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7.3 Foundation and Settlement
We conclude the proposed building should be supported on a stiffened shallow foundation system, such as interconnected continuous spread footings or a mat, provided the estimated foundation settlements presented in Section 6.1 are acceptable from structural standpoint.
7.3.1 Interconnected Continuous Footings
Interconnected continuous footings should be at least 18 inches wide and bottom on firm soil or bedrock. Perimeter footings should be bottomed at least 24 inches below the lowest adjacent outside grade. The perimeter footing embedment depth may be decreased by six inches where pavement or concrete flatwork is adjacent to the new building. Interior footings should be bottomed at least 18 inches below the bottom of the capillary moisture break.
For design of the interconnected continuous footings, we recommend using an initial modulus of subgrade reaction of 20 pounds per cubic inch (pci) for dead-plus-live loads (10 pci for footings located within Zone A). These values have already been scaled to account for the plan dimensions of the foundation (therefore, this is not kv1 for 1-foot-square plate) and may be increased by one-third for total load conditions. Once the structural engineer estimates the distribution of bearing stress on the bottom of the footings and the corresponding deflections, we should review the distribution and revise the modulus of subgrade reaction, if appropriate.
Footings may be designed using an allowable bearing pressure of 3,500 pounds per square foot (psf) for dead-plus-live loads; this value may be increased by one-third for total design loads, which include wind or seismic forces. The allowable bearing pressures for dead-plus-live and total loads include factors of safety of at least 2.0 and 1.5, respectively.
As discussed in Section 6.1, if the estimated static settlement for spread footings located within Zone A is not acceptable from structural standpoint, the ground beneath the spread footings within Zone A should by improved by installing DDCs that transfer building loads to less compressible alluvium (see Section 6.1.1 and 7.5).
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Lateral loads may be resisted by a combination of passive pressure on the vertical faces of the footings and friction between the bottoms of the footings and the supporting soil. To compute lateral resistance, we recommend using an uniform pressure of 1,500 psf for transient load conditions and an equivalent fluid weight of 260 pounds per cubic foot (pcf) for sustained load conditions; the upper foot of soil should be ignored unless confined by a slab or pavement.
Frictional resistance should be computed using a base friction coefficient of 0.30. The passive pressure and frictional resistance values include a factor of safety of at least 1.5 and may be used in combination without reduction.
Footing excavations should be free of standing water, debris, and disturbed materials prior to placing concrete. The bottoms and sides of the footing excavations should be moistened following excavation and maintained in a moist condition until concrete is placed. We should check footing excavations prior to placement of reinforcing steel to check for proper bearing and preparation.
7.3.2 Mat Foundation
The edge of the mat foundation should bottom at least nine inches below the lowest adjacent exterior soil subgrade; however, the edge may need to be deepened further where utility trenches, bioswales, or loose landscape soil are planned along the building’s edge. For mat design, we recommend using an initial modulus of subgrade reaction of 20 pounds per cubic inch (pci) for dead-plus-live loads (10 pci for mat located within Zone A). These values have already been scaled to account for the plan dimensions of the foundation (therefore, this is not kv1 for 1-footsquare plate) and may be increased by one-third for total load conditions. Once the structural engineer estimates the distribution of bearing stress on the bottom of the mat and the corresponding deflections, we should review the distribution and revise the modulus of subgrade reaction, if appropriate.
Considering the large area of the mat, we expect the average bearing stress under the mat to be low; however, concentrated stresses will occur at column locations and at the edges of the mat.
The mat should be designed to impose a maximum dead-plus-live-load bearing pressure of 3,500 1002 of 2177
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psf on the foundation subgrade soil. This pressure may be increased by one-third for total load conditions.
Assuming the mat is underlain by a vapor retarder, a friction factor of 0.20 may be used to compute base friction. Where the mat foundation is supported directly on soil, a friction factor of
0.30 may be used. To compute lateral resistance, we recommend using an uniform pressure of 1,500 psf for transient load conditions and an equivalent fluid weight of 260 pcf for sustained load conditions; the upper foot of soil should be ignored unless confined by a slab or pavement.
The values for friction coefficient and passive pressure include a factor of safety of 1.5 and may be used in combination without further reduction.
7.4 Concrete Slab-on-Grade Floor
The subgrade for the slab-on-grade floor (for the spread footing foundation option) or mat foundation should be prepared in accordance with our recommendations in Section 7.1.1. Where water vapor transmission through the floor slab/mat is not desirable, we recommend installing a capillary moisture break and water vapor retarder beneath the floor slab. A capillary moisture break consists of at least four inches of clean, free-draining gravel or crushed rock. The particle size of the capillary break material should meet the gradation requirements presented in Table 2.
TABLE 2
Gradation Requirements for Capillary Moisture Break
Sieve Size Percentage Passing Sieve
1 inch 90 – 100
¾ inch 30 – 100
½ inch 5 – 25
3/8 inch 0 – 6
The vapor retarder should meet the requirements for Class B vapor retarders stated in ASTM E1745. For the mat foundation option, the four-inch capillary break can be eliminated provided 1003 of 2177
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the vapor retarder meets the requirements for Class A vapor retarders. The vapor retarder should be placed in accordance with the requirements of ASTM E1643. These requirements include overlapping seams by six inches, taping seams, and sealing penetrations in the vapor retarder.
Concrete mixes with high water/cement (w/c) ratios result in excess water in the concrete, which increases the cure time and results in excessive vapor transmission through the slab or mat.
Therefore, concrete for the floor slab/mat should have a low w/c ratio - less than 0.45. Water should not be added to the concrete mix in the field. If necessary, workability should be increased by adding plasticizers. In addition, the slab should be properly cured. Before the floor covering is placed, the contractor should check that the concrete surface and the moisture emission levels (if emission testing is required) meet the manufacturer’s requirements.
7.5 Ground Improvement
We consider DDCs to be the most appropriate ground improvement method for the Zone A portion of this project. DDCs are installed under design-build contracts by specialty contractors.
The required size, spacing, length, and strength of the ground improvement elements should be determined by the design-build contractor based on the proposed structural loads and the desired level of improvement (tolerable settlement and/or desired bearing capacity).
For planning purposes, we recommend the DDCs extend to firm native alluvium or bedrock. We anticipate the DDCs will bottom 25 to 35 feet bgs. The length and spacing of the DDCs should be sufficient to limit total and differential static settlement of footing supported on improved ground to 3/4 inch and 1/2 inch across a horizontal distance of 30 feet, respectively, for design allowable bearing pressure of 3,500 psf for dead-plus-live load conditions.
