunity for drivers departing from the project driveway to see conflicting Preschool traffic and vice versa.

Installing flashing red LEDs on the stop signs for the Walnut Boulevard approaches would improve night-time visibility and increase driver’s attentiveness. This measure is illustrated in Figure 7.
• Restrict Outbound Movement from Preschool – Departing Preschool traffic that may want to perform a northbound left turn at the Walnut Avenue/McClarren Road intersection may create conflicts with project traffic and traffic on Walnut Avenue. Preschool traffic should be restricted from accessing the northbound left-turn pocket by installing delineators or channelizers along the left-turn pocket stripe. Drivers would instead make a U-turn at Walnut Boulevard and Indiana Avenue; this intersection currently operates with low level of delay, and this re-routing would not negatively impact queuing or operations. This would simply the movements at the northbound approach and reduce conflicts between the project and Preschool traffic. This measure is also illustrated in Figure 7. • Driveway Sight Distance – Landscaping located on the adjacent parcel may prevent drivers exiting the project site driveway from having sufficient sight distance to see oncoming northbound traffic. We recommend the final site plan be reviewed to assess sight distance impediments and approved by the site civil engineer prior to the issuance of building permits. • Pedestrian Facilities – The Federal Highway Administration Guide for Improving Pedestrian Safety at Uncontrolled Crossing Locations (FHWA, July 2018) suggests that Walnut Boulevard and McClarren Road should have high-visibility crosswalk markings. This measure is also illustrated in Figure 7.

Please call Bill Burton at (925) 357-3381 with any questions.

Figures
Figure 1 Project Study Area
Figure 2 Project Site Plan

The Grove at Brentwood Transportation Review | 8
Figure 3 Trip Distribution
Figure 4 Trip Assignment
Figure 5 Existing Peak Hour Intersection Traffic Volumes, Lane Configurations, and Traffic Control
Figure 6 Existing and Existing Plus Project Peak Hour Intersection Traffic Volumes, Lane Configurations, and Traffic Control
Figure 7 Project Site Plan Recommendations
Attachments
Attachment A Traffic Count Worksheets
Attachment B Intersection LOS Worksheets
Attachment C Signal Warrant Worksheets

Central Blvd
Central Blvd
Diablo WayDiablo Way
1st St
French Dr French Dr
Walnut BlvdWalnut Blvd
Walnut BlvdWalnut Blvd
Walnut Blvd Walnut Blvd
Dainty Ave
McClarren Rd
Pine StPine St
Oak St
Pippo Ave Pippo Ave
Pippo Ave Pippo Ave
Indiana Ave Nottingham Dr
Orchard
Dr
Orchard
Dr
Sherwood Dr Sherwood Dr
Ann St
F
t
isher Ct Fisher Ct
Gridley Ct Gridley Ct
Fletcher Ln
Hickory Dr Hickory Dr
Anderson Ave
Bidwell Ct
Diablo WayDiablo Way
3rd St
1st St
2nd St
2nd St
Chestnut St
Oak St
Fir StFir St
4th St
ElmStElmSt
Patricia St
Cindy St
Midway St Midway St
Parkway St Parkway St
Rockwell St
Brentwood BlvdBrentwood Blvd
Brentwood
Blvd
Brentwood
Blvd
Brentwood
Blvd
Brentwood
Blvd
Balfour Rd Balfour Rd
Brentwood
Oak St
McClarren
Park
Brentwood
Community
Center
1 2
3 4
0 350 700
Feet
Project Site
Study Area
FIGURE 1
# Study Intersection

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT

UNION PACIFIC RAILROAD

OAK STREET

INDIANA AVENUE

WALNUT BOULEVARD
McCLARREN ROAD

PROPOSED BUILDING
Site Plan Source: Kier + Wright, 06.06.2025
Project Site Plan
FIGURE 2

Central Blvd
Central Blvd
Diablo WayDiablo Way
1st St
French Dr French Dr
Walnut BlvdWalnut Blvd
Walnut BlvdWalnut Blvd
Walnut Blvd Walnut Blvd
Dainty Ave
McClarren Rd
Pine StPine St
Oak St
Pippo Ave Pippo Ave
Pippo Ave Pippo Ave
Indiana Ave Nottingham Dr
Orchard
Dr
Orchard
Dr
Sherwood Dr Sherwood Dr
Ann St
F
t
isher Ct Fisher Ct
Gridley Ct Gridley Ct
Fletcher Ln
Hickory Dr Hickory Dr
Anderson Ave
Bidwell Ct
Diablo WayDiablo Way
3rd St
1st St
2nd St
2nd St
Chestnut St
Oak St
Fir StFir St
4th St
ElmStElmSt
Patricia St
Cindy St
Midway St Midway St
Parkway St Parkway St
Rockwell St
Brentwood BlvdBrentwood Blvd
Brentwood
Blvd
Brentwood
Blvd
Brentwood
Blvd
Brentwood
Blvd
Balfour Rd Balfour Rd
Brentwood
Oak St
McClarren
Park
Brentwood
Community
Center
1 2
3 4
25%
10%
10%
22%
25%
8%
0 350 700
Feet
Project Site
Study Area
FIGURE 1
# Study Intersection X% Project Trip Distribution

11 (11)
37 (35)
318 (481
69 (38) )
47 (31)
41 (36)362 (347)0 (2)

1. Walnut Boulevard/McClarren Road
3 ()
2 (0)
379 (522
6 (3) )
5 (0)
3 (5)396 (379)0 (3)

2. Walnut Boulevard/Indiana Avenue
2 (21)
135 (193)
247 (315)
2 (29)
1 (21)
1 (14)
8 (30)169 (142)194 (133)
111 (134)
2 (17)
222 (231)

3. Walnut Boulevard/Driveway/Oak Street
95 (73)
410 (438)
27 (59)
142 (224)
103 (181)
180 (62)
138 (161)293 (372)16 (50)
17 (25)
105 (157)
38 (41)

4. Brentwood Boulevard/Oak Street
McClarren Road
Walnut Boulevard
Indiana Avenue
Walnut Boulevard
Driveway Oak Street
Walnut Boulevard
Oak Street
Brentwood Boulevard
STOP
STOP
G
ICC
HCE
G
ICC
HCE
D
ACFF
EA
BF
A
ACE

BF E AC
ACF
Existing Peak Hour Intersection Traffic Volumes,
Lane Configurations, and Traffic Control
FIGURE 5

1. Walnut Blvd/McClarren Rd/Project Dwy 2. Walnut Boulevard/Indiana Avenue 3. Walnut Boulevard/Driveway/Oak Street 4. Brentwood Boulevard/Oak Street McClarren Road
Walnut Boulevard
Indiana Avenue
Walnut Boulevard
Driveway Oak Street
Walnut Boulevard
Oak Street
Brentwood Boulevard
STOP
STOP
Project Trip Assignment
FIGURE 4
3 (1)
23 (25)
8 (8) 1 (1) 68 (67)
7 (7)
20 (18)
6 (6)
18 (16)
6 (5)
53 (46)
70 (70)
20 (16)
33 (30)
26 (26)
44 (44)
10 (10)
8 (7)
17 (16)
8 (7)10 (10)
24 (24)
C
CF
HAC
ACF
HC
C
CF
C A
ACF
A
F C
Existing and Existing Plus Project Peak Hour Intersection Traffic Volumes, Lane Configurations, and Traffic Control FIGURE 6
11 (11)
37 (35)
321 (482)
23 (25)
69 (38)
8 (8)
47 (31) 41 (36) 363 (348) 68 (67)
7 (9)
20 (18)
6 (6)
18 (16)

1. Walnut Blvd/McClarren Rd/Project Dwy
9 (5)
2 (0)
432 (568)
6 (3)
5 (0) 3 (5) 466 (449)
0 (3)

2. Walnut Boulevard/Indiana Avenue
2 (21)
155 (209)
280 (345)
2 (29)
1 (21)
1 (14) 8 (30) 195 (168)
194 (133)
111 (134)
2 (17)
266 (275)

3. Walnut Boulevard/Driveway/Oak Street
105 (83)
410 (438)
27 (59)
150 (231)
120 (197)
188 (69) 148 (171) 293 (372)
16 (50)
17 (25)
129 (181)
38 (41)

4. Brentwood Boulevard/Oak Street
McClarren Road Project Driveway
Walnut Boulevard
Indiana Avenue
Walnut Boulevard
Driveway Oak Street
Walnut Boulevard
Oak Street
Brentwood Boulevard
STOP
STOP
STOP
D
ICE
ICE
D
G
ICC
HCE
D
ACFF
AE
BF
ABF
ACE
ACE
ACF
Central BlvdCentral Blvd
Diablo WayDiablo Way
1st St
French Dr French Dr
Walnut BlvdWalnut Blvd
Walnut BlvdWalnut Blvd
Walnut Blvd Walnut Blvd
Dainty Ave
McClarren Rd
Pine StPine St
Oak St
Pippo Ave Pippo Ave
Pippo Ave Pippo Ave
Indiana Ave Nottingham Dr
Orchard
Dr
Orchard
Dr
Sherwood Dr Sherwood Dr
Ann St
F
t
isher Ct Fisher Ct
Gridley Ct Gridley Ct
Fletcher Ln
Hickory Dr Hickory Dr
Anderson Ave
Bidwell Ct
Diablo WayDiablo Way
3rd St
1st St
2nd St
2nd St
Chestnut St
Oak St
Fir StFir St
4th St
ElmStElmSt
Patricia St
Cindy St
Midway St Midway St
Parkway St Parkway St
Rockwell St
Brentwood BlvdBrentwood Blvd
Brentwood
Blvd
Brentwood
Blvd
Brentwood
Blvd
Brentwood
Blvd
Balfour Rd Balfour Rd
Brentwood
Oak St
McClarren
Park
Brentwood
Community
Center
1 2
3 4
0 350 700
Feet
Project Site
Study Area
FIGURE 1
# Study Intersection
0 350 700
Feet
Project Site # Study Intersection
XX (YY) AM (PM) Peak Hour Traffic Volumes Signalized Intersection STOP Stop Sign

11 (11)
37 (35)
318 (481
69 (38) )
47 (31)
41 (36)362 (347)0 (2)

1. Walnut Boulevard/McClarren Road
3 ()
2 (0)
379 (522
6 (3) )
5 (0)
3 (5)396 (379)0 (3)

2. Walnut Boulevard/Indiana Avenue
2 (21)
135 (193)
247 (315)
2 (29)
1 (21)
1 (14)
8 (30)169 (142)194 (133)
111 (134)
2 (17)
222 (231)

3. Walnut Boulevard/Driveway/Oak Street
95 (73)
410 (438)
27 (59)
142 (224)
103 (181)
180 (62)
138 (161)293 (372)16 (50)
17 (25)
105 (157)
38 (41)

4. Brentwood Boulevard/Oak Street
McClarren Road
Walnut Boulevard
Indiana Avenue
Walnut Boulevard
Driveway Oak Street
Walnut Boulevard
Oak Street
Brentwood Boulevard
STOP
STOP
G
ICC
HCE
G
ICC
HCE
D
ACFF
EA
BF
A
ACE

BF E AC
ACF
Existing Peak Hour Intersection Traffic Volumes,
Lane Configurations, and Traffic Control
FIGURE 5

1. Walnut Blvd/McClarren Rd/Project Dwy 2. Walnut Boulevard/Indiana Avenue 3. Walnut Boulevard/Driveway/Oak Street 4. Brentwood Boulevard/Oak Street McClarren Road
Walnut Boulevard
Indiana Avenue
Walnut Boulevard
Driveway Oak Street
Walnut Boulevard
Oak Street
Brentwood Boulevard
STOP
STOP
Project Trip Assignment
FIGURE 4
3 (1)
23 (25)
8 (8) 1 (1) 68 (67)
7 (7)
20 (18)
6 (6)
18 (16)
6 (5)
53 (46)
70 (70)
20 (16)
33 (30)
26 (26)
44 (44)
10 (10)
8 (7)
17 (16)
8 (7)10 (10)
24 (24)
C
CF
HAC
ACF
HC
C
CF
C A
ACF
A
F C
Existing and Existing Plus Project Peak Hour Intersection Traffic Volumes, Lane Configurations, and Traffic Control FIGURE 6
11 (11)
37 (35)
321 (482)
23 (25)
69 (38)
8 (8)
47 (31) 41 (36) 363 (348) 68 (67)
7 (9)
20 (18)
6 (6)
18 (16)

1. Walnut Blvd/McClarren Rd/Project Dwy
9 (5)
2 (0)
432 (568)
6 (3)
5 (0) 3 (5) 466 (449)
0 (3)

2. Walnut Boulevard/Indiana Avenue
2 (21)
155 (209)
280 (345)
2 (29)
1 (21)
1 (14) 8 (30) 195 (168)
194 (133)
111 (134)
2 (17)
266 (275)

3. Walnut Boulevard/Driveway/Oak Street
105 (83)
410 (438)
27 (59)
150 (231)
120 (197)
188 (69) 148 (171) 293 (372)
16 (50)
17 (25)
129 (181)
38 (41)