We recommend the interface between the ground improvement elements and bottoms of spread footings or a mat be separated by a minimum 12-inch-thick compacted aggregate cushion, consisting of Class 2 aggregate base or crushed rock. The purpose of the aggregate cushion is to provide some degree of isolation between the two elements, which will help prevent excessive moments from being induced in the ground improvement columns during lateral loading. 1004 of 2177
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7.5.1 Load Test
We recommend the ground improvement design be verified in the field by performing at least one full-scale load test in compression and one load test in tension (if applicable). Details regarding the proposed load testing program should be included in the design-build submittal for our review prior to mobilization to the site. The load tests should be performed on nonproduction DDCs, under our observation, constructed using the same equipment, means-andmethods, area replacement ratio, and grout factor proposed for the production DDCs. The results of the load testing program should be evaluated by the design-build contractor’s engineer, as well as our engineer, to confirm the columns provide adequate factor of safety with respect to axial load failure and allowable axial deflection at the design load prior to commencing with production installation.
7.6 Permanent Below-Grade Walls
Permanent below-grade walls should be designed to resist lateral earth pressure imposed by the retained soil, as well as a surcharge pressure from nearby foundations and vehicles, where appropriate. Where permanent below-grade walls will be restrained from movement at the top or sides (e.g., retaining walls with 90-degree angle turn, such as elevator pit walls), they should be designed for at-rest conditions. We recommend restrained walls be designed using an at-rest equivalent fluid weight of 60 pcf. Retaining walls that are unrestrained at the top should be designed for active conditions using an active equivalent fluid weight of 40 pcf. To evaluate the restrained and unrestrained walls for seismic loading, we recommend using active equivalent fluid weight plus a seismic increment as shown in Table 3. 1005 of 2177
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TABLE 3
Lateral Earth Pressures for Retaining Wall Design
Wall Restraint Static Condition Seismic Condition1
Unrestrained 40 pcf 40 pcf + 16 pcf
Restrained 60 pcf 40 pcf + 41 pcf
Note 1: The 2019 CBC requires walls that retain more than six feet of backfill to be checked for seismic loading.
Where there will be vehicular traffic behind the top of a permanent wall within a horizontal distance equal to 1.5 times the height of the wall, the wall should be designed for vehicular surcharge of 50 psf at the upper 10 feet. Where existing foundations are supported above a “zone-of-influence” line extending up from a permanent wall at an inclination of 1.5:1 (horizontal: vertical), the wall should be designed for a surcharge pressure.
The design pressures recommended above are based on fully drained walls. Although belowgrade retaining walls will be above the groundwater level, water can accumulate behind the walls from other sources, such as rainfall, irrigation, and broken water lines, etc. If the earth pressures presented above are used to design the walls, they will need to incorporate a drainage system (i.e., a back drain) behind the walls. One acceptable method for back-draining a retaining wall is to place a prefabricated drainage panel against the back of the wall. The drainage panel should extend down to a perforated PVC collector pipe surrounded by at least four inches of Caltrans Class 2 permeable material or 3/4-inch drain rock wrapped in filter fabric (Mirafi 140NC or equivalent). A proprietary, prefabricated collector drain system, such as Tremdrain Total Drain or Hydroduct Coil (or equivalent), designed to work in conjunction with the drainage panel may be used in lieu of the perforated pipe surrounded by gravel described above. The pipe should be connected to a suitable discharge point; a sump and pump system may be required to drain the collector pipes for below-grade retaining walls, such as elevator pit walls.
To protect against moisture migration, below-grade retaining walls should be waterproofed and water stops should be placed at all construction joints. If backfill is required behind retaining 1006 of 2177
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walls, the walls should be braced, or hand compaction equipment used, to prevent unacceptable surcharges on walls (as determined by the structural engineer).
7.7 Temporary Cut Slopes and Excavation Shoring
Excavations that will be entered by workers should be shored or sloped in accordance with the Occupational Safety and Health Administration (OSHA) standards (29 CFR Part 1926). The contractor should be responsible for the construction and safety of temporary slopes. The shoring designer should be responsible for the shoring design.
Where space permits, the sides of the temporary excavation can be sloped. We recommend temporary slopes not exceed an inclination of 1:1 (horizontal to vertical) in clayey soil (OSHA Type B Soil). Where space does not permit sloping of the excavation perimeter, a shoring system will be required to support the sides of the proposed excavation. We judge that a cantilevered soldier pile and lagging shoring system is appropriate for support of excavations that are less than 12 feet deep.
A structural/civil engineer knowledgeable in this type of construction should be retained to design the shoring. The shoring designer should design the shoring system for lateral deformation of less than one inch at any location on the shoring (1/2 inch if neighboring structures are within a horizontal distance equal to two times the height of the shoring). We should review the final shoring plans and calculations to check that they are consistent with the recommendations presented in this report.
7.7.1 Cantilevered Soldier-Pile-and-Lagging Shoring System A cantilevered soldier pile and lagging system should be designed using an active equivalent fluid weight of 40 pcf for level backfill conditions. Where traffic loads are expected within 10 feet of the shoring walls, an additional design load of 50 psf should be applied to the upper 10 feet of the wall. Shoring should be designed for surcharge loads where there will be construction equipment and/or stockpiled soil within a horizontal distance of 1.5 times the excavation height from the edge of excavation. We can provide recommendations for surcharge pressures once surcharge loads are known.
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Passive resistance at the toe of the soldier piles should be computed using an equivalent fluid weight of 260 pcf, with a maximum passive earth pressure of 2,500 psf. The upper foot of soil should be ignored when computing passive resistance. Passive pressure can be assumed to act over an area of three soldier pile widths assuming the toe of the soldier pile is filled with structural concrete. If lean concrete is placed in the soldier pile shaft, the passive pressure can be assumed to act over two pile diameters. These passive pressure values include a factor of safety of at least 1.5.
Soldier piles should be placed in pre-drilled holes backfilled with concrete or installed in soilmix columns. The subsurface soils include lenses of clayey sands. The shoring contractor should be prepared to use casing or drilling slurry to reduce caving of holes, where necessary. Installing soldier piles using a vibratory method is not recommended within 25 feet of existing structures.
7.8 Pavement and Paver Design
Design recommendations for asphalt concrete and Portland cement concrete pavements, and concrete pavers are presented in the following sections.
7.8.1 Flexible (Asphalt Concrete) Pavement Design
The State of California flexible pavement design method was used to develop the recommended asphalt concrete pavement sections. The final soil subgrade in pavement areas will likely consist of sandy clay or clayey sand. Based on our experience with similarly soils, we recommend a preliminary resistance value (R-value) of 15 be used for asphalt concrete pavement design.
Recommended pavement sections for traffic indices (TIs) ranging from 4.5 to 6.5 are presented in Table 4. The Civil Engineer for the project should check that the TIs presented in this report are appropriate for the intended use. We can provide additional pavement sections for different TIs upon request.
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TABLE 4
Asphalt Concrete Pavement Sections
R-Value of 15 for Subgrade Soil
Traffic
Index
Asphaltic Concrete
(inches)
Class 2 Aggregate Base
(inches)
4.5 2.5 8.0
5.0 3.0 8.0
5.5 3.0 10.0
6.0 3.5 10.5
6.5 4.0 11.5
The upper eight inches of the subgrade should be moisture-conditioned and compacted in accordance with requirements presented in Section 7.1. The subgrade should be proof-rolled under the direction of our field engineer to confirm it is non-yielding prior to placement of aggregate base. The aggregate base should be moisture conditioned to near optimum and compacted to at least 95 percent relative compaction. The aggregate base should also be proofrolled to confirm it is non-yielding prior to paving.