4. Brentwood Boulevard/Oak Street
McClarren Road Project Driveway
Walnut Boulevard
Indiana Avenue
Walnut Boulevard
Driveway Oak Street
Walnut Boulevard
Oak Street
Brentwood Boulevard
STOP
STOP
STOP
D
ICE
ICE
D
G
ICC
HCE
D
ACFF
AE
BF
ABF
ACE
ACE
ACF
Central BlvdCentral Blvd
Diablo WayDiablo Way
1st St
French Dr French Dr
Walnut BlvdWalnut Blvd
Walnut BlvdWalnut Blvd
Walnut Blvd Walnut Blvd
Dainty Ave
McClarren Rd
Pine StPine St
Oak St
Pippo Ave Pippo Ave
Pippo Ave Pippo Ave
Indiana Ave Nottingham Dr
Orchard
Dr
Orchard
Dr
Sherwood Dr Sherwood Dr
Ann St
F
t
isher Ct Fisher Ct
Gridley Ct Gridley Ct
Fletcher Ln
Hickory Dr Hickory Dr
Anderson Ave
Bidwell Ct
Diablo WayDiablo Way
3rd St
1st St
2nd St
2nd St
Chestnut St
Oak St
Fir StFir St
4th St
ElmStElmSt
Patricia St
Cindy St
Midway St Midway St
Parkway St Parkway St
Rockwell St
Brentwood BlvdBrentwood Blvd
Brentwood
Blvd
Brentwood
Blvd
Brentwood
Blvd
Brentwood
Blvd
Balfour Rd Balfour Rd
Brentwood
Oak St
McClarren
Park
Brentwood
Community
Center
1 2
3 4
0 350 700
Feet
Project Site
Study Area
FIGURE 1
# Study Intersection
0 350 700
Feet
Project Site # Study Intersection
XX (YY) AM (PM) Peak Hour Traffic Volumes Signalized Intersection STOP Stop Sign

11 (11)
37 (35)
318 (481
69 (38) )
47 (31)
41 (36)362 (347)0 (2)

1. Walnut Boulevard/McClarren Road
3 ()
2 (0)
379 (522
6 (3) )
5 (0)
3 (5)396 (379)0 (3)

2. Walnut Boulevard/Indiana Avenue
2 (21)
135 (193)
247 (315)
2 (29)
1 (21)
1 (14)
8 (30)169 (142)194 (133)
111 (134)
2 (17)
222 (231)

3. Walnut Boulevard/Driveway/Oak Street
95 (73)
410 (438)
27 (59)
142 (224)
103 (181)
180 (62)
138 (161)293 (372)16 (50)
17 (25)
105 (157)
38 (41)

4. Brentwood Boulevard/Oak Street
McClarren Road
Walnut Boulevard
Indiana Avenue
Walnut Boulevard
Driveway Oak Street
Walnut Boulevard
Oak Street
Brentwood Boulevard
STOP
STOP
G
ICC
HCE
G
ICC
HCE
D
ACFF
EA
BF
A
ACE

BF E AC
ACF
Existing Peak Hour Intersection Traffic Volumes,
Lane Configurations, and Traffic Control
FIGURE 5

1. Walnut Blvd/McClarren Rd/Project Dwy 2. Walnut Boulevard/Indiana Avenue 3. Walnut Boulevard/Driveway/Oak Street 4. Brentwood Boulevard/Oak Street McClarren Road
Walnut Boulevard
Indiana Avenue
Walnut Boulevard
Driveway Oak Street
Walnut Boulevard
Oak Street
Brentwood Boulevard
STOP
STOP
Project Trip Assignment
FIGURE 4
3 (1)
23 (25)
8 (8) 1 (1) 68 (67)
7 (7)
20 (18)
6 (6)
18 (16)
6 (5)
53 (46)
70 (70)
20 (16)
33 (30)
26 (26)
44 (44)
10 (10)
8 (7)
17 (16)
8 (7)10 (10)
24 (24)
C
CF
HAC
ACF
HC
C
CF
C A
ACF
A
F C
Existing and Existing Plus Project Peak Hour Intersection Traffic Volumes, Lane Configurations, and Traffic Control FIGURE 6
11 (11)
37 (35)
321 (482)
23 (25)
69 (38)
8 (8)
47 (31) 41 (36) 363 (348) 68 (67)
7 (9)
20 (18)
6 (6)
18 (16)

1. Walnut Blvd/McClarren Rd/Project Dwy
9 (5)
2 (0)
432 (568)
6 (3)
5 (0) 3 (5) 466 (449)
0 (3)

2. Walnut Boulevard/Indiana Avenue
2 (21)
155 (209)
280 (345)
2 (29)
1 (21)
1 (14) 8 (30) 195 (168)
194 (133)
111 (134)
2 (17)
266 (275)

3. Walnut Boulevard/Driveway/Oak Street
105 (83)
410 (438)
27 (59)
150 (231)
120 (197)
188 (69) 148 (171) 293 (372)
16 (50)
17 (25)
129 (181)
38 (41)

4. Brentwood Boulevard/Oak Street
McClarren Road Project Driveway
Walnut Boulevard
Indiana Avenue
Walnut Boulevard
Driveway Oak Street
Walnut Boulevard
Oak Street
Brentwood Boulevard
STOP
STOP
STOP
D
ICE
ICE
D
G
ICC
HCE
D
ACFF
AE
BF
ABF
ACE
ACE
ACF
Central BlvdCentral Blvd
Diablo WayDiablo Way
1st St
French Dr French Dr
Walnut BlvdWalnut Blvd
Walnut BlvdWalnut Blvd
Walnut Blvd Walnut Blvd
Dainty Ave
McClarren Rd
Pine StPine St
Oak St
Pippo Ave Pippo Ave
Pippo Ave Pippo Ave
Indiana Ave Nottingham Dr
Orchard
Dr
Orchard
Dr
Sherwood Dr Sherwood Dr
Ann St
F
t
isher Ct Fisher Ct
Gridley Ct Gridley Ct
Fletcher Ln
Hickory Dr Hickory Dr
Anderson Ave
Bidwell Ct
Diablo WayDiablo Way
3rd St
1st St
2nd St
2nd St
Chestnut St
Oak St
Fir StFir St
4th St
ElmStElmSt
Patricia St
Cindy St
Midway St Midway St
Parkway St Parkway St
Rockwell St
Brentwood BlvdBrentwood Blvd
Brentwood
Blvd
Brentwood
Blvd
Brentwood
Blvd
Brentwood
Blvd
Balfour Rd Balfour Rd
Brentwood
Oak St
McClarren
Park
Brentwood
Community
Center
1 2
3 4
0 350 700
Feet
Project Site
Study Area
FIGURE 1
# Study Intersection
0 350 700
Feet
Project Site # Study Intersection
XX (YY) AM (PM) Peak Hour Traffic Volumes Signalized Intersection STOP Stop Sign

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT

UNION PACIFIC RAILROAD

OAK STREET

INDIANA AVENUE

WALNUT BOULEVARD
McCLARREN ROAD

PROPOSED BUILDING
Install all-way
stop controls
Stripe
high-visibility
crosswalks
Install channelizers
for left turn lane
Install red LED flashers
on stop signs for Walnut
Boulevard approahes
Sunshine
House
Preschool
Site Plan Source: Kier + Wright, 06.06.2025
Project Site Plan Recommendations
FIGURE 7

P
Attachment A. Traffic
Counts Worksheets

www.idaxdata.com
Date:

Peak Hour Count Period:

Peak Hour:

HV% PHF
EB 1% 0.78

WB -- --
NB 2% 0.88
SB 2% 0.76
TOTAL 2% 0.88
Peak Hour Count Summaries

UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT
7:45 AM 0 19 0 14 0 0 0 0 2 8 74 0 0 0 90 12 219 0
8:00 AM 0 26 0 8 0 0 0 0 1 17 86 0 0 0 84 13 235 0
8:15 AM 0 19 0 18 0 0 0 0 6 8 68 0 0 0 119 13 251 0
8:30 AM 0 5 0 7 0 0 0 0 2 4 90 0 0 0 69 3 180 885
0 69 0 47 0 0 0 0 11 37 318 0 0 0 362 41 885
0 0 0 1 0 0 0 0 0 2 7 0 0 0 10 0 20
- 0% - 2% - - - - 0% 5% 2% - - - 3% 0% 2%

EB WB NB SB EB WB NB SB E W N S
7:45 AM 0 0 1 2 0 0 0 0 1 0 0 1
8:00 AM 0 0 4 2 0 0 0 0 1 1 0 0
8:15 AM 1 0 2 3 1 0 1 0 0 0 0 1
8:30 AM 0 0 2 3 0 0 0 0 1 0 0 0
Peak Hour 1 0 9 10 20 1 0 1 0 2 3 1 0 2 6
1 6 2 1
5 0
3 0 2
6 0 2
Bicycles Pedestrians (Crossing Leg)
Total Total Total
Interval
Start
Heavy Vehicle Totals
Note: For complete count summary (all intervals), see following pages. ** Heavy Vehicle Classifications include FHWA Classes 4-13. ** Count Summaries include heavy vehicles, but exclude bicycles in overall count.

Rolling
Hour
Total Eastbound Westbound Northbound Southbound
Peak Hour
Interval
Start
McClarren Rd n/a Walnut Blvd Walnut Blvd
15-min
Total
7:45 AM to 8:45 AM
9/10/2025
7:00 AM to 9:00 AM
0 1
0 0 0
1 0
2 1
3 N
Walnut Blvd
McClarren Rd
Walnut Blvd
Walnut Blvd
McClarren Rd
TEV: 885
PHF: 0.8815
41 362 403
387
0 318
37 420
366
11 47
69 116
78 0
Garrett Strang
(415) 444-6376 [email protected] Page 294 of 1422 www.idaxdata.com
Date:

Peak Hour Count Period:

Peak Hour:

HV% PHF
EB 0% 0.66

WB -- --
NB 1% 0.91
SB 0% 0.96
TOTAL 1% 0.95
Peak Hour Count Summaries

UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT
5:00 PM 0 12 0 10 0 0 0 0 4 11 129 0 1 0 83 9 259 0
5:15 PM 0 4 0 4 0 0 0 0 3 9 120 0 0 0 84 11 235 0
5:30 PM 0 13 0 13 0 0 0 0 1 5 121 0 1 0 93 6 253 0
5:45 PM 0 9 0 4 0 0 0 0 3 10 111 0 0 0 87 10 234 981
0 38 0 31 0 0 0 0 11 35 481 0 2 0 347 36 981
0 0 0 0 0 0 0 0 0 1 5 0 0 0 0 1 7
- 0% - 0% - - - - 0% 3% 1% - 0% - 0% 3% 1%

EB WB NB SB EB WB NB SB E W N S
5:00 PM 0 0 2 0 0 0 0 0 0 2 0 0
5:15 PM 0 0 2 1 0 0 1 0 0 0 0 0
5:30 PM 0 0 1 0 0 0 1 0 0 3 0 0
5:45 PM 0 0 1 0 0 0 0 0 0 0 0 0
Peak Hour 0 0 6 1 7 0 0 2 0 2 0 5 0 0 5
0 1 1 3
1 0
2 0 2
3 1 0
Bicycles Pedestrians (Crossing Leg)
Total Total Total
Interval
Start
Heavy Vehicle Totals
Note: For complete count summary (all intervals), see following pages. ** Heavy Vehicle Classifications include FHWA Classes 4-13. ** Count Summaries include heavy vehicles, but exclude bicycles in overall count.

Rolling
Hour
Total Eastbound Westbound Northbound Southbound
Peak Hour
Interval
Start
McClarren Rd n/a Walnut Blvd Walnut Blvd
15-min
Total
5:00 PM to 6:00 PM
9/10/2025
4:00 PM to 6:00 PM
0 0
0 0 1
1 0
0 5
0 N
Walnut Blvd
McClarren Rd
Walnut Blvd
Walnut Blvd
McClarren Rd
TEV: 981
PHF: 0.9469
36 347 385
521
2 481
35 389
527
11 31
38 69
71 0
Garrett Strang
(415) 444-6376 [email protected] Page 295 of 1422 www.idaxdata.com
Date:

Peak Hour Count Period:

Peak Hour:

HV% PHF
EB 9% 0.39

WB -- --
NB 2% 0.86
SB 2% 0.76
TOTAL 2% 0.91
Peak Hour Count Summaries

UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT
7:45 AM 0 5 0 2 0 0 0 0 0 1 92 0 0 0 98 0 198 0
8:00 AM 0 0 0 2 0 0 0 0 2 0 110 0 0 0 98 1 213 0
8:15 AM 0 1 0 0 0 0 0 0 1 0 85 0 0 0 130 1 218 0
8:30 AM 0 0 0 1 0 0 0 0 0 1 92 0 0 0 70 1 165 794
0 6 0 5 0 0 0 0 3 2 379 0 0 0 396 3 794
0 0 0 1 0 0 0 0 0 1 6 0 0 0 9 0 17
- 0% - 20% - - - - 0% 50% 2% - - - 2% 0% 2%

EB WB NB SB EB WB NB SB E W N S
7:45 AM 1 0 1 1 0 0 0 0 1 0 0 0
8:00 AM 0 0 3 2 0 0 0 0 1 1 0 0
8:15 AM 0 0 1 3 0 0 2 0 0 1 0 0
8:30 AM 0 0 2 3 0 0 0 0 1 0 0 0
Peak Hour 1 0 7 9 17 0 0 2 0 2 3 2 0 0 5
1 4 2 1
5 0
3 0 1
5 0 2
Bicycles Pedestrians (Crossing Leg)
Total Total Total
Interval
Start
Heavy Vehicle Totals
Note: For complete count summary (all intervals), see following pages. ** Heavy Vehicle Classifications include FHWA Classes 4-13. ** Count Summaries include heavy vehicles, but exclude bicycles in overall count.