If pavements are adjacent to irrigated landscaped areas, curbs adjacent to those areas should extend through the aggregate base and at least three inches into the underlying soil to reduce the potential for irrigation water to infiltrate into the pavement section. If drip irrigation is used in the landscaping adjacent to the pavement, however, the deepened curb is not required.
7.8.2 Rigid (Portland-Cement Concrete) Pavement Design
The Portland-cement concrete (PCC) pavement section design is based on a maximum singleaxle load of 20,000 pounds and a maximum tandem axle of 32,000 pounds (i.e., several garbage trucks per week). The recommended rigid pavement section for these axle loads is 6.5 inches of Portland-cement concrete over six inches of Class 2 aggregate base. For areas that will receive fire truck traffic, the pavement section should consist of seven inches of Portland-cement concrete over six inches of Class 2 aggregate base. For areas that will experience only passenger 1009 of 2177
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vehicle traffic, the recommended pavement section is five inches of PCC over six inches of Class 2 aggregate base.
The modulus of rupture and unconfined compressive strength of the concrete should be at least 500 and 3,200 psi at 28 days, respectively. Contraction joints should be placed at a 15-foot spacing. Where the outer edge of a concrete pavement meets asphalt pavement, the concrete slab should be thickened by 50 percent at a taper not to exceed a slope of 1 in 10. For concrete pavements subject to truck loading, we recommend the concrete slab be reinforced with a minimum of No. 4 bars at 16 inches on center in both directions.
The soil subgrade beneath Portland cement concrete pavements should be prepared and compacted in accordance with the recommendations presented in Section 7.1. In addition, the subgrade should be a firm and non-yielding surface. The subgrade should be proof-rolled under the direction of our field engineer to confirm it is non-yielding prior to placing the aggregate base. The Class 2 aggregate base should be moisture-conditioned to near optimum moisture content and compacted to at least 95 percent relative compaction.
7.8.3 Non-Permeable Concrete Pavers
Where non-permeable concrete pavers will be subject to vehicular traffic, we recommend they consist of fully dentated, interlocking shapes and be at least 80 millimeters (3.15 inches) thick.
The pavers should be placed on a 1- to 2-inch-thick sand leveling course underlain by Class 2 aggregate base. The thickness of the Class 2 aggregate base beneath non-permeable pavers subject to vehicular traffic should be consistent with the sections presented for asphalt pavement in Section 7.8.1 for the applicable TI. The subgrade and aggregate base should be compacted in accordance with the recommendations for asphalt pavement in Section 7.8.1.
7.8.4 Permeable Concrete Pavers
We recommend permeable interlocking concrete pavements (ICP) be designed in accordance with the guidelines presented by the Interlocking Concrete Pavement Institute (ICPI 2005).
These guidelines include specific recommendations for permeable aggregate subbase, base, and bedding courses to be placed beneath ICP pavements. We recommend permeable pavements for 1010 of 2177
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both vehicular and pedestrian traffic be designed for no exfiltration and partial exfiltration of water into the subgrade soil, respectively. This requires installing a subdrain system at the base of the pervious aggregate materials, which are underlain by an impermeable liner. ICPI’s generalized paver section for no exfiltration and partial exfiltration are presented on Figures 6 and 7, respectively.
The soil subgrade beneath ICP pavements should be prepared and compacted in accordance with the recommendations presented in Sections 7.1. In addition, the subgrade should be a firm and non-yielding surface. The subgrade should be proof-rolled under the observation of our field engineer to confirm it is non-yielding prior to placing the impermeable membrane and aggregate base materials. The soil subgrade at the bottom of the permeable section should slope down toward the drainpipe trench at a gradient of at least two percent. The perforated pipe should slope down to a suitable outlet at a minimum gradient of one percent. The pipe should be placed with the perforations down on a minimum of two inches of permeable subbase.
ICPI’s guidelines call for 1-1/2 to 2 inches of bedding material consisting of ASTM No. 8 crushed aggregate directly below the pavers. This material is also recommended for fill material between the pavers. As shown in Table 5 below, this material consists of fine gravel with 10 to 30 percent sand.
TABLE 5
Gradation Requirements for ASTM No. 8 Crushed Aggregate Sieve Size Percentage Passing Sieve
1/2 inch 100
3/8 inch 85 – 100
No. 4 10 – 30
No. 8 0 – 10
No. 16 0 – 5
The ASTM No. 8 bedding should be underlain by a permeable base course of ASTM No. 57 crushed aggregate. As shown in Table 6, ASTM No. 57 aggregate consists of crushed, open1011 of 2177 22-2171 30 April 13, 2022
graded gravel with a gradation between that of the 3/4-inch drain rock and the ASTM No. 8 aggregate.
TABLE 6
Gradation Requirements for ASTM No. 57 Crushed Aggregate Sieve Size Percentage Passing Sieve
1-1/2 inch 100
1 inch 95 – 100
1/2 inch 25 – 60
No. 4 0 – 10
No. 8 0 – 5
The ASTM No. 57 permeable base course should be underlain by a permeable subbase course of ASTM No. 2 crushed aggregate. The gradation requirements for ASTM No. 2 crushed aggregate subbase are presented in Table 7.
TABLE 7
Gradation Requirements for ASTM No. 2 Crushed Aggregate Sieve Size Percentage Passing Sieve
3 inch 100
2-1/2 inch 90-100
2 inch 35-70
1-1/2 inch 0-15
3/4 inch 0 -5
The No. 2 crushed aggregate subbase course should be placed in lifts not exceeding 6 inches in loose thickness and compacted using a smooth-drum roller that weighs a minimum of 10 tons, operated in static (non-vibratory) mode. The subsequent course of No. 57 crushed aggregate may be placed in one lift and should be compacted with a smooth-drum roller in vibratory mode with sufficient passes to create an unyielding surface. Placement and compaction of the permeable 1012 of 2177
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aggregate base and subbase should be performed under the observation of our field engineer.
Following compaction of the No. 57 aggregate, the No. 8 bedding, not exceeding 2 inches in loose thickness, should be placed and screeded to a level, undisturbed surface immediately prior to paver installation.
The required thicknesses of the permeable aggregate base and subbase courses depends on the infiltration and water storage design requirements, as well as the traffic loading demand. Our recommendations for the minimum permeable ICP pavement sections subject to vehicular traffic (including fire and garbage trucks) are presented in Table 8. Where permeable pavement will be subject to fire trucks, we recommend a layer of triaxial geogrid (i.e., Tensar TriAx TX-140 Geogrid or equivalent) be placed atop the soil subgrade prior to placing the paver aggregates.