Rolling
Hour
Total Eastbound Westbound Northbound Southbound
Peak Hour
Interval
Start
Indiana Ave n/a Walnut Blvd Walnut Blvd
15-min
Total
7:45 AM to 8:45 AM
9/10/2025
7:00 AM to 9:00 AM
0 0
0 0 0
2 0
0 2
3 N
Walnut Blvd
Indiana Ave
Walnut Blvd
Walnut Blvd
Indiana Ave
TEV: 794
PHF: 0.9106
3 396 399
385
0 379
2 404
384
3 5
6 11
5 0
Garrett Strang
(415) 444-6376 [email protected] Page 296 of 1422 www.idaxdata.com
Date:

Peak Hour Count Period:

Peak Hour:

HV% PHF
EB 0% 0.25

WB -- --
NB 1% 0.92
SB 0% 0.96
TOTAL 1% 0.96
Peak Hour Count Summaries

UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT
5:00 PM 0 0 0 0 0 0 0 0 0 0 142 0 1 0 92 2 237 0
5:15 PM 0 0 0 0 0 0 0 0 0 0 125 0 1 0 94 0 220 0
5:30 PM 0 0 0 0 0 0 0 0 0 0 135 0 1 0 98 2 236 0
5:45 PM 0 3 0 0 0 0 0 0 0 0 120 0 0 0 95 1 219 912
0 3 0 0 0 0 0 0 0 0 522 0 3 0 379 5 912
0 0 0 0 0 0 0 0 0 0 6 0 0 0 1 0 7
- 0% - - - - - - - - 1% - 0% - 0% 0% 1%

EB WB NB SB EB WB NB SB E W N S
5:00 PM 0 0 2 0 0 0 1 0 0 1 0 0
5:15 PM 0 0 1 1 0 0 0 0 0 0 0 0
5:30 PM 0 0 1 0 0 0 0 0 0 6 0 0
5:45 PM 0 0 2 0 0 0 0 0 0 4 0 0
Peak Hour 0 0 6 1 7 0 0 1 0 1 0 11 0 0 11
4 1 0 6
2 0
2 1 1
2 0 0
Bicycles Pedestrians (Crossing Leg)
Total Total Total
Interval
Start
Heavy Vehicle Totals
Note: For complete count summary (all intervals), see following pages. ** Heavy Vehicle Classifications include FHWA Classes 4-13. ** Count Summaries include heavy vehicles, but exclude bicycles in overall count.

Rolling
Hour
Total Eastbound Westbound Northbound Southbound
Peak Hour
Interval
Start
Indiana Ave n/a Walnut Blvd Walnut Blvd
15-min
Total
5:00 PM to 6:00 PM
9/10/2025
4:00 PM to 6:00 PM
0 0
0 0 1
0 0
0 11
0 N
Walnut Blvd
Indiana Ave
Walnut Blvd
Walnut Blvd
Indiana Ave
TEV: 912
PHF: 0.9620
5 379 387
528
3 522
0 379
522
0 0
3 3
5 0
Garrett Strang
(415) 444-6376 [email protected] Page 297 of 1422 www.idaxdata.com
Date:

Peak Hour Count Period:

Peak Hour:

HV% PHF
EB 0% 0.50
WB 3% 0.81
NB 2% 0.88
SB 3% 0.81
TOTAL 2% 0.89
Peak Hour Count Summaries

UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT
7:45 AM 0 1 0 0 0 53 0 23 0 1 37 60 0 43 42 1 261 0
8:00 AM 0 1 1 0 0 61 0 31 0 0 37 72 0 66 37 2 308 0
8:15 AM 0 0 0 1 0 75 0 29 0 1 25 60 0 56 54 4 305 0
8:30 AM 0 0 0 0 0 33 2 28 0 0 36 55 0 29 36 1 220 1,094 0 2 1 1 0 222 2 111 0 2 135 247 0 194 169 8 1,094
0 0 0 0 0 3 0 6 0 0 4 2 0 6 6 0 27
- 0% 0% 0% - 1% 0% 5% - 0% 3% 1% - 3% 4% 0% 2%

EB WB NB SB EB WB NB SB E W N S
7:45 AM 0 0 0 1 0 0 0 0 0 0 0 2
8:00 AM 0 4 3 3 0 1 0 2 0 2 0 1
8:15 AM 0 3 1 3 0 0 2 0 0 1 0 0
8:30 AM 0 2 2 5 0 0 0 1 0 0 0 0
Peak Hour 0 9 6 12 27 0 1 2 3 6 0 3 0 3 6
0 7 2 1
9 1
1 0 2
10 3 3
Bicycles Pedestrians (Crossing Leg)
Total Total Total
Interval
Start
Heavy Vehicle Totals
Note: For complete count summary (all intervals), see following pages. ** Heavy Vehicle Classifications include FHWA Classes 4-13. ** Count Summaries include heavy vehicles, but exclude bicycles in overall count.

Rolling
Hour
Total Eastbound Westbound Northbound Southbound
Peak Hour
Interval
Start
Oak St Oak St Walnut Blvd Walnut Blvd
15-min
Total
7:45 AM to 8:45 AM
9/10/2025
7:00 AM to 9:00 AM
0 0
0 0
12 00
2 1
0 0
0 3
3 0
N
Walnut Blvd
Oak St
Oak St
Walnut Blvd
Oak St
Walnut Blvd
TEV: 1,094
PHF: 0.8880
8 169
194
371
248
0 111
2 222
335
442
0 135247
2 392
384
0 1
1 2
4 12 0
Garrett Strang
(415) 444-6376 [email protected] Page 298 of 1422 www.idaxdata.com
Date:

Peak Hour Count Period:

Peak Hour:

HV% PHF
EB 0% 0.56
WB 1% 0.92
NB 2% 0.90
SB 1% 0.95
TOTAL 1% 0.96
Peak Hour Count Summaries

UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT
4:15 PM 0 5 3 5 0 48 7 32 0 6 46 81 0 45 37 9 324 0
4:30 PM 0 9 11 5 0 53 3 30 0 3 48 63 0 37 44 7 313 0
4:45 PM 0 5 5 3 0 46 3 43 0 2 42 79 0 36 43 1 308 0
5:00 PM 0 2 2 1 0 60 4 35 0 7 61 75 0 41 35 12 335 1,280 0 21 21 14 0 207 17 140 0 18 197 298 0 159 159 29 1,280 0 0 0 0 0 2 0 2 0 0 2 6 0 2 3 0 17
- 0% 0% 0% - 1% 0% 1% - 0% 1% 2% - 1% 2% 0% 1%

EB WB NB SB EB WB NB SB E W N S
4:15 PM 0 2 2 2 0 0 0 0 1 0 0 2
4:30 PM 0 0 0 1 0 3 0 0 0 0 0 0
4:45 PM 0 1 4 2 0 0 0 0 1 4 4 1
5:00 PM 0 1 2 0 0 0 0 0 0 0 0 2
Peak Hour 0 4 8 5 17 0 3 0 0 3 2 4 4 5 15
2 7 0 10
3 0
6 0 3
1 3 0
Bicycles Pedestrians (Crossing Leg)
Total Total Total
Interval
Start
Heavy Vehicle Totals
Note: For complete count summary (all intervals), see following pages. ** Heavy Vehicle Classifications include FHWA Classes 4-13. ** Count Summaries include heavy vehicles, but exclude bicycles in overall count.

Rolling
Hour
Total Eastbound Westbound Northbound Southbound
Peak Hour
Interval
Start
Oak St Oak St Walnut Blvd Walnut Blvd
15-min
Total
4:15 PM to 5:15 PM
9/10/2025
4:00 PM to 6:00 PM
0 0
0 0
00 00
0 1
0 2
4 5
4 2
N
Walnut Blvd
Oak St
Oak St
Walnut Blvd
Oak St
Walnut Blvd
TEV: 1,280
PHF: 0.9552
29 159
159
347
358
0 140
17 207
364
478
0 197298
18 380
513
0 14
21 21
56 64 0
Garrett Strang
(415) 444-6376 [email protected] Page 299 of 1422 www.idaxdata.com
Date:

Peak Hour Count Period:

Peak Hour:

HV% PHF
EB 2% 0.76
WB 3% 0.71
NB 5% 0.85
SB 3% 0.85
TOTAL 4% 0.88
Peak Hour Count Summaries

UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT
8:00 AM 0 37 31 67 0 8 24 4 0 28 106 3 0 7 87 42 444 0
8:15 AM 0 49 21 45 0 10 38 7 0 29 123 10 0 4 72 38 446 0 8:30 AM 0 30 27 22 0 12 19 3 0 15 89 9 0 1 61 29 317 0
8:45 AM 0 31 31 17 0 12 15 4 0 13 105 20 0 3 83 36 370 1,577 0 147 110 151 0 42 96 18 0 85 423 42 0 15 303 145 1,577 0 1 8 1 0 0 4 1 0 1 27 0 0 0 9 5 57
- 1% 7% 1% - 0% 4% 6% - 1% 6% 0% - 0% 3% 3% 4%

EB WB NB SB EB WB NB SB E W N S
8:00 AM 3 2 12 5 0 0 0 0 0 0 3 4
8:15 AM 3 2 7 4 2 0 0 0 0 1 1 1
8:30 AM 2 1 7 2 0 0 0 0 1 0 1 0
8:45 AM 2 0 2 3 0 0 0 0 0 0 1 3
Peak Hour 10 5 28 14 57 2 0 0 0 2 1 1 6 8 16
4 12 0 2
7 0
22 0 7
16 2 3
Bicycles Pedestrians (Crossing Leg)
Total Total Total
Interval
Start
Heavy Vehicle Totals
Note: For complete count summary (all intervals), see following pages. ** Heavy Vehicle Classifications include FHWA Classes 4-13. ** Count Summaries include heavy vehicles, but exclude bicycles in overall count.

Rolling
Hour
Total Eastbound Westbound Northbound Southbound
Peak Hour
Interval
Start
Oak St Oak St Brentwood Blvd Brentwood Blvd
15-min
Total
8:00 AM to 9:00 AM
9/10/2025
7:00 AM to 9:00 AM
0 2
0 0
00 00
0 0
0 0
6 8
1 1
N
Brentwood Blvd
Oak St
Oak St
Brentwood
Blvd
Oak StBrentwood
Blvd
TEV: 1,577
PHF: 0.8840
145
303
15 463
588
0 18
96 42
156
167
0 42
423
85 496
550
0 151
110
147
408
326 0
Garrett Strang
(415) 444-6376 [email protected] Page 300 of 1422 www.idaxdata.com
Date:

Peak Hour Count Period:

Peak Hour:

HV% PHF
EB 1% 0.95
WB 1% 0.78
NB 1% 0.94
SB 1% 0.92
TOTAL 1% 0.93
Peak Hour Count Summaries

UT LT TH RT UT LT TH RT UT LT TH RT UT LT TH RT
4:45 PM 0 49 49 21 0 8 36 0 0 18 106 11 0 7 95 39 439 0 5:00 PM 0 65 40 18 0 14 47 5 0 16 119 17 0 13 103 40 497 0 5:15 PM 0 53 44 12 0 9 30 4 0 15 118 21 1 11 102 48 468 0 5:30 PM 0 51 50 17 0 6 42 5 0 22 102 14 0 10 92 36 447 1,851 0 218 183 68 0 37 155 14 0 71 445 63 1 41 392 163 1,851 0 2 3 0 0 1 2 0 0 0 5 1 0 0 8 0 22
- 1% 2% 0% - 3% 1% 0% - 0% 1% 2% 0% 0% 2% 0% 1%

EB WB NB SB EB WB NB SB E W N S
4:45 PM 3 1 4 2 0 0 0 0 0 0 0 3
5:00 PM 0 1 2 0 0 0 0 0 0 3 1 4
5:15 PM 2 1 0 0 0 2 2 0 0 0 1 0
5:30 PM 0 0 0 6 0 0 0 0 1 1 9 1
Peak Hour 5 3 6 8 22 0 2 2 0 4 1 4 11 8 24
12 3 4 1
6 0
10 0 3
3 0 8
Bicycles Pedestrians (Crossing Leg)
Total Total Total
Interval
Start
Heavy Vehicle Totals
Note: For complete count summary (all intervals), see following pages. ** Heavy Vehicle Classifications include FHWA Classes 4-13. ** Count Summaries include heavy vehicles, but exclude bicycles in overall count.

Rolling
Hour
Total Eastbound Westbound Northbound Southbound
Peak Hour
Interval
Start
Oak St Oak St Brentwood Blvd Brentwood Blvd
15-min
Total
4:45 PM to 5:45 PM
9/10/2025
4:00 PM to 6:00 PM
0 0
0 0
00 02
0 0
2 0
11 8
4 1
N
Brentwood Blvd
Oak St
Oak St
Brentwood
Blvd
Oak StBrentwood
Blvd
TEV: 1,851
PHF: 0.9311
163
392
41 597
678
1 14
155
37 206
287
0 63
445
71 497
579
0 68
183
218
469
389 0
Garrett Strang
(415) 444-6376 [email protected] Page 301 of 1422 P
Attachment B. Intersection
LOS Worksheets

The Grove at Brentwood Attachment B - Intersection LOS Worksheets 1: Walnut Boulevard & McClarren Road 01 Existing AM
Fehr & Peers Synchro 12 Report
Intersection
Int Delay, s/veh 2.7
Movement EBL EBR NBU NBL NBT SBU SBT SBR
Lane Configurations
Traffic Vol, veh/h 69 47 11 37 318 0 362 41
Future Vol, veh/h 69 47 11 37 318 0 362 41
Conflicting Peds, #/hr 0 2 0 1 0 0 0 1
Sign Control Stop Stop Free Free Free Free Free Free
RT Channelized - None - - None - - None
Storage Length 0 - - 150 - 100 - -
Veh in Median Storage, # 0 - - - 0 - 0 -
Grade, % 0 - - - 0 - 0 -
Peak Hour Factor 89 89 89 89 89 89 89 89
Heavy Vehicles, % 3 3 3 3 3 3 3 3
Mvmt Flow 78 53 12 42 357 0 407 46
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 717 229 453 454 0 357 - 0
Stage 1 431 - - - - - - -
Stage 2 287 - - - - - - -
Critical Hdwy 6.86 6.96 6.46 4.16 - 6.46 - -
Critical Hdwy Stg 1 5.86 - - - - - - -
Critical Hdwy Stg 2 5.86 - - - - - - -
Follow-up Hdwy 3.53 3.33 2.53 2.23 - 2.53 - -
Pot Cap-1 Maneuver 362 770 737 1096 - 847 - -
Stage 1 620 - - - - - - -
Stage 2 734 - - - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 341 768 964 964 - 847 - -
Mov Cap-2 Maneuver 341 - - - - - - -
Stage 1 585 - - - - - - -
Stage 2 733 - - - - - - -
Approach EB NB SB
HCM Ctrl Dly, s/v 16.58 1.17 0

HCM LOS C
Minor Lane/Major Mvmt NBL NBT EBLn1 SBU SBT SBR
Capacity (veh/h) 964 - 440 847 - -
HCM Lane V/C Ratio 0.056 - 0.296 - - -
HCM Ctrl Dly (s/v) 9 - 16.6 0 - -
HCM Lane LOS A - C A - -
HCM 95th %tile Q(veh) 0.2 - 1.2 0 - -

The Grove at Brentwood Attachment B - Intersection LOS Worksheets 2: Walnut Boulevard & Indiana Avenue 01 Existing AM
Fehr & Peers Synchro 12 Report
Intersection
Int Delay, s/veh 0.2
Movement EBL EBR NBU NBL NBT SBU SBT SBR
Lane Configurations
Traffic Vol, veh/h 6 5 3 2 379 0 396 3
Future Vol, veh/h 6 5 3 2 379 0 396 3
Conflicting Peds, #/hr 0 0 0 2 0 0 0 2
Sign Control Stop Stop Free Free Free Free Free Free
RT Channelized - None - - None - - None
Storage Length 0 - - 100 - 50 - -
Veh in Median Storage, # 0 - - - 0 - 0 -
Grade, % 0 - - - 0 - 0 -
Peak Hour Factor 89 89 89 89 89 89 89 89
Heavy Vehicles, % 3 3 3 3 3 3 3 3
Mvmt Flow 7 6 3 2 426 0 445 3
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 673 226 448 450 0 426 - 0
Stage 1 449 - - - - - - -
Stage 2 224 - - - - - - -
Critical Hdwy 6.86 6.96 6.46 4.16 - 6.46 - -
Critical Hdwy Stg 1 5.86 - - - - - - -
Critical Hdwy Stg 2 5.86 - - - - - - -
Follow-up Hdwy 3.53 3.33 2.53 2.23 - 2.53 - -
Pot Cap-1 Maneuver 387 774 742 1099 - 767 - -
Stage 1 607 - - - - - - -
Stage 2 789 - - - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 382 772 848 848 - 767 - -
Mov Cap-2 Maneuver 382 - - - - - - -
Stage 1 602 - - - - - - -
Stage 2 787 - - - - - - -
Approach EB NB SB
HCM Ctrl Dly, s/v 12.44 0.12 0

HCM LOS B
Minor Lane/Major Mvmt NBL NBT EBLn1 SBU SBT SBR
Capacity (veh/h) 848 - 496 767 - -
HCM Lane V/C Ratio 0.007 - 0.025 - - -
HCM Ctrl Dly (s/v) 9.3 - 12.4 0 - -
HCM Lane LOS A - B A - -
HCM 95th %tile Q(veh) 0 - 0.1 0 - -

The Grove at Brentwood Attachment B - Intersection LOS Worksheets 3: Walnut Boulevard & Driveway/Oak Street 01 Existing AM Fehr & Peers Synchro 12 Report
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 2 1 1 222 2 111 2 135 247 194 169 8 Future Volume (veh/h) 2 1 1 222 2 111 2 135 247 194 169 8 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 0.98 1.00 0.97 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 Adj Flow Rate, veh/h 2 1 0 249 2 29 2 152 56 218 190 7
Peak Hour Factor 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 Percent Heavy Veh, % 3 3 3 3 3 3 3 3 3 3 3 3
Cap, veh/h 8 4 0 368 3 330 5 311 453 289 584 22
Arrive On Green 0.01 0.01 0.00 0.21 0.21 0.21 0.00 0.17 0.17 0.16 0.33 0.33 Sat Flow, veh/h 1197 599 0 1754 14 1572 1767 1856 2701 1767 1776 65 Grp Volume(v), veh/h 3 0 0 251 0 29 2 152 56 218 0 197
Grp Sat Flow(s),veh/h/ln 1796 0 0 1768 0 1572 1767 1856 1351 1767 0 1842 Q Serve(g_s), s 0.1 0.0 0.0 4.8 0.0 0.5 0.0 2.7 0.6 4.3 0.0 3.0 Cycle Q Clear(g_c), s 0.1 0.0 0.0 4.8 0.0 0.5 0.0 2.7 0.6 4.3 0.0 3.0 Prop In Lane 0.67 0.00 0.99 1.00 1.00 1.00 1.00 0.04
Lane Grp Cap(c), veh/h 12 0 0 371 0 330 5 311 453 289 0 605 V/C Ratio(X) 0.25 0.00 0.00 0.68 0.00 0.09 0.41 0.49 0.12 0.75 0.00 0.33 Avail Cap(c_a), veh/h 294 0 0 1012 0 900 289 1032 1502 771 0 1024 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 0.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 Uniform Delay (d), s/veh 18.1 0.0 0.0 13.4 0.0 11.7 18.3 13.8 13.0 14.6 0.0 9.3 Incr Delay (d2), s/veh 10.9 0.0 0.0 2.2 0.0 0.1 47.5 1.2 0.1 4.0 0.0 0.3 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 0.1 0.0 0.0 1.8 0.0 0.2 0.1 1.0 0.2 1.7 0.0 0.9 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 29.0 0.0 0.0 15.5 0.0 11.8 65.7 15.0 13.1 18.6 0.0 9.6 LnGrp LOS C B B E B B B A
Approach Vol, veh/h 3 280 210 415
Approach Delay, s/veh 29.0 15.1 15.0 14.3
Approach LOS C B B B
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 4.1 16.7 11.7 10.0 10.8 4.2
Change Period (Y+Rc), s 4.0 4.6 4.0 4.0 4.6 4.0
Max Green Setting (Gmax), s 6.0 20.4 21.0 16.0 20.4 6.0 Max Q Clear Time (g_c+I1), s 2.0 5.0 6.8 6.3 4.7 2.1
Green Ext Time (p_c), s 0.0 0.9 1.4 0.4 0.8 0.0
Intersection Summary
HCM 7th Control Delay, s/veh 14.8
HCM 7th LOS B
Notes
User approved pedestrian interval to be less than phase max green.

The Grove at Brentwood Attachment B - Intersection LOS Worksheets 4: Brentwood Boulevard & Oak Street 01 Existing AM
Fehr & Peers Synchro 12 Report
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 142 103 180 38 105 17 95 410 27 16 293 138 Future Volume (veh/h) 142 103 180 38 105 17 95 410 27 16 293 138 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 0.99 1.00 0.98 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 Adj Flow Rate, veh/h 138 147 42 43 118 3 107 461 26 18 329 104 Peak Hour Factor 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 Percent Heavy Veh, % 3 3 3 3 3 3 3 3 3 3 3 3
Cap, veh/h 295 310 259 224 236 195 140 969 55 32 594 185 Arrive On Green 0.17 0.17 0.17 0.13 0.13 0.13 0.08 0.29 0.29 0.02 0.22 0.22 Sat Flow, veh/h 1767 1856 1553 1767 1856 1535 1767 3393 191 1767 2646 823 Grp Volume(v), veh/h 138 147 42 43 118 3 107 239 248 18 217 216 Grp Sat Flow(s),veh/h/ln 1767 1856 1553 1767 1856 1535 1767 1763 1821 1767 1763 1706 Q Serve(g_s), s 3.0 3.0 1.0 0.9 2.5 0.1 2.5 4.7 4.8 0.4 4.6 4.7 Cycle Q Clear(g_c), s 3.0 3.0 1.0 0.9 2.5 0.1 2.5 4.7 4.8 0.4 4.6 4.7 Prop In Lane 1.00 1.00 1.00 1.00 1.00 0.10 1.00 0.48
Lane Grp Cap(c), veh/h 295 310 259 224 236 195 140 504 520 32 395 383 V/C Ratio(X) 0.47 0.47 0.16 0.19 0.50 0.02 0.76 0.47 0.48 0.56 0.55 0.56 Avail Cap(c_a), veh/h 1088 1142 956 879 922 763 669 1043 1078 669 1043 1010 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 15.9 15.9 15.1 16.5 17.2 16.1 19.1 12.5 12.5 20.6 14.5 14.5 Incr Delay (d2), s/veh 1.2 1.1 0.3 0.4 1.6 0.0 8.3 0.7 0.7 14.7 1.2 1.3 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 1.2 1.2 0.3 0.4 1.1 0.0 1.2 1.7 1.7 0.3 1.7 1.7 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 17.1 17.0 15.4 16.9 18.8 16.2 27.4 13.2 13.2 35.3 15.7 15.8 LnGrp LOS B B B B B B C B B D B B
Approach Vol, veh/h 327 164 594 451
Approach Delay, s/veh 16.8 18.3 15.7 16.5
Approach LOS B B B B
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 4.8 17.1 11.1 7.4 14.5 9.4
Change Period (Y+Rc), s 4.0 5.0 4.0 4.0 5.0 4.0
Max Green Setting (Gmax), s 16.0 25.0 26.0 16.0 25.0 21.0 Max Q Clear Time (g_c+I1), s 2.4 6.8 5.0 4.5 6.7 4.5
Green Ext Time (p_c), s 0.0 2.9 1.3 0.2 2.6 0.6
Intersection Summary
HCM 7th Control Delay, s/veh 16.5
HCM 7th LOS B
Notes
User approved pedestrian interval to be less than phase max green.

User approved volume balancing among the lanes for turning movement.