Also included in Table 8 is a recommended section for permeable ICPs subject to pedestrian traffic only.
TABLE 8
Recommended Pavement Sections for
Permeable Interlocking Concrete Pavers
Pavement
Type
ASTM No. 8
Crushed Bedding
Aggregate
(inches)
ASTM No. 57
Crushed Base
(inches)
ASTM No. 2
Crushed
Subbase
(inches)
Pedestrian 1.5-2.0 4.0 6.0
Vehicular 1.5-2.0 4.0 10.0
The above recommended ICP pavement sections are based on the ICPI technical guidelines (ICPI 2005). From a geotechnical standpoint, it is acceptable to design the pedestrian ICP section to exclude the No. 2 subbase course, in which case the No. 57 base course should be increased to 10 inches. If this approach is used, the perforated pipe should include a filter fabric sleeve to prevent the finer aggregate from entering the perforations. 1013 of 2177
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7.9 Seismic Design
The latitude and longitude of the site are 37.9907° and -122.3049°, respectively. For design in accordance with 2019 CBC, we recommend the following:
• Site Class D – stiff soil
• SS = 2.243g, S1 = 0.852g
The 2019 CBC is based on the guidelines contained within ASCE 7-16 which stipulates that where S1 is greater than 0.2 times gravity (g) for Site Class D, a ground motion hazard analysis is needed unless the seismic response coefficient (Cs) value will be calculated as outlined in Section 11.4.8, Exception 2. Assuming the Cs value will be calculated as outlined in Section
11.4.8, Exception 2, we recommend the following seismic design parameters:
• Fa = 1.00, Fv = 1.7
• SMS = 2.243g, SM1 = 1.448g
• SDS = 1.495g, SD1 = 0.966g
• Seismic Design Category E for Risk Factors I, II, and III
8.0 ADDITIONAL GEOTECHNICAL SERVICES
Prior to construction, Rockridge Geotechnical should review the project plans and specifications to verify that they conform to the intent of our recommendations. During construction, our field engineer should provide on-site observation and testing during site preparation, placement and compaction of fill, and installation of building foundations. These observations will allow us to compare actual with anticipated subsurface conditions and to verify that the contractor's work conforms to the geotechnical aspects of the plans and specifications.
9.0 LIMITATIONS
This geotechnical investigation has been conducted in accordance with the standard of care commonly used as state-of-practice in the profession. No other warranties are either expressed or implied. The recommendations made in this report are based on the assumption that the subsurface conditions do not deviate appreciably from those disclosed in our CPTs and borings. 1014 of 2177
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If any variations or undesirable conditions are encountered during construction, we should be notified so that additional recommendations can be made. The foundation recommendations presented in this report are developed exclusively for the proposed development described in this report and are not valid for other locations and construction in the project vicinity. 1015 of 2177
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REFERENCES
2019 California Building Code.
Boulanger, R.W and Idriss, I.M. (2014). “CPT and SPT Based Liquefaction Triggering Procedures”, Center for Geotechnical Modeling, Department of Civil and Environmental Engineering, University of California, Davis, Report No. UCD/CGM-14/01, April.
Cao, T., Bryant, W. A., Rowshandel, B., Branum D. and Wills, C. J. (2003). “The Revised 2002 California Probabilistic Seismic Hazard Maps”.
California Geological Survey (2003). Earthquake Zones of Required Investigation, Richmond Quadrangle, Official Map, February 14, 2003.
Conestoga-Rovers & Associates (2012). First Semi-Annual 2012 Groundwater Monitoring Report, Former Texaco Service Station 21-1212, 1599 Tara Hills Drive, Pinole, California. April
4. Environmental Resolutions, Inc. (2000). Quarterly Groundwater Monitoring Report, Third Quarter 2000, Former Exxon Service Station 7-6141, 2401 Appian Way, Pinole, California.
October 31.
Field, E.H., Biasi, G.P., Bird, P., Dawson, T.E., Felzer, K.R., Jackson, D.D., Johnson, K.M., Jordan, T.H., Madden, C., Michael, A.J., Milner, K.R., Page, M.T., Parsons, T., Powers, P.M., Shaw, B.E., Thatcher, W.R., Weldon, R.J., II, and Zeng, Y., (2013). Uniform California earthquake rupture forecast, version 3 (UCERF3)—The time-independent model: U.S.
Geological Survey Open-File Report 2013–1165, 97 p.
Graymer, R.W. (2000), “Geologic Map and Map Database of the Oakland Metropolitan Area, Alameda, Contra Costa and San Francisco Bay Counties, California”, U.S. Geological Survey Miscellaneous Field Studies MF-2342.
Graymer, R.W., Moring, B.C., Saucedo, G.J, Wentworth, C.M., Brabb, E.E., and Knudsen, K.L. (2006). Geologic Map of the San Francisco Bay Region, prepared in cooperation with U.S.
Geological Survey and California Geological Survey, March 6.
Ishihara, K. and Yoshimine, M., (1992), Evaluation of Settlements in Sand Deposits Following Liquefaction During Earthquakes, Soils and Foundations, Volume 23, No. 1, pp 173-188.
Petersen, M.D., Moschetti, M.P., Powers, P.M., Mueller, C.S., Haller, K.M., Frankel, A.D., Zeng, Y., Rezaeian, S., Harmsen, S.C., Boyd, O.S., Field, E.H., Chen, R., Rukstales, K.S., Luco, N., Wheeler, R.L., Williams, R.A., and Olsen, A.H., (2014). Documentation for the 2014 update 1016 of 2177
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of the United States national seismic hazard maps: U.S. Geological Survey Open-File Report 2014–1091, 243 p.
Robertson, P.K. (2009), “Interpretation of Cone Penetration Tests - A Unified Approach”, Canadian Geotechnical Journal, Vol. 46, No. 11, pp 1337-1355.
Thompson, E.M., Wald, D.J, Worden, B., Field, E.H., Luco, N., Petersen, M.D., Powers, P.M., Badie, R. (2016) Shakemap earthquake scenario: Building Seismic Safety Council 2014 Event Set (BSSC2014). U.S. Geological Survey. DOI: 10.5066/F7V122XD Toppozada, T.R. and Borchardt G. (1998). “Re-evaluation of the 1936 “Hayward Fault” and the 1838 San Andreas Fault Earthquakes.” Bulletin of Seismological Society of America, 88(1), 140-159.
Zhang, G., Robertson. P.K., Brachman, R., (2002), “Estimating Liquefaction Induced Ground Settlements from the CPT”, Canadian Geotechnical Journal, 39: pp 1168-1180. 1017 of 2177
FIGURES
1018 of 2177
Date Project No. Figure 1
ROCKRIDGEGEOTECHNICAL
0 3,800 Feet
Approximate scale
1,900
Base map: Google Maps, 2021
SITE
SITE LOCATION MAP
03/31/22 22-2171
1500 FITZGERALD DRIVE
Pinole, California
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0Approximate scale80 Feet 04/13/22 22-2171 2 Pinole, California SITE PLAN Date Project No. Figure ROCKRIDGE GEOTECHNICAL 1500 FITZGERALD DRIVE EXPLANATION Approximate location of cone penetration test by Rockridge Geotechnical, Inc., February 28, 2022 Approximate location of boring by Rockridge Geotechnical, Inc., March 15, 2022 Project limits B-1 CPT-1Reference: Base map from a drawing titled "Site Plan", by Trachtenberg Architects, dated April 7, 2021. B-1 B-2 CPT-1 CPT-2 CPT-3 CPT-7 CPT-6 CPT-5 CPT-4FITZGERALD DRIVE FOUNDATION DESIGN ZONE A 1020 of 2177
REGIONAL GEOLOGIC MAP
ROCKRIDGE
GEOTECHNICAL
Approximate scale
2,000
Date Project No. Figure 3
0 4,000 Feet
04/01/22 22-2171
1500 FITZGERALD DRIVE
Pinole, California
Geologic contact:
dashed where approximate and dotted
where concealed, queried where uncertain
SITE
EXPLANATION
Qpa
Base map: Google Earth with U.S. Geological Survey (USGS), Contra Costa County, 2021.
Tpmv
Tms
Qpa
Qpa
Qpa
af
Qhym
af
Tms
Tpms
Tms
Tpms
Qha
af
Qpa
Qhym
Tms
Tms
Artificial Fill
Mud deposits (late Holocene)
Alluvium (Holocene)
Alluvium (Pleistocene)
Sedimentary rocks (Pliocene and early Miocene)
Sedimentary rocks (Miocene)
Volcanic rocks (Pliocene and early Miocene)
af
Qhym
Qha
Qpa
Tpms
Tpmv
Tms
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Date Project No. Figure
Base Map: U.S. Geological Survey (USGS), National Seismic Hazards Maps - Fault Sources, 2014. 10 Miles
Approximate scale
0 5
ROCKRIDGE
GEOTECHNICAL
REGIONAL FAULT MAP
SITE
EXPLANATION
Strike slip
Thrust (Reverse)
03/31/22 22-2171 4
1500 FITZGERALD DRIVE
Pinole, California
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Date Project No. Figure
LIQUEFACTION SUSCEPTIBILITY
VERY LOW
LOW
MODERATE
HIGH
VERY HIGH
Contact, dashed where location uncertainty
is greater than about +- 100 m.
Lines
5 0 3 Miles
Approximate scale
1.5 SITE
LIQUEFACTION SUSCEPTIBILITY MAP
Reference:
Maps of Quaternary Deposits and Liquefaction Susceptibility in the Central San Francisco Bay Region, California, by USGS, 2006
ROCKRIDGE
GEOTECHNICAL 04/11/22 22-2171
1500 FITZGERALD DRIVE
Pinole, California
1023 of 2177
Date Project No. Figure 6 ROCKRIDGE GEOTECHNICAL Reference: "Permeable Interlocking Concrete Pavements", Third Edition, prepared by Interlocking Concrete Pavement Institute, dated 2005. 4 in (100 mm) thick No. 57
stone open-graded base GENERALIZED ICPI PERMEABLE PAVER DETAIL FOR NO EXFILTRATION No. 2 stone subbase - thickness varies with design Impermeable liner on bottom and sides of open-graded base Typ. No. 8 aggregate in openings
Curb/edge restraint with cut-outs for
overflow drainage or optional overflow pipe
Concrete pavers min. 3 18 in. (80 mm) thick
Bedding course 1 12 to 2 in. (40 to 50 mm) thick
(typ. No. 8 aggregate)
Perforated pipes spaced and
sloped to drain all stored water
Outfall pipe(s) sloped to storm sewer or stream Soil subgrade sloped to drain 04/11/22 22-2171 Pinole, California 1500 FITZGERALD DRIVE 1024 of 2177
Date Project No. Figure 7 ROCKRIDGE GEOTECHNICAL Reference: "Permeable Interlocking Concrete Pavements", Third Edition, prepared by Interlocking Concrete Pavement Institute, dated 2005. 4 IN (100 MM) THICK NO. 57 STONE OPEN-GRADED BASE TYP. NO. 8, 89, OR 9 AGGREGATE IN OPENINGS CURB/EDGE RESTRAINT WITH CUT-OUTS FOR OVERFLOW DRAINAGE (CURB SHOWN) CONCRETE PAVERS MIN. 3 18 IN. (80 MM) THICK FOR VEHICULAR TRAFFIC (ASPECT RATIO< 3) BEDDING COURSE 1 12 TO 2 IN. (40 TO 50 MM) THICK (TYP. NO. 8 AGGREGATE) PERFORATED PIPES SPACED AND SLOPED TO DRAIN ALL STORED WATER SOIL SUBGRADE SLOPED TO DRAIN MIN. 6 IN. (150 MM) THICK NO. 2 STONE SUBBASE GEOTEXTILE ON TOP AND SIDES OF SUBBASE UNDER/BEYOND CURB GEOTEXTILE ON SUBGRADE NON-PERFORATED OUTFALL PIPE(S) SLOPED TO STORM SEWER OR STREAM NOTES: 1. 2 38 IN. (60 MM) THICK PAVERS MAY BE USED IN RESIDENTIAL APPLICATIONS. 2. NO. 2 STONE SUBBASE THICKNESS VARIES WITH DESIGN. CONSULT ICPI PERMEABLE INTERLOCKING CONCRETE PAVEMENT MANUAL.. 3. PERFORATED PIPES MAY BE RAISED FOR WATER STORAGE FROM LARGE RAIN EVENTS WITH OUTLET(S) AT LINER BOTTOM TO DRAIN SMALL RAIN EVENTS. GENERALIZED ICPI PERMEABLE PAVER DETAIL FOR PARTIAL EXFILTRATION 04/11/22 22-2171 Pinole, California 1500 FITZGERALD DRIVE 1025 of 2177
APPENDIX A
Cone Penetration Test Results and Logs of Borings
1026 of 2177
A-1
CPT-1
Total depth: 29.7 ft, Date: February 28, 2022Depth to Groundwater: 19.7 feet (based on groundwater level in Boring B-1)Cone Operator: Middle Earth Geo Testing, Inc.
Date Project No. Figure
SBT legend
1. Sensitive fine grained2. Organic material3. Clay to silty clay
4. Clayey silt to silty clay5. Silty sand to sandy silt6. Clean sand to silty sand
7. Gravelly sand to sand8. Very stiff sand to clayey sand9. Very stiff fine grained
CONE PENETRATION TEST RESULTS
ROCKRIDGEGEOTECHNICAL 04/11/22 22-2171
1500 FITZGERALD DRIVE
Pinole, California
1027 of 2177
CPT-2
A-2
Total depth: 50.9 ft, Date: February 28, 2022Depth to Groundwater: 39 feet (measured with weighted tape)Cone Operator: Middle Earth Geo Testing, Inc.