The Grove at Brentwood Attachment B - Intersection LOS Worksheets 1: Walnut Boulevard & McClarren Road 02 Existing PM
Fehr & Peers Synchro 12 Report
Intersection
Int Delay, s/veh 1.5
Movement EBL EBR NBU NBL NBT SBU SBT SBR
Lane Configurations
Traffic Vol, veh/h 38 31 11 35 481 2 347 36
Future Vol, veh/h 38 31 11 35 481 2 347 36
Conflicting Peds, #/hr 0 0 0 5 0 0 0 5
Sign Control Stop Stop Free Free Free Free Free Free
RT Channelized - None - - None - - None
Storage Length 0 - - 150 - 100 - -
Veh in Median Storage, # 0 - - - 0 - 0 -
Grade, % 0 - - - 0 - 0 -
Peak Hour Factor 94 94 94 94 94 94 94 94
Heavy Vehicles, % 3 3 3 3 3 3 3 3
Mvmt Flow 40 33 12 37 512 2 369 38
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 751 209 407 412 0 512 - 0
Stage 1 398 - - - - - - -
Stage 2 354 - - - - - - -
Critical Hdwy 6.86 6.96 6.46 4.16 - 6.46 - -
Critical Hdwy Stg 1 5.86 - - - - - - -
Critical Hdwy Stg 2 5.86 - - - - - - -
Follow-up Hdwy 3.53 3.33 2.53 2.23 - 2.53 - -
Pot Cap-1 Maneuver 344 794 788 1136 - 676 - -
Stage 1 645 - - - - - - -
Stage 2 679 - - - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 324 790 1010 1010 - 676 - -
Mov Cap-2 Maneuver 324 - - - - - - -
Stage 1 611 - - - - - - -
Stage 2 673 - - - - - - -
Approach EB NB SB
HCM Ctrl Dly, s/v 14.8 0.76 0.05

HCM LOS B
Minor Lane/Major Mvmt NBL NBT EBLn1 SBU SBT SBR
Capacity (veh/h) 1010 - 440 676 - -
HCM Lane V/C Ratio 0.048 - 0.167 0.003 - -
HCM Ctrl Dly (s/v) 8.7 - 14.8 10.3 - -
HCM Lane LOS A - B B - -
HCM 95th %tile Q(veh) 0.2 - 0.6 0 - -

The Grove at Brentwood Attachment B - Intersection LOS Worksheets 2: Walnut Boulevard & Indiana Avenue 02 Existing PM
Fehr & Peers Synchro 12 Report
Intersection
Int Delay, s/veh 0.1
Movement EBL EBR NBL NBT SBU SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 0 0 522 3 379 5
Future Vol, veh/h 3 0 0 522 3 379 5
Conflicting Peds, #/hr 0 0 11 0 0 0 11
Sign Control Stop Stop Free Free Free Free Free
RT Channelized - None - None - - None
Storage Length 0 - 100 - 50 - -
Veh in Median Storage, # 0 - - 0 - 0 -
Grade, % 0 - - 0 - 0 -
Peak Hour Factor 94 94 94 94 94 94 94
Heavy Vehicles, % 3 3 3 3 3 3 3
Mvmt Flow 3 0 0 555 3 403 5
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 701 215 420 0 555 - 0
Stage 1 423 - - - - - -
Stage 2 278 - - - - - -
Critical Hdwy 6.86 6.96 4.16 - 6.46 - -
Critical Hdwy Stg 1 5.86 - - - - - -
Critical Hdwy Stg 2 5.86 - - - - - -
Follow-up Hdwy 3.53 3.33 2.23 - 2.53 - -
Pot Cap-1 Maneuver 371 786 1129 - 634 - -
Stage 1 626 - - - - - -
Stage 2 741 - - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 361 778 1117 - 634 - -
Mov Cap-2 Maneuver 361 - - - - - -
Stage 1 619 - - - - - -
Stage 2 730 - - - - - -
Approach EB NB SB
HCM Ctrl Dly, s/v 15.05 0 0.08

HCM LOS C
Minor Lane/Major Mvmt NBL NBT EBLn1 SBU SBT SBR
Capacity (veh/h) 1117 - 361 634 - -
HCM Lane V/C Ratio - - 0.009 0.005 - -
HCM Ctrl Dly (s/v) 0 - 15.1 10.7 - -
HCM Lane LOS A - C B - -
HCM 95th %tile Q(veh) 0 - 0 0 - -

The Grove at Brentwood Attachment B - Intersection LOS Worksheets 3: Walnut Boulevard & Driveway/Oak Street 02 Existing PM Fehr & Peers Synchro 12 Report
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 29 21 14 231 17 134 21 193 315 133 142 30 Future Volume (veh/h) 29 21 14 231 17 134 21 193 315 133 142 30 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 0.99 1.00 1.00 1.00 0.99 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 Adj Flow Rate, veh/h 31 22 2 246 18 38 22 205 78 141 151 22 Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Percent Heavy Veh, % 3 3 3 3 3 3 3 3 3 3 3 3
Cap, veh/h 60 42 4 370 27 349 48 327 487 187 403 59
Arrive On Green 0.06 0.06 0.06 0.22 0.22 0.22 0.03 0.18 0.18 0.11 0.25 0.25 Sat Flow, veh/h 1011 717 65 1652 121 1558 1767 1856 2768 1767 1582 230 Grp Volume(v), veh/h 55 0 0 264 0 38 22 205 78 141 0 173 Grp Sat Flow(s),veh/h/ln 1793 0 0 1773 0 1558 1767 1856 1384 1767 0 1812 Q Serve(g_s), s 1.1 0.0 0.0 5.2 0.0 0.7 0.5 3.9 0.9 3.0 0.0 3.0 Cycle Q Clear(g_c), s 1.1 0.0 0.0 5.2 0.0 0.7 0.5 3.9 0.9 3.0 0.0 3.0 Prop In Lane 0.56 0.04 0.93 1.00 1.00 1.00 1.00 0.13
Lane Grp Cap(c), veh/h 106 0 0 398 0 349 48 327 487 187 0 462 V/C Ratio(X) 0.52 0.00 0.00 0.66 0.00 0.11 0.46 0.63 0.16 0.75 0.00 0.37 Avail Cap(c_a), veh/h 282 0 0 976 0 858 278 992 1479 741 0 969 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 0.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 Uniform Delay (d), s/veh 17.4 0.0 0.0 13.5 0.0 11.8 18.3 14.6 13.3 16.6 0.0 11.7 Incr Delay (d2), s/veh 3.9 0.0 0.0 1.9 0.0 0.1 6.6 2.0 0.2 6.0 0.0 0.5 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 0.5 0.0 0.0 1.9 0.0 0.2 0.2 1.5 0.2 1.3 0.0 1.0 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 21.4 0.0 0.0 15.4 0.0 11.9 24.9 16.5 13.5 22.6 0.0 12.2 LnGrp LOS C B B C B B C B
Approach Vol, veh/h 55 302 305 314
Approach Delay, s/veh 21.4 15.0 16.4 16.9
Approach LOS C B B B
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 5.0 14.3 12.6 8.0 11.3 6.2
Change Period (Y+Rc), s 4.0 4.6 4.0 4.0 4.6 4.0
Max Green Setting (Gmax), s 6.0 20.4 21.0 16.0 20.4 6.0 Max Q Clear Time (g_c+I1), s 2.5 5.0 7.2 5.0 5.9 3.1
Green Ext Time (p_c), s 0.0 0.7 1.5 0.2 1.2 0.0
Intersection Summary
HCM 7th Control Delay, s/veh 16.4
HCM 7th LOS B
Notes
User approved pedestrian interval to be less than phase max green.

The Grove at Brentwood Attachment B - Intersection LOS Worksheets 4: Brentwood Boulevard & Oak Street 02 Existing PM
Fehr & Peers Synchro 12 Report
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 224 181 62 41 157 25 73 438 59 50 372 161 Future Volume (veh/h) 224 181 62 41 157 25 73 438 59 50 372 161 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 0.99 1.00 0.98 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 Adj Flow Rate, veh/h 216 225 15 44 167 5 78 466 54 53 396 126 Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Percent Heavy Veh, % 3 3 3 3 3 3 3 3 3 3 3 3
Cap, veh/h 356 374 315 276 289 240 100 826 95 74 644 202 Arrive On Green 0.20 0.20 0.20 0.16 0.16 0.16 0.06 0.26 0.26 0.04 0.24 0.24 Sat Flow, veh/h 1767 1856 1561 1767 1856 1539 1767 3184 367 1767 2636 829 Grp Volume(v), veh/h 216 225 15 44 167 5 78 257 263 53 263 259 Grp Sat Flow(s),veh/h/ln 1767 1856 1561 1767 1856 1539 1767 1763 1789 1767 1763 1702 Q Serve(g_s), s 5.5 5.5 0.4 1.1 4.2 0.1 2.2 6.3 6.4 1.5 6.6 6.8 Cycle Q Clear(g_c), s 5.5 5.5 0.4 1.1 4.2 0.1 2.2 6.3 6.4 1.5 6.6 6.8 Prop In Lane 1.00 1.00 1.00 1.00 1.00 0.21 1.00 0.49
Lane Grp Cap(c), veh/h 356 374 315 276 289 240 100 457 464 74 431 416 V/C Ratio(X) 0.61 0.60 0.05 0.16 0.58 0.02 0.78 0.56 0.57 0.72 0.61 0.62 Avail Cap(c_a), veh/h 922 968 815 745 782 649 568 885 898 568 885 854 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 18.1 18.1 16.0 18.2 19.5 17.8 23.2 16.0 16.0 23.6 16.7 16.8 Incr Delay (d2), s/veh 1.7 1.6 0.1 0.3 1.8 0.0 12.1 1.1 1.1 12.3 1.4 1.5 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 2.2 2.3 0.1 0.4 1.8 0.0 1.2 2.4 2.5 0.8 2.6 2.6 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 19.7 19.6 16.1 18.5 21.3 17.8 35.2 17.1 17.1 35.9 18.1 18.3 LnGrp LOS B B B B C B D B B D B B
Approach Vol, veh/h 456 216 598 575
Approach Delay, s/veh 19.6 20.7 19.5 19.8
Approach LOS B C B B
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 6.1 17.9 14.0 6.8 17.2 11.8
Change Period (Y+Rc), s 4.0 5.0 4.0 4.0 5.0 4.0
Max Green Setting (Gmax), s 16.0 25.0 26.0 16.0 25.0 21.0 Max Q Clear Time (g_c+I1), s 3.5 8.4 7.5 4.2 8.8 6.2
Green Ext Time (p_c), s 0.1 3.0 2.0 0.1 3.1 0.9
Intersection Summary
HCM 7th Control Delay, s/veh 19.7
HCM 7th LOS B
Notes
User approved pedestrian interval to be less than phase max green.

User approved volume balancing among the lanes for turning movement.

The Grove at Brentwood Attachment B - Intersection LOS Worksheets 1: Walnut Boulevard & McClarren Road/Project Driveway 03 ExistingPP AM Fehr & Peers Synchro 12 Report
Intersection
Int Delay, s/veh 5.6
Movement EBL EBT EBR WBL WBT WBR NBU NBL NBT NBR SBU SBL SBT SBR Lane Configurations
Traffic Vol, veh/h 69 8 47 18 6 20 11 37 321 23 7 68 363 41 Future Vol, veh/h 69 8 47 18 6 20 11 37 321 23 7 68 363 41 Conflicting Peds, #/hr 0 0 2 0 0 0 0 1 0 0 0 0 0 1
Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free Free Free RT Channelized - - None - - None - - - None - - - None
Storage Length - - - - - - - 150 - - - 100 - -
Veh in Median Storage, # - 0 - - 0 - - - 0 - - - 0 -
Grade, % - 0 - - 0 - - - 0 - - - 0 -
Peak Hour Factor 89 92 89 92 92 92 89 89 89 92 89 92 89 89 Heavy Vehicles, % 3 2 3 2 2 2 3 3 3 2 3 2 3 3
Mvmt Flow 78 9 53 20 7 22 12 42 361 25 8 74 408 46
Major/Minor Minor2 Minor1 Major1 Major2
Conflicting Flow All 887 1089 230 855 1100 193 454 455 0 0 386 386 0 0 Stage 1 595 595 - 481 481 - - - - - - - - -
Stage 2 291 494 - 374 618 - - - - - - - - -
Critical Hdwy 7.56 6.54 6.96 7.54 6.54 6.94 6.46 4.16 - - 6.46 4.14 - - Critical Hdwy Stg 1 6.56 5.54 - 6.54 5.54 - - - - - - - - - Critical Hdwy Stg 2 6.56 5.54 - 6.54 5.54 - - - - - - - - - Follow-up Hdwy 3.53 4.02 3.33 3.52 4.02 3.32 2.53 2.23 - - 2.53 2.22 - - Pot Cap-1 Maneuver 237 214 769 252 211 816 736 1095 - - 813 1169 - - Stage 1 455 490 - 535 552 - - - - - - - - -
Stage 2 689 545 - 619 479 - - - - - - - - -
Platoon blocked, % - - - -
Mov Cap-1 Maneuver 195 187 767 196 184 816 962 962 - - 1118 1118 - - Mov Cap-2 Maneuver 195 187 - 196 184 - - - - - - - - -
Stage 1 421 454 - 505 521 - - - - - - - - -
Stage 2 625 514 - 523 443 - - - - - - - - -
Approach EB WB NB SB
HCM Ctrl Dly, s/v 31.38 19.5 1.1 1.29

HCM LOS D C
Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR Capacity (veh/h) 962 - - 272 296 1118 - -
HCM Lane V/C Ratio 0.056 - - 0.512 0.162 0.073 - -
HCM Ctrl Dly (s/v) 9 - - 31.4 19.5 8.5 - -
HCM Lane LOS A - - D C A - -
HCM 95th %tile Q(veh) 0.2 - - 2.7 0.6 0.2 - -

The Grove at Brentwood Attachment B - Intersection LOS Worksheets 2: Walnut Boulevard & Indiana Avenue 03 ExistingPP AM
Fehr & Peers Synchro 12 Report
Intersection
Int Delay, s/veh 0.3
Movement EBL EBR NBU NBL NBT SBU SBT SBR
Lane Configurations
Traffic Vol, veh/h 6 5 9 2 432 0 466 3
Future Vol, veh/h 6 5 9 2 432 0 466 3
Conflicting Peds, #/hr 0 0 0 2 0 0 0 2
Sign Control Stop Stop Free Free Free Free Free Free
RT Channelized - None - - None - - None
Storage Length 0 - - 100 - 50 - -
Veh in Median Storage, # 0 - - - 0 - 0 -
Grade, % 0 - - - 0 - 0 -
Peak Hour Factor 89 89 89 89 89 89 89 89
Heavy Vehicles, % 3 3 3 3 3 3 3 3
Mvmt Flow 7 6 10 2 485 0 524 3
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 795 265 527 529 0 485 - 0
Stage 1 527 - - - - - - -
Stage 2 267 - - - - - - -
Critical Hdwy 6.86 6.96 6.46 4.16 - 6.46 - -
Critical Hdwy Stg 1 5.86 - - - - - - -
Critical Hdwy Stg 2 5.86 - - - - - - -
Follow-up Hdwy 3.53 3.33 2.53 2.23 - 2.53 - -
Pot Cap-1 Maneuver 323 730 661 1027 - 703 - -
Stage 1 554 - - - - - - -
Stage 2 750 - - - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 316 728 702 702 - 703 - -
Mov Cap-2 Maneuver 316 - - - - - - -
Stage 1 543 - - - - - - -
Stage 2 749 - - - - - - -
Approach EB NB SB
HCM Ctrl Dly, s/v 13.71 0.25 0