Date Project No. Figure
SBT legend
1. Sensitive fine grained2. Organic material3. Clay to silty clay
4. Clayey silt to silty clay5. Silty sand to sandy silt6. Clean sand to silty sand
7. Gravelly sand to sand8. Very stiff sand to clayey sand9. Very stiff fine grained
CONE PENETRATION TEST RESULTS
ROCKRIDGEGEOTECHNICAL 04/01/22 22-2171
1500 FITZGERALD DRIVE
Pinole, California
1028 of 2177
CPT-3
A-3
Total depth: 42.8 ft, Date: February 28, 2022Depth to Groundwater: 16 feet (measured with weighted tape)Cone Operator: Middle Earth Geo Testing, Inc.
Date Project No. Figure
SBT legend
1. Sensitive fine grained2. Organic material3. Clay to silty clay
4. Clayey silt to silty clay5. Silty sand to sandy silt6. Clean sand to silty sand
7. Gravelly sand to sand8. Very stiff sand to clayey sand9. Very stiff fine grained
CONE PENETRATION TEST RESULTS
ROCKRIDGEGEOTECHNICAL 04/01/22 22-2171
1500 FITZGERALD DRIVE
Pinole, California
1029 of 2177
CPT-4
A-4
Total depth: 25.8 ft, Date: February 28, 2022Depth to Groundwater: 15.3 feet (based on groundwater level in Boring B-2)Cone Operator: Middle Earth Geo Testing, Inc.
Date Project No. Figure
SBT legend
1. Sensitive fine grained2. Organic material3. Clay to silty clay
4. Clayey silt to silty clay5. Silty sand to sandy silt6. Clean sand to silty sand
7. Gravelly sand to sand8. Very stiff sand to clayey sand9. Very stiff fine grained
CONE PENETRATION TEST RESULTS
ROCKRIDGEGEOTECHNICAL 04/11/22 22-2171
1500 FITZGERALD DRIVE
Pinole, California
1030 of 2177
CPT-5
A-5
Total depth: 27.7 ft, Date: February 28, 2022Depth to Groundwater: 22 feet (measured with weighted tape)Cone Operator: Middle Earth Geo Testing, Inc.
Date Project No. Figure
SBT legend
1. Sensitive fine grained2. Organic material3. Clay to silty clay
4. Clayey silt to silty clay5. Silty sand to sandy silt6. Clean sand to silty sand
7. Gravelly sand to sand8. Very stiff sand to clayey sand9. Very stiff fine grained
CONE PENETRATION TEST RESULTS
ROCKRIDGEGEOTECHNICAL 04/01/22 22-2171
1500 FITZGERALD DRIVE
Pinole, California
1031 of 2177
CPT-6
A-6
Total depth: 46.1 ft, Date: February 28, 2022Depth to Groundwater: 20 feet (measured with weighted tape)Cone Operator: Middle Earth Geo Testing, Inc.
Date Project No. Figure
SBT legend
1. Sensitive fine grained2. Organic material3. Clay to silty clay
4. Clayey silt to silty clay5. Silty sand to sandy silt6. Clean sand to silty sand
7. Gravelly sand to sand8. Very stiff sand to clayey sand9. Very stiff fine grained
CONE PENETRATION TEST RESULTS
ROCKRIDGEGEOTECHNICAL 04/01/22 22-2171
1500 FITZGERALD DRIVE
Pinole, California
1032 of 2177
CPT-7
A-7
Total depth: 45.9 ft, Date: February 28, 2022Depth to Groundwater: 20 feet (measured with weighted tape)Cone Operator: Middle Earth Geo Testing, Inc.
Date Project No. Figure
SBT legend
1. Sensitive fine grained2. Organic material3. Clay to silty clay
4. Clayey silt to silty clay5. Silty sand to sandy silt6. Clean sand to silty sand
7. Gravelly sand to sand8. Very stiff sand to clayey sand9. Very stiff fine grained
CONE PENETRATION TEST RESULTS
ROCKRIDGEGEOTECHNICAL 04/01/22 22-2171
1500 FITZGERALD DRIVE
Pinole, California
1033 of 2177
Sampler
Type
Sample
Blows/ 6"
SPT
N-Value1
DEPTH
(feet)
LITHOLOGY
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 32
MATERIAL DESCRIPTION
SAMPLES
Figure:
PROJECT:
Project No.:
PAGE 1 OF 1
Log of Boring B-1
ROCKRIDGE
GEOTECHNICAL
30 31
22-2171 A-8
Boring location:
Date started:
Drilling method:
See Site Plan, Figure 2
03/15/2022
4-inch-diameter solid-stem flight auger
Date finished:
R. Ford
Hammer weight/drop: 140 lbs./30 inches Hammer type:
Sampler: Modified California (MC), Standard Penetration Test (SPT) Logged by:
Drilled by:
Rig: 03/15/2022
LABORATORY TEST DATA
Type of
Strength
Test
Confining
Pressure
Lbs/Sq Ft
Shear
Strength
Lbs/Sq Ft
Fines
%
Natural
Moisture
Content,%
Dry
Density
Lbs/Cut Ft
Benevent Building, LLC
Portable Hydraulic Unit
Rope & cathead safety hammer
63 24.0
SPT
1 MC
MC
SANDY CLAY (CL)
olive, very stiff, moist
SC
(03/15/2022; 12:35 PM)
Boring terminated at a depth of 31.5 feet below
ground surface.
Boring backfilled with cement grout.
Groundwater encountered at a depth of 25 feet
and 19.7 feet during drilling.
MC and SPT blow counts for the last two increments
were converted to SPT N-Values using factors of 0.7
and 1.2, respectively, to account for sampler type and
hammer energy.
FILL
CH
4 5
8 16
5 6
8 33
7 10
14 17
CL
SPT
10 20
27 17
SANDY CLAY (CL)
olive, hard, moist, trace fine subangular gravel
CLAYEY SAND (SC)
yellow-brown and olive, medium dense, moist, fine
sand, trace fine subrounded gravel
CLAY (CH)
dark brown, very stiff, moist
SC CLAYEY SAND (SC)
mottled orange-brown and olive, medium dense,
moist
SANDY CLAY (CL)
olive-brown, hard, moist, completely weathered
siltstone/claysonte
SANDSTONE
olive-brown, soft, friable, moderately weathered
CL
CL
1500 FITZGERALD DRIVE
Pinole, California
8 11
12 SPT 28
7 12
12 SPT 29
MC
7 10
11 15
SPT
12 18
20 46
SPT
9 14
27 49
SPT
11 22
34 67
dark brown and gray
(03/15/2022; 9:10 AM)
LL = 41, PI = 19; see Appendix B
Particle Size Distribution; see Appendix B
LL = 77, PI = 51; see Appendix B
17.1 112
33.3 88
RESIDUAL SOIL BEDROCK
1034 of 2177
Sampler
Type
Sample
Blows/ 6"
SPT
N-Value1
DEPTH
(feet)
LITHOLOGY
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 32
MATERIAL DESCRIPTION
SAMPLES
Figure:
PROJECT:
Project No.:
PAGE 1 OF 1
Log of Boring B-2
ROCKRIDGE
GEOTECHNICAL
30 31
22-2171 A-9
Boring location:
Date started:
Drilling method:
See Site Plan, Figure 2
03/15/2022
4-inch-diameter solid-stem flight auger
Date finished:
Hammer weight/drop: 140 lbs./30 inches Hammer type:
Sampler: Modified California (MC), Standard Penetration Test (SPT) Logged by:
Drilled by:
Rig: 03/15/2022
LABORATORY TEST DATA
Type of
Strength
Test
Confining
Pressure
Lbs/Sq Ft
Shear
Strength
Lbs/Sq Ft
Fines
%
Natural
Moisture
Content,%
Dry
Density
Lbs/Cut Ft
R. Ford
Benevent Building, LLC
Portable Hydraulic Unit
Rope & cathead safety hammer
22.9 105
SPT
1 SPT
MC SANDY CLAY (CL)
gray and brown, hard, dry to moist
Boring terminated at a depth of 21.4 feet below
ground surface.