HCM LOS B
Minor Lane/Major Mvmt NBL NBT EBLn1 SBU SBT SBR
Capacity (veh/h) 702 - 426 703 - -
HCM Lane V/C Ratio 0.018 - 0.029 - - -
HCM Ctrl Dly (s/v) 10.2 - 13.7 0 - -
HCM Lane LOS B - B A - -
HCM 95th %tile Q(veh) 0.1 - 0.1 0 - -

The Grove at Brentwood Attachment B - Intersection LOS Worksheets 3: Walnut Boulevard & Driveway/Oak Street 03 ExistingPP AM Fehr & Peers Synchro 12 Report
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 2 1 1 266 2 111 2 155 280 194 195 8 Future Volume (veh/h) 2 1 1 266 2 111 2 155 280 194 195 8 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 0.98 1.00 0.97 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 Adj Flow Rate, veh/h 2 1 0 299 2 29 2 174 93 218 219 7
Peak Hour Factor 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 Percent Heavy Veh, % 3 3 3 3 3 3 3 3 3 3 3 3
Cap, veh/h 8 4 0 423 3 379 5 312 455 287 586 19
Arrive On Green 0.01 0.01 0.00 0.24 0.24 0.24 0.00 0.17 0.17 0.16 0.33 0.33 Sat Flow, veh/h 1197 599 0 1756 12 1572 1767 1856 2701 1767 1786 57 Grp Volume(v), veh/h 3 0 0 301 0 29 2 174 93 218 0 226
Grp Sat Flow(s),veh/h/ln 1796 0 0 1768 0 1572 1767 1856 1350 1767 0 1843 Q Serve(g_s), s 0.1 0.0 0.0 6.1 0.0 0.6 0.0 3.4 1.2 4.6 0.0 3.7 Cycle Q Clear(g_c), s 0.1 0.0 0.0 6.1 0.0 0.6 0.0 3.4 1.2 4.6 0.0 3.7 Prop In Lane 0.67 0.00 0.99 1.00 1.00 1.00 1.00 0.03
Lane Grp Cap(c), veh/h 12 0 0 426 0 379 5 312 455 287 0 605 V/C Ratio(X) 0.25 0.00 0.00 0.71 0.00 0.08 0.41 0.56 0.20 0.76 0.00 0.37 Avail Cap(c_a), veh/h 274 0 0 944 0 839 270 962 1400 719 0 956 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 0.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 Uniform Delay (d), s/veh 19.4 0.0 0.0 13.7 0.0 11.6 19.6 15.0 14.1 15.7 0.0 10.1 Incr Delay (d2), s/veh 10.9 0.0 0.0 2.2 0.0 0.1 47.6 1.6 0.2 4.1 0.0 0.4 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 0.1 0.0 0.0 2.3 0.0 0.2 0.1 1.3 0.3 1.8 0.0 1.2 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 30.4 0.0 0.0 15.8 0.0 11.6 67.1 16.6 14.3 19.9 0.0 10.5 LnGrp LOS C B B E B B B B
Approach Vol, veh/h 3 330 269 444
Approach Delay, s/veh 30.4 15.5 16.2 15.1
Approach LOS C B B B
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 4.1 17.5 13.5 10.4 11.2 4.3
Change Period (Y+Rc), s 4.0 4.6 4.0 4.0 4.6 4.0
Max Green Setting (Gmax), s 6.0 20.4 21.0 16.0 20.4 6.0 Max Q Clear Time (g_c+I1), s 2.0 5.7 8.1 6.6 5.4 2.1
Green Ext Time (p_c), s 0.0 1.0 1.6 0.4 1.1 0.0
Intersection Summary
HCM 7th Control Delay, s/veh 15.5
HCM 7th LOS B
Notes
User approved pedestrian interval to be less than phase max green.

The Grove at Brentwood Attachment B - Intersection LOS Worksheets 4: Brentwood Boulevard & Oak Street 03 ExistingPP AM
Fehr & Peers Synchro 12 Report
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 150 120 188 38 129 17 105 410 27 16 293 148 Future Volume (veh/h) 150 120 188 38 129 17 105 410 27 16 293 148 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 0.99 1.00 0.98 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 Adj Flow Rate, veh/h 152 159 51 43 145 3 118 461 26 18 329 115 Peak Hour Factor 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 Percent Heavy Veh, % 3 3 3 3 3 3 3 3 3 3 3 3
Cap, veh/h 304 319 267 253 266 220 156 991 56 32 571 196 Arrive On Green 0.17 0.17 0.17 0.14 0.14 0.14 0.09 0.29 0.29 0.02 0.22 0.22 Sat Flow, veh/h 1767 1856 1553 1767 1856 1540 1767 3393 191 1767 2574 884 Grp Volume(v), veh/h 152 159 51 43 145 3 118 239 248 18 223 221 Grp Sat Flow(s),veh/h/ln 1767 1856 1553 1767 1856 1540 1767 1763 1821 1767 1763 1695 Q Serve(g_s), s 3.5 3.5 1.3 1.0 3.3 0.1 3.0 5.0 5.1 0.5 5.1 5.3 Cycle Q Clear(g_c), s 3.5 3.5 1.3 1.0 3.3 0.1 3.0 5.0 5.1 0.5 5.1 5.3 Prop In Lane 1.00 1.00 1.00 1.00 1.00 0.10 1.00 0.52
Lane Grp Cap(c), veh/h 304 319 267 253 266 220 156 515 532 32 391 376 V/C Ratio(X) 0.50 0.50 0.19 0.17 0.55 0.01 0.76 0.46 0.47 0.57 0.57 0.59 Avail Cap(c_a), veh/h 1013 1064 891 818 859 713 624 972 1004 624 972 935 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 17.0 17.0 16.1 17.1 18.1 16.7 20.2 13.1 13.2 22.1 15.7 15.8 Incr Delay (d2), s/veh 1.3 1.2 0.3 0.3 1.7 0.0 7.3 0.7 0.6 15.1 1.3 1.5 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 1.4 1.5 0.4 0.4 1.4 0.0 1.4 1.8 1.9 0.3 2.0 2.0 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 18.3 18.2 16.4 17.4 19.8 16.7 27.5 13.8 13.8 37.2 17.0 17.2 LnGrp LOS B B B B B B C B B D B B
Approach Vol, veh/h 362 191 605 462
Approach Delay, s/veh 18.0 19.2 16.5 17.9
Approach LOS B B B B
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 4.8 18.2 11.8 8.0 15.1 10.5
Change Period (Y+Rc), s 4.0 5.0 4.0 4.0 5.0 4.0
Max Green Setting (Gmax), s 16.0 25.0 26.0 16.0 25.0 21.0 Max Q Clear Time (g_c+I1), s 2.5 7.1 5.5 5.0 7.3 5.3
Green Ext Time (p_c), s 0.0 2.9 1.5 0.2 2.6 0.8
Intersection Summary
HCM 7th Control Delay, s/veh 17.5
HCM 7th LOS B
Notes
User approved pedestrian interval to be less than phase max green.

User approved volume balancing among the lanes for turning movement.

The Grove at Brentwood Attachment B - Intersection LOS Worksheets 1: Walnut Boulevard & McClarren Road 04 ExistingPP PM
Fehr & Peers Synchro 12 Report
Intersection
Int Delay, s/veh 3.5
Movement EBL EBT EBR WBL WBT WBR NBU NBL NBT NBR SBU SBL SBT SBR Lane Configurations
Traffic Vol, veh/h 38 8 31 16 6 18 11 35 482 25 9 67 348 36 Future Vol, veh/h 38 8 31 16 6 18 11 35 482 25 9 67 348 36 Conflicting Peds, #/hr 0 0 0 0 0 0 0 5 0 0 0 0 0 5
Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free Free Free RT Channelized - - None - - None - - - None - - - None
Storage Length - - - - - - - 150 - - - 100 - -
Veh in Median Storage, # - 0 - - 0 - - - 0 - - - 0 -
Grade, % - 0 - - 0 - - - 0 - - - 0 -
Peak Hour Factor 94 92 94 92 92 92 94 94 94 92 94 92 94 94 Heavy Vehicles, % 3 3 3 3 3 3 3 3 3 3 3 3 3 3
Mvmt Flow 40 9 33 17 7 20 12 37 513 27 10 73 370 38
Major/Minor Minor2 Minor1 Major1 Major2
Conflicting Flow All 917 1197 209 978 1203 270 409 414 0 0 540 540 0 0 Stage 1 559 559 - 624 624 - - - - - - - - -
Stage 2 358 638 - 354 578 - - - - - - - - -
Critical Hdwy 7.56 6.56 6.96 7.56 6.56 6.96 6.46 4.16 - - 6.46 4.16 - - Critical Hdwy Stg 1 6.56 5.56 - 6.56 5.56 - - - - - - - - - Critical Hdwy Stg 2 6.56 5.56 - 6.56 5.56 - - - - - - - - - Follow-up Hdwy 3.53 4.03 3.33 3.53 4.03 3.33 2.53 2.23 - - 2.53 2.23 - - Pot Cap-1 Maneuver 226 183 793 203 182 725 786 1135 - - 649 1018 - - Stage 1 478 507 - 437 473 - - - - - - - - -
Stage 2 630 467 - 633 497 - - - - - - - - -
Platoon blocked, % - - - -
Mov Cap-1 Maneuver 183 158 790 161 157 725 1009 1009 - - 950 950 - - Mov Cap-2 Maneuver 183 158 - 161 157 - - - - - - - - -
Stage 1 435 461 - 416 450 - - - - - - - - -
Stage 2 575 444 - 544 451 - - - - - - - - -
Approach EB WB NB SB
HCM Ctrl Dly, s/v 25.29 22.72 0.73 1.54

HCM LOS D C
Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR Capacity (veh/h) 1009 - - 258 246 950 - -
HCM Lane V/C Ratio 0.048 - - 0.318 0.176 0.087 - -
HCM Ctrl Dly (s/v) 8.7 - - 25.3 22.7 9.1 - -
HCM Lane LOS A - - D C A - -
HCM 95th %tile Q(veh) 0.2 - - 1.3 0.6 0.3 - -

The Grove at Brentwood Attachment B - Intersection LOS Worksheets 2: Walnut Boulevard & Indiana Avenue 04 ExistingPP PM
Fehr & Peers Synchro 12 Report
Intersection
Int Delay, s/veh 0.1
Movement EBL EBR NBU NBL NBT SBU SBT SBR
Lane Configurations
Traffic Vol, veh/h 3 0 5 0 568 3 449 5
Future Vol, veh/h 3 0 5 0 568 3 449 5
Conflicting Peds, #/hr 0 0 0 11 0 0 0 11
Sign Control Stop Stop Free Free Free Free Free Free
RT Channelized - None - - None - - None
Storage Length 0 - - 100 - 50 - -
Veh in Median Storage, # 0 - - - 0 - 0 -
Grade, % 0 - - - 0 - 0 -
Peak Hour Factor 94 94 94 94 94 94 94 94
Heavy Vehicles, % 3 3 3 3 3 3 3 3
Mvmt Flow 3 0 5 0 604 3 478 5
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 810 252 483 494 0 604 - 0
Stage 1 498 - - - - - - -
Stage 2 313 - - - - - - -
Critical Hdwy 6.86 6.96 6.46 4.16 - 6.46 - -
Critical Hdwy Stg 1 5.86 - - - - - - -
Critical Hdwy Stg 2 5.86 - - - - - - -
Follow-up Hdwy 3.53 3.33 2.53 2.23 - 2.53 - -
Pot Cap-1 Maneuver 316 744 705 1059 - 591 - -
Stage 1 573 - - - - - - -
Stage 2 712 - - - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 305 736 705 705 - 591 - -
Mov Cap-2 Maneuver 305 - - - - - - -
Stage 1 563 - - - - - - -
Stage 2 700 - - - - - - -
Approach EB NB SB
HCM Ctrl Dly, s/v 16.93 0.09 0.07

HCM LOS C
Minor Lane/Major Mvmt NBL NBT EBLn1 SBU SBT SBR
Capacity (veh/h) 705 - 305 591 - -
HCM Lane V/C Ratio 0.008 - 0.01 0.005 - -
HCM Ctrl Dly (s/v) 10.1 - 16.9 11.1 - -
HCM Lane LOS B - C B - -
HCM 95th %tile Q(veh) 0 - 0 0 - -