Boring backfilled with cement grout.
Groundwater encountered at a depth of 20 feet
and 15 feet during drilling.
MC and SPT blow counts for the last two increments
were converted to SPT N-Values using factors of 0.7
and 1.2, respectively, to account for sampler type and
hammer energy.
BEDROCK
17 24
29 64
11 17
20 53
13 25
36 43
CL
SPT
14 20
24 44
LL = 47, PI = 22; see Appendix B
SILTSTONE
olive, low hardness, friable, moderately weathered
SILTSTONE
olive with yellow-red oxidation, low hardness,
friable, moderately weathered
1500 FITZGERALD DRIVE
Pinole, California
11 13
18 SPT 37
11 18
25 SPT 52
MC 29
39/6” 27/6”
SPT
19 31
50/5”
dark brown and gray
(03/15/2022; 12:45 PM)
(03/15/2022; 9:10 AM)
6 inches of aggregate base
3-4 inches of asphalt concrete
97/
11”
LL = 47, PI = 21; see Appendix B
22.8 20.1 88
Soil Corrosivity Test; see Appendix B
with red oxidation
SILTSONTE/CLAYSTONE
yellow-red oxidation
dark green-gray to blue-gray
FILL
1035 of 2177
CLASSIFICATION CHART
Major Divisions Symbols Typical Names
GW
GP
GM
GC
SW
SP
SM
SC
ML
CL
OL
MH
CH
OH
Highly Organic Soils PT
UNIFIED SOIL CLASSIFICATION SYSTEM
Well-graded gravels or gravel-sand mixtures, little or no fines Poorly-graded gravels or gravel-sand mixtures, little or no fines Silty gravels, gravel-sand-silt mixtures
Clayey gravels, gravel-sand-clay mixtures
Well-graded sands or gravelly sands, little or no fines Poorly-graded sands or gravelly sands, little or no fines Silty sands, sand-silt mixtures
Inorganic silts and clayey silts of low plasticity, sandy silts, gravelly silts Inorganic clays of low to medium plasticity, gravelly clays, sandy clays, lean clays Organic silts and organic silt-clays of low plasticity
Inorganic silts of high plasticity
Inorganic clays of high plasticity, fat clays
Organic silts and clays of high plasticity
Peat and other highly organic soils
Clayey sands, sand-clay mixtures
Range of Grain Sizes
Grain Size
in Millimeters
U.S. Standard
Sieve Size
Above 12"
12" to 3"
Classification
Boulders
Cobbles
Above 305
305 to 76.2
Silt and Clay Below No. 200 Below 0.075
GRAIN SIZE CHART
SAMPLER TYPE
Coarse-Grained Soils
(more than half of soil > no. 200
sieve size)
Fine -Grained Soils
(more than half of soil
< no. 200 sieve size)
Gravels
(More than half of
coarse fraction >
no. 4 sieve size)
Sands
(More than half of
coarse fraction <
no. 4 sieve size)
Silts and Clays
LL = < 50
Silts and Clays
LL = > 50
Gravel
coarse
fine
3" to No. 4
3" to 3/4"
3/4" to No. 4
No. 4 to No. 200
No. 4 to No. 10
No. 10 to No. 40
No. 40 to No. 200
76.2 to 4.76
76.2 to 19.1
19.1 to 4.76
4.76 to 0.075
4.76 to 2.00
2.00 to 0.420
0.420 to 0.075
Sand
coarse
medium
fine
C Core barrel
CA California split-barrel sampler with 2.5-inch outside diameter and a 1.93-inch inside diameter
D&M Dames & Moore piston sampler using 2.5-inch outside diameter, thin-walled tube
O Osterberg piston sampler using 3.0-inch outside diameter, thin-walled Shelby tube
PT Pitcher tube sampler using 3.0-inch outside diameter, thin-walled Shelby tube
MC Modified California sampler with a 3.0-inch outside
diameter and a 2.43-inch inside diameter
SPT Standard Penetration Test (SPT) split-barrel sampler with a 2.0-inch outside diameter and a 1.5-inch inside
diameter
ST Shelby Tube (3.0-inch outside diameter, thin-walled tube) advanced with hydraulic pressure
SAMPLE DESIGNATIONS/SYMBOLS
Sample taken with California or Modified California split-barrel sampler. Darkened area indicates soil recovered
Classification sample taken with Standard Penetration Test sampler Undisturbed sample taken with thin-walled tube
Disturbed sample
Sampling attempted with no recovery
Core sample
Analytical laboratory sample
Sample taken with Direct Push sampler
Sonic
Unstabilized groundwater level
Stabilized groundwater level
ROCKRIDGE
GEOTECHNICAL Date 04/01/22 Project No. 22-2171 Figure A-10 1500 FITZGERALD DRIVE
Pinole, California
1036 of 2177
I FRACTURING
Intensity Size of Pieces in Feet
Very little fractured Greater than 4.0
Occasionally fractured 1.0 to 4.0
Moderately fractured 0.5 to 1.0
Closely fractured 0.1 to 0.5
Intensely fractured 0.05 to 0.1
Crushed Less than 0.05
II HARDNESS
1. Soft - reserved for plastic material alone.
2. Low hardness - can be gouged deeply or carved easily with a knife blade.
3. Moderately hard - can be readily scratched by a knife blade; scratch leaves a heavy trace of dust and is readily visible after the powder has been blown away.
4. Hard - can be scratched with difficulty; scratch produced a little powder and is often faintly visible.
5. Very hard - cannot be scratched with knife blade; leaves a metallic streak.
III STRENGTH
1. Plastic or very low strength.
2. Friable - crumbles easily by rubbing with fingers.
3. Weak - an unfractured specimen of such material will crumble under light hammer blows.
4. Moderately strong - specimen will withstand a few heavy hammer blows before breaking.
5. Strong - specimen will withstand a few heavy ringing hammer blows and will yield with difficulty only dust and small flying fragments.
6. Very strong - specimen will resist heavy ringing hammer blows and will yield with difficulty only dust and small flying fragments.
IV WEATHERING - The physical and chemical disintegration and decomposition of rocks and minerals by natural processes such as oxidation, reduction, hydration, solution, carbonation, and freezing and thawing.
D. Deep - moderate to complete mineral decomposition; extensive disintegration; deep and thorough discoloration; many fractures, all extensively coated or filled with oxides, carbonates and/or clay or silt.
M. Moderate - slight change or partial decomposition of minerals; little disintegration; cementation little to unaffected.
Moderate to occasionally intense discoloration. Moderately coated fractures.
L. Little - no megascopic decomposition of minerals; little of no effect on normal cementation. Slight and intermittent, or localized discoloration. Few stains on fracture surfaces.
F. Fresh - unaffected by weathering agents. No disintegration of discoloration. Fractures usually less numerous than joints.
ADDITIONAL COMMENTS:
V CONSOLIDATION OF SEDIMENTARY ROCKS: usually determined from unweathered samples. Largely dependent on cementation.
U = unconsolidated
P = poorly consolidated
M = moderately consolidated
W = well consolidated
VI BEDDING OF SEDIMENTARY ROCKS
Splitting Property Thickness Stratification
evissaM .tf 0.4 naht retaerG deddeb-kciht yrev
ykcolB .tf 0.4 ot 0.2 deddeb kciht
ybbalS .tf 0.2 ot 2.0 deddeb niht
yggalF .tf 2.0 ot 50.0 deddeb-niht yrev
Shaly or platy 0.01 to 0.05 ft. laminated
yrepaP 10.0 naht ssel detanimal ylniht
Date Project No. Figure A-11
PHYSICAL PROPERTIES CRITERIA
FOR ROCK DESCRIPTIONS
ROCKRIDGE
GEOTECHNICAL 04/06/22 22-2171
1500 FITZGERALD DRIVE
Pinole, California
1037 of 2177
APPENDIX B
Laboratory Test Results
1038 of 2177
ML or OL
MH or OH
Symbol Source
Natural
M.C. (%)
Liquid
Limit (%)
CL - ML
0 10
20 30
40 50
60 70
0 10 20 30 40 50 60 70 80 90 100 110 120
LIQUID LIMIT (LL)
Description and Classification
% Passing
#200 Sieve
Plasticity
Index (%)
PLASTICITY CHART
ROCKRIDGE
GEOTECHNICAL Date 04/11/22 Project No. 22-2171 Figure B-1 1500 FITZGERALD DRIVE
Pinole, California
PLASTICITY INDEX (PI)
Ref erence:
ASTM D2487-00
B-1 at 3.0 feet
B-1 at 16.0 feet
B-2 at 8.0 feet
B-2 at 13.0 feet
SANDY CLAY (CL), olive
CLAY (CH), dark brown and gray
SILTSTONE/CLAYSTONE, olive with
red oxidation
SILTSTONE/CLAYSTONE, dark greengray to blue-gray
24.0 33.3
22.8 20.1
63 --
--
--
41 77
47 47
19 51
21 22
1039 of 2177
SYMBOL SOURCE DEPTH Material Description USCS (ft.)
SOIL DATA
PERCENT FINER
0 10
20 30
40 50
60 70
80 90
100
GRAIN SIZE - mm.
100 10 1 0.1 0.01 0.001
% +3" Coarse
% Gravel
Fine Coarse Medium
% Sand
Fine Silt
% Fines
Clay
0.0 0.1 0.2 0.6 8.6 27.1 63.4 6 in. 3 in. 2 in. 1½ in. 1 in. ¾ in. ½ in. 3/8 in. #4#10 #20 #30 #40 #60 #100 #140 #200 B-1 3.0' CL
PARTICLE SIZE DISTRIBUTION REPORT
ROCKRIDGE
GEOTECHNICAL 04/07/22 22-2171
1500 FITZGERALD DRIVE
Pinole, California
SANDY CLAY, olive
Date Project No. Figure B-2
1040 of 2177
S220318I
Method ASTM G51 ASTM
G200
SM 4500-D ASTM
D4327
ASTM D6919
ASTM D6919
ASTM D6919
ASTM D6919
ASTM D6919
ASTM D6919
ASTM D4327
ASTM D4327
Bore# / Description Depth pH Redox Sulfide
S2-
Nitrate
NO3-
Ammonium
NH4+
Lithium
Li+
Sodium
Na+
Potassium
K+
Magnesium
Mg2+
Calcium
Ca2+
Fluoride
F2--
Phosphate
PO43-
(ft) (mg/kg) (wt%) (mg/kg) (wt%) (Ohm-cm) (Ohm-cm) (mV) (mg/kg) (mg/kg) (mg/kg) (mg/kg) (mg/kg) (mg/kg) (mg/kg) (mg/kg) (mg/kg) (mg/kg)
1.5 34.5 0.0034 6.9 0.0007 1,675 1,340 8.8 159 0.09 0.3 13.9 0.03 67.5 9.4 10.7 7.0 3.5 0.2 3 60.7 0.0061 6.2 0.0006 2,613 1,474 8.4 146 0.57 0.2 9.3 0.06 85.9 17.2 7.5 5.4 2.9 11.7 ASTM
G187
ASTM D4327
ASTM D4327
Resistivity
As Rec'd | Minimum
Sulfates
SO42-
Chlorides
ClCations and Anions, except Sulfide and Bicarbonate, tested with Ion Chromatography mg/kg = milligrams per kilogram (parts per million) of dry soil weight ND = 0 = Not Detected | NT = Not Tested | Unk = Unknown Chemical Analysis performed on 1:3 Soil-To-Water extract PPM = mg/kg (soil) = mg/L (Liquid)
Date Project No. Figure B-3
ROCKRIDGEGEOTECHNICAL
B-1: SANDY CLAY (CL), olive
Project X REPORT
Corrosion Engineering
Corrosion Control – Soil, Water, Metallurgy Testing Lab 29990 Technology Dr., Suite 13, Murrieta, CA 92563 Tel: 213-928-7213 Fax: 951-226-1720 www.projectxcorrosion.com
04/07/22 22-2171
1500 FITZGERALD DRIVE
Pinole, California
B-2: SILTSTONE, olive
SOIL CORROSIVITY
TEST RESULTS
1041 of 2177
Appendix E
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STORMWATER CONTROL PLAN
For
Pinole Mixed Use
1500 Fitzgerald Drive, Pinole, CA
APN 125-551-016
JN 20313
March, 2021
Prepared for:
ROIC California, LLC
11250 El Camino Real, Suite 200
San Diego, CA 92130
Richard Schoebel
rschoebel@[email protected]
(858) 255-4902
David R. Brown, RCE 41833
My license expires