The Grove at Brentwood Attachment B - Intersection LOS Worksheets 3: Walnut Boulevard & Driveway/Oak Street 04 ExistingPP PM Fehr & Peers Synchro 12 Report
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 29 21 14 275 17 134 21 209 345 133 168 30 Future Volume (veh/h) 29 21 14 275 17 134 21 209 345 133 168 30 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 0.99 1.00 1.00 1.00 0.99 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 Adj Flow Rate, veh/h 31 22 2 293 18 38 22 222 110 141 179 22 Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Percent Heavy Veh, % 3 3 3 3 3 3 3 3 3 3 3 3
Cap, veh/h 58 41 4 417 26 389 48 347 518 187 430 53
Arrive On Green 0.06 0.06 0.06 0.25 0.25 0.25 0.03 0.19 0.19 0.11 0.27 0.27 Sat Flow, veh/h 1011 717 65 1670 103 1560 1767 1856 2768 1767 1619 199 Grp Volume(v), veh/h 55 0 0 311 0 38 22 222 110 141 0 201 Grp Sat Flow(s),veh/h/ln 1793 0 0 1772 0 1560 1767 1856 1384 1767 0 1818 Q Serve(g_s), s 1.2 0.0 0.0 6.6 0.0 0.8 0.5 4.6 1.4 3.2 0.0 3.8 Cycle Q Clear(g_c), s 1.2 0.0 0.0 6.6 0.0 0.8 0.5 4.6 1.4 3.2 0.0 3.8 Prop In Lane 0.56 0.04 0.94 1.00 1.00 1.00 1.00 0.11
Lane Grp Cap(c), veh/h 103 0 0 442 0 389 48 347 518 187 0 483 V/C Ratio(X) 0.53 0.00 0.00 0.70 0.00 0.10 0.46 0.64 0.21 0.75 0.00 0.42 Avail Cap(c_a), veh/h 259 0 0 897 0 789 255 912 1360 681 0 894 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 0.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 Uniform Delay (d), s/veh 19.0 0.0 0.0 14.2 0.0 12.0 19.9 15.6 14.3 18.0 0.0 12.6 Incr Delay (d2), s/veh 4.2 0.0 0.0 2.1 0.0 0.1 6.8 2.0 0.2 6.1 0.0 0.6 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 0.6 0.0 0.0 2.5 0.0 0.2 0.3 1.8 0.4 1.4 0.0 1.3 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 23.2 0.0 0.0 16.2 0.0 12.1 26.7 17.5 14.5 24.1 0.0 13.1 LnGrp LOS C B B C B B C B
Approach Vol, veh/h 55 349 354 342
Approach Delay, s/veh 23.2 15.8 17.2 17.7
Approach LOS C B B B
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 5.1 15.6 14.4 8.4 12.4 6.4
Change Period (Y+Rc), s 4.0 4.6 4.0 4.0 4.6 4.0
Max Green Setting (Gmax), s 6.0 20.4 21.0 16.0 20.4 6.0 Max Q Clear Time (g_c+I1), s 2.5 5.8 8.6 5.2 6.6 3.2
Green Ext Time (p_c), s 0.0 0.9 1.7 0.2 1.4 0.0
Intersection Summary
HCM 7th Control Delay, s/veh 17.2
HCM 7th LOS B
Notes
User approved pedestrian interval to be less than phase max green.

The Grove at Brentwood Attachment B - Intersection LOS Worksheets 4: Brentwood Boulevard & Oak Street 04 ExistingPP PM
Fehr & Peers Synchro 12 Report
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 231 197 69 41 181 25 83 438 59 50 372 171 Future Volume (veh/h) 231 197 69 41 181 25 83 438 59 50 372 171 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 0.99 1.00 0.98 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 1856 Adj Flow Rate, veh/h 228 235 22 44 193 5 88 466 54 53 396 137 Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Percent Heavy Veh, % 3 3 3 3 3 3 3 3 3 3 3 3
Cap, veh/h 362 380 320 298 313 260 115 847 98 72 623 213 Arrive On Green 0.20 0.20 0.20 0.17 0.17 0.17 0.06 0.27 0.27 0.04 0.24 0.24 Sat Flow, veh/h 1767 1856 1561 1767 1856 1542 1767 3184 367 1767 2575 880 Grp Volume(v), veh/h 228 235 22 44 193 5 88 257 263 53 270 263 Grp Sat Flow(s),veh/h/ln 1767 1856 1561 1767 1856 1542 1767 1763 1789 1767 1763 1692 Q Serve(g_s), s 6.3 6.1 0.6 1.1 5.1 0.1 2.6 6.7 6.7 1.6 7.3 7.4 Cycle Q Clear(g_c), s 6.3 6.1 0.6 1.1 5.1 0.1 2.6 6.7 6.7 1.6 7.3 7.4 Prop In Lane 1.00 1.00 1.00 1.00 1.00 0.21 1.00 0.52
Lane Grp Cap(c), veh/h 362 380 320 298 313 260 115 469 476 72 427 410 V/C Ratio(X) 0.63 0.62 0.07 0.15 0.62 0.02 0.77 0.55 0.55 0.73 0.63 0.64 Avail Cap(c_a), veh/h 864 907 763 698 733 609 532 829 841 532 829 795 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 19.3 19.2 17.0 18.9 20.5 18.4 24.5 16.8 16.8 25.2 18.0 18.1 Incr Delay (d2), s/veh 1.8 1.6 0.1 0.2 2.0 0.0 10.2 1.0 1.0 13.4 1.5 1.7 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 2.6 2.6 0.2 0.5 2.2 0.1 1.4 2.6 2.7 0.9 2.9 2.9 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 21.1 20.9 17.1 19.1 22.5 18.5 34.7 17.8 17.8 38.6 19.6 19.8 LnGrp LOS C C B B C B C B B D B B
Approach Vol, veh/h 485 242 608 586
Approach Delay, s/veh 20.8 21.8 20.2 21.4
Approach LOS C C C C
Timer - Assigned Phs 1 2 4 5 6 8
Phs Duration (G+Y+Rc), s 6.2 19.1 14.9 7.4 17.9 13.0
Change Period (Y+Rc), s 4.0 5.0 4.0 4.0 5.0 4.0
Max Green Setting (Gmax), s 16.0 25.0 26.0 16.0 25.0 21.0 Max Q Clear Time (g_c+I1), s 3.6 8.7 8.3 4.6 9.4 7.1
Green Ext Time (p_c), s 0.1 3.0 2.1 0.1 3.1 1.0
Intersection Summary
HCM 7th Control Delay, s/veh 20.9
HCM 7th LOS C
Notes
User approved pedestrian interval to be less than phase max green.

User approved volume balancing among the lanes for turning movement.

P
Attachment C. Signal
Warrant Worksheets

Project The Grove at Brentwood TIA
Major Street Walnut Boulevard Scenario Existing Plus Project Minor Street McClarren Road-Project Driveway Peak Hour AM Turn Movement Volumes Major Street Direction

NB SB EB WB
Left 48 75 69 18 x North/South
Through 321 363 8 6 East/West
Right 23 41 47 20
Total 392 479 124 44
Intersection Geometry
1 4

21.4 Approach with Worst Case Delay EB
124
Warrant Met
Warrant 3A, Peak Hour
NO
Total Approaches
Peak Hour Delay on
Minor Approach
(vehicle-hours)
Peak Hour Volume
on Minor Approach
(vph)
Peak Hour Entering
Volume Serviced
(vph)
Met Met

0.7 124 1,039
4 100 800
Stopped Delay (seconds per vehicle)
Total Vehicles on Approach
Number of Approach Lanes for Minor Street
Worst Case Delay for Minor Street
Not Met
Existing Plus Project
Limiting Value
Condition Satisfied?

Project The Grove at Brentwood TIA
Major Street Walnut Boulevard Scenario Existing Plus Project Minor Street McClarren Road-Project Driveway Peak Hour AM Turn Movement Volumes Major Street Direction

NB SB EB WB
Left 48 75 69 18 x North/South
Through 321 363 8 6 East/West
Right 23 41 47 20
Total 392 479 124 44
Major Street Minor Street Warrant Met Walnut Boulevard McClarren Road-Project Driveway 2 1
NO
Number of Approach Lanes
* Note: Traffic Volume for Major Street is Total Volume of Both Approches.

Traffic Volume for Minor Street is the Volume of High Volume Approach.

Traffic Volume (VPH) * 871 124
0 100
200
300
400
500
600
400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 Minor Street Higher Volume Approach - VPH
Major Street - Total of Both Approaches - Vehicle Per Hour (VPH) Warrant 3B, Peak Hour
* Note: 150 vph applies as the lower threshold volume for a minor-street approach with two or more lanes and 100 vph applies as the lower threshold volume for a minor-street approach with one lane.

Source: California Manual on Uniform Traffic Control Devices, Caltrans, 2014 150*
100*
2 or More Lanes & 2 or More Lanes
1 Lane & 1 Lane
2 or More Lanes & 1 Lane

Project The Grove at Brentwood TIA
Major Street Walnut Boulevard Scenario Existing Plus Project Minor Street Indiana Avenue Peak Hour AM
Turn Movement Volumes Major Street Direction

NB SB EB WB
Left 11 0 6 0 x North/South
Through 432 466 0 0 East/West
Right 0 3 5 0
Total 443 469 11 0
Intersection Geometry
1 3

13.7 Approach with Worst Case Delay EB
11 Stopped Delay (seconds per vehicle)
Total Vehicles on Approach
Number of Approach Lanes for Minor Street
Worst Case Delay for Minor Street
Not Met
Existing Plus Project
Limiting Value
Condition Satisfied?
Warrant Met
Warrant 3A, Peak Hour
NO
Total Approaches
Peak Hour Delay on
Minor Approach
(vehicle-hours)
Peak Hour Volume
on Minor Approach
(vph)
Peak Hour Entering
Volume Serviced
(vph)
Not Met Met
0 11 923
4 100 650

Project The Grove at Brentwood TIA
Major Street Walnut Boulevard Scenario Existing Plus Project Minor Street Indiana Avenue Peak Hour AM
Turn Movement Volumes Major Street Direction

NB SB EB WB
Left 11 0 6 0 x North/South
Through 432 466 0 0 East/West
Right 0 3 5 0
Total 443 469 11 0

16.9 2 1
NO
Number of Approach Lanes
* Note: Traffic Volume for Major Street is Total Volume of Both Approches.

Traffic Volume for Minor Street is the Volume of High Volume Approach.

Traffic Volume (VPH) * 912 11
Major Street Minor Street Warrant Met Walnut Boulevard Indiana Avenue 0 100
200
300
400
500
600
400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 Minor Street Higher Volume Approach - VPH
Major Street - Total of Both Approaches - Vehicle Per Hour (VPH) Warrant 3B, Peak Hour
* Note: 150 vph applies as the lower threshold volume for a minor-street approach with two or more lanes and 100 vph applies as the lower threshold volume for a minor-street approach with one lane.

Source: California Manual on Uniform Traffic Control Devices, Caltrans, 2014 150*
100*
2 or More Lanes & 2 or More Lanes
1 Lane & 1 Lane
2 or More Lanes & 1 Lane

Project The Grove at Brentwood TIA
Major Street Walnut Boulevard Scenario Existing Plus Project Minor Street McClarren Road-Project Driveway Peak Hour PM Turn Movement Volumes Major Street Direction

NB SB EB WB
Left 46 76 38 16 x North/South
Through 482 348 8 6 East/West
Right 25 36 31 18
Total 553 460 77 40
Intersection Geometry
1 4

25.3 Approach with Worst Case Delay EB
77 Stopped Delay (seconds per vehicle)
Total Vehicles on Approach
Number of Approach Lanes for Minor Street
Worst Case Delay for Minor Street
Not Met
Existing Plus Project
Limiting Value
Condition Satisfied?
Warrant Met
Warrant 3A, Peak Hour
NO
Total Approaches
Peak Hour Delay on
Minor Approach
(vehicle-hours)
Peak Hour Volume
on Minor Approach
(vph)
Peak Hour Entering
Volume Serviced
(vph)
Not Met Met

0.5 77 1,130
4 100 800

Project The Grove at Brentwood TIA
Major Street Walnut Boulevard Scenario Existing Plus Project Minor Street McClarren Road-Project Driveway Peak Hour PM Turn Movement Volumes Major Street Direction

NB SB EB WB
Left 46 76 38 16 x North/South
Through 482 348 8 6 East/West
Right 25 36 31 18
Total 553 460 77 40
2 1
NO
Number of Approach Lanes
* Note: Traffic Volume for Major Street is Total Volume of Both Approches.

Traffic Volume for Minor Street is the Volume of High Volume Approach.

Traffic Volume (VPH) * 1,013 77
Major Street Minor Street Warrant Met Walnut Boulevard McClarren Road-Project Driveway 0 100
200
300
400
500
600
400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 Minor Street Higher Volume Approach - VPH
Major Street - Total of Both Approaches - Vehicle Per Hour (VPH) Warrant 3B, Peak Hour
* Note: 150 vph applies as the lower threshold volume for a minor-street approach with two or more lanes and 100 vph applies as the lower threshold volume for a minor-street approach with one lane.

Source: California Manual on Uniform Traffic Control Devices, Caltrans, 2014 150*
100*
2 or More Lanes & 2 or More Lanes
1 Lane & 1 Lane
2 or More Lanes & 1 Lane

Project The Grove at Brentwood TIA
Major Street Walnut Boulevard Scenario Existing Plus Project Minor Street Indiana Avenue Peak Hour PM
Turn Movement Volumes Major Street Direction

NB SB EB WB
Left 5 3 3 0 x North/South
Through 568 449 0 0 East/West
Right 0 5 0 0
Total 573 457 8 0
Intersection Geometry
1 3

16.9 Approach with Worst Case Delay EB
3 Warrant Met
Warrant 3A, Peak Hour
NO
Total Approaches
Peak Hour Delay on
Minor Approach
(vehicle-hours)
Peak Hour Volume
on Minor Approach
(vph)
Peak Hour Entering
Volume Serviced
(vph)
Not Met Met
0 8 1,038
4 100 650
Stopped Delay (seconds per vehicle)
Total Vehicles on Approach
Number of Approach Lanes for Minor Street
Worst Case Delay for Minor Street
Not Met
Existing Plus Project
Limiting Value
Condition Satisfied?

Project The Grove at Brentwood TIA
Major Street Walnut Boulevard Scenario Existing Plus Project Minor Street Indiana Avenue Peak Hour PM
Turn Movement Volumes Major Street Direction

NB SB EB WB
Left 5 3 3 0 x North/South
Through 568 449 0 0 East/West
Right 0 5 0 0
Total 573 457 8 0

16.9 Major Street Minor Street Warrant Met Walnut Boulevard Indiana Avenue 2 1
NO
Number of Approach Lanes
* Note: Traffic Volume for Major Street is Total Volume of Both Approches.

Traffic Volume for Minor Street is the Volume of High Volume Approach.

Traffic Volume (VPH) * 1,030 8
0 100
200
300
400
500
600
400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 Minor Street Higher Volume Approach - VPH
Major Street - Total of Both Approaches - Vehicle Per Hour (VPH) Warrant 3B, Peak Hour
* Note: 150 vph applies as the lower threshold volume for a minor-street approach with two or more lanes and 100 vph applies as the lower threshold volume for a minor-street approach with one lane.

Source: California Manual on Uniform Traffic Control Devices, Caltrans, 2014 150*
100*
2 or More Lanes & 2 or More Lanes
1 Lane & 1 Lane
2 or More Lanes & 1 Lane

www.sveginc.com
Phase I Environmental Site Assessment
March 07, 2026
3740 Walnut Blvd – APN #s 013-232-006 & 012-170-006, Brentwood, Contra Costa County CA Project #: P1-01-08-26
Prepared for:

Mr. Matt Hagar
Silicon Valley Environmental/Phase-1 Environmental Services is pleased to submit our report describing the findings of the Phase I Environmental Site Assessment (ESA) at the above reference Property. This assessment was prepared in general accordance with the American Society of Testing and Materials (ASTM) Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process – ASTM Designation: E 1527-13 and (with final EPA approval) E 1527-21 – hereinafter referred to as E 1527-21.

Reliance
This report may be distributed and relied upon by Mr. Matt Hagar; Their successors, and assigns - with the reality that the entire report must be read, including Section 1.4 (Significant Assumptions), Section 1.5 (Limitations and Exceptions) and 1.6 (Limitations of Liability). Reliance on the information and conclusions in this report by any other person or entity is not authorized without the express written consent from Silicon Valley Environmental/ Phase-1 Environmental Services. I declare that, to the best of my professional knowledge and belief, I meet the definition of Environmental Professional as defined in §312.10 of this part [40 CFR Part 312]. I have specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the Subject Property. I have developed and performed the “all appropriate inquiries” in conformance with the standards and practices set forth in 40 CFR Part 312.

If you have any questions or require further clarification of the report findings, please contact the undersigned at your convenience. Thank you for the opportunity to be of service.

Respectfully,
Silicon Valley Environmental Group, Inc./DBA; Phase-1 Environmental Services Christopher G. Solomon, CEO
ASTM-Qualified Phase I, II & III
Environmental Professional
Senior Assessor

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REPORT FINDINGS & SUMMARY
Identified RECs & PECs (See definitions below) Yes No
Recognized Environmental Condition (REC) X
Controlled Recognized Environmental Condition (CREC) X
Historical Recognized Environmental Condition (HREC) X
Other Environmental Consideration (OEC) X
Recognized Environmental Condition (REC) : Defined by the ASTM Standard Practice E 1527-21 as; "(1) the presence of hazardous substances or petroleum products in, on or at the subject property due to a release to the environment; (2) the likely presence of hazardous substances or petroleum products in, on or at the subject property due to a release or likely release to the environment; or (3) the presence of hazardous substances or petroleum products in, on or at the subject property under conditions that pose a material threat of a future release to the environment. A de minimis condition is not a recognized environmental condition."
Phase-1 Environmental Services did not identify any Recognized Environmental Conditions during this assessment – based on its current zoning and land use.

Controlled Recognized Environmental Condition (CREC) : Defined by the ASTM Standard Practice E 1527-21 as; “N—recognized environmental condition affecting the subject property that has been addressed to the satisfaction of the applicable regulatory authority or authorities with hazardous substances or petroleum products allowed to remain in place subject to implementation of required controls (for example, activity and use limitations or other property use limitations).” (Or other agency-required future Site Management)
Phase I Environmental Services did not identify any Controlled Recognized Environmental Conditions (CRECs) during this assessment – based on its current zoning and land use.

Historical Recognized Environmental Condition (HREC) : Defined by the ASTM Standard Practice E 1527-21 as; “a previous release of hazardous substances or petroleum products affecting the Subject Property that has been addressed to the satisfaction of the applicable regulatory authority or authorities and meeting unrestricted use criteria established by the applicable regulatory authority or authorities without subjecting the subject property to any controls (for example, activity and use limitations or other property use limitations). A historical recognized environmental condition is not a recognized environmental condition.”
Phase-1 Environmental Services did identify Historical Recognized Environmental Conditions (HRECs) during this assessment based on available information, including:
(i) Former underground storage tank (UST) removals at the Subject Property with subsequent County “No Further Action” closure documentation referenced in available records; and

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(ii) The Chevron-related Old Valley Pipeline investigation/closure narrative presented on the associated GeoTracker profile.

Other Environmental Considerations (OEC’s) : OECs are environmental conditions, risks, or property attributes that are outside the scope of ASTM E1527-21 and/or do not meet the definition of a REC, CREC, or HREC, but may be relevant to property use, redevelopment planning, health and safety, environmental compliance, permitting, construction management, or overall transaction risk.

OECs may be based on observed conditions, historical use, or data limitations, and are typically addressed through prudent planning, targeted confirmation, and/or construction-phase management measures, as appropriate.

Phase-1 Environmental Services did identify OECs for this assessment, including redevelopment planning considerations related to:
(iii) The pipeline/railroad corridor setting (constructability and subsurface clearance constraints. (iv) Historic agricultural/orchard land use context (shallow soil pesticide/metals considerations), particularly given planned sensitive-use features (children’s playground). (v) Vapor Encroachment related to the petroleum pipelines and former removed USTs.

Please refer to Section 15) Conclusions and Recommendations and Report Summary for our opinions and recommended actions.

Non-ASTM Scope - Other Environmental Considerations
(See definitions below)
Yes No
Mold, Water Intrusion/ Damage X
Radon Gas X
Lead Based Paint (LBP) X
Asbestos Building Materials (ACMs) X
Report Summary
At the request of the client, SVEG has conducted this Phase I Environmental Site Assessment (ESA) for the proposed development project in conformance with the scope and limitations of ASTM E 1527-21 at 3740 Walnut Blvd – APN #s 013-232-006 & 012-170-006, Brentwood, Contra Costa County CA; (the Subject Property).

The Subject Property comprises two adjoining, currently undeveloped parcels: APN 013-232-006 (1.870 acres) and APN 012-170-006 (2.156 acres). County parcel maps indicate an easement labeled “Standard Oil” that bisects the parcels, signifying the presence of a petroleum pipeline running along the southern and southwestern borders of parcel 013-232-006 and the northern and northeastern borders of parcel 012-170-006.

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The proposed development, overseen by the City of Brentwood under project number CUP 25- 010/DR 25-008, is known as The Grove at Brentwood. It consists of a two-story retail and commercial building totaling approximately 30,105 square feet, designed as a public market and community gathering space serving Brentwood and the surrounding areas. The first floor will feature smaller tenant spaces focused on a variety of food options, artisanal products, boutique grocery retailers, and small businesses, creating a hub that supports community events. The second floor will provide larger leasable spaces, primarily for restaurants and additional tenants.

Complementing the building is a 24,000-square-foot outdoor area, serving as a social and recreational hub. This landscaped space will include ample seating, shade trees, games, a playground, water features for seasonal enjoyment, and an outdoor stage for entertainment events. Current conceptual site plans also depict a children’s “tot lot/playground” and outdoor-use features within mapped (i.e. approximate) portions of the Subject Property near the former UST removal area and the historic pipeline corridor. Building and elevation plans indicate that the retail/commercial building will be located in the northwest portion of the Subject Property within parcel 013-232-006, at the corner of Oak Street and Walnut Boulevard. Directly southeast of the building will be a proposed outdoor seating area with a playground and restrooms, also on parcel 013-232-006. South of this area, a large parking lot is planned on parcel 012-170-006 (formerly addressed as 3740 Walnut Boulevard).

The primary objective of this Phase I ESA is to evaluate and integrate historical environmental information for the current Subject Property (two parcels), including available regulatory records and prior environmental investigations, and to identify any conditions relevant to environmental due diligence and redevelopment planning. A comprehensive summary of these events are discussed in Section 9 of this report and associated reports chronology are provided in Attachment B. Copies of other relevant historical records/documents are also included in Attachment B.

Conclusions & Recommendations
There is no active environmental cleanup case (such as an open leaking underground storage tank case, voluntary cleanup program enrollment, or ongoing regulatory enforcement action) associated with the Subject Property that would currently impede its redevelopment or future site development activities.

However, the historical use of the property—including the documented removal of underground storage tanks (USTs) and the presence of an active oil pipeline crossing the Subject Property— warrants proactive measures to manage potential residual impacts during construction. Although no recognized environmental conditions (RECs) were identified that rise to the level of requiring immediate remedial action under current conditions, the potential for encountering petroleum hydrocarbons, pesticides, metals, or other contaminants in soil during grading, excavation, trenching, or other earth-moving activities associated with future development cannot be entirely ruled out based on the site history.

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To support safe and compliant redevelopment, it is recommended that Best Management Practices (BMPs) be implemented. Specifically, preparation and implementation of a Soil Management Plan (SMP) prior to the commencement of any ground-disturbing activities is prudent and strongly advised. The SMP should include, at a minimum:
• Protocols for screening, handling, stockpiling, testing, and (if necessary) off-site disposal or reuse of excavated soils that may exhibit visual/olfactory evidence of impacts or exceed applicable screening levels for petroleum hydrocarbons, pesticides, heavy metals, or other constituents of potential concern.
• Health and safety measures for workers and the public during excavation and grading. • Contingency procedures for unexpected discoveries (e.g., stained soils, odors, or debris), including notification requirements to regulatory agencies if thresholds are met. • Coordination with applicable local, state, and federal requirements for soil management during construction.

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Table of Contents – 3740 Walnut Blvd, Brentwood, CA
Phase I Environmental Site Assessment – March 2026
REPORT FINDINGS & SUMMARY..........................................................................................................................1 Report Summary.......................................................................................................................................................2 1) INTRODUCTION ...................................................................................................................................................7

1.1) Purpose ..............................................................................................................................................................7

1.2) Scope of Services ..............................................................................................................................................7

1.3) Deviations..........................................................................................................................................................7

1.4) Significant Assumptions....................................................................................................................................8

1.5) Limitations and Exceptions...............................................................................................................................8

1.6) Limitations of Liability......................................................................................................................................9

1.7) Special Terms and Conditions...........................................................................................................................9 2) SUMMARY OF PROPERTY DESCRIPTION & BUILDING INFORMATION .................................................9 3) SITE AND VICINITY GEOLOGIC DESCRIPTION ..........................................................................................10

3.1) Topographic Map Overview............................................................................................................................10

3.2) General Site Setting.........................................................................................................................................10

3.3) Hydrogeologic Review....................................................................................................................................10 4) STRUCTURES, IMPROVEMENTS, USAGE CHARACTERISTICS................................................................11 Current Uses of Adjoining Properties.................................................................................................................12 5) USER PROVIDED INFO., QUESTIONNAIRES, AND INTERVIEWS ............................................................12

5.1) User Questionnaire ..........................................................................................................................................12

5.2) ASTM Property Owner Pre-Survey Environmental Questionnaire ................................................................13

5.3) Land Title Records/ Environmental Liens – Property Activity Use Limitations............................................13 6) SITE RECONNAISSANCE/ ENVIRONMENTAL INSPECTION .....................................................................14

6.1) Methodology and Limiting Conditions ...........................................................................................................14

6.2) Subject Properties & Adjacent Reconnaissance Findings...............................................................................14 7) HISTORICAL INFORMATION...........................................................................................................................16

7.1) Historic Fire Insurance Maps ..........................................................................................................................16

7.2) Aerial Photograph Review ..............................................................................................................................16

7.3) Historical Topographic Map Review ..............................................................................................................17

7.4) Local Historic City Directory Review.............................................................................................................18 8) REGULATORY AGENCY RECORDS ...............................................................................................................18

8.1) Contra Costa County Department of Environmental Health (CUPA).............................................................18

8.2) Building, Planning Department Office Records..............................................................................................19

8.3) Regional Water Quality Control Board...........................................................................................................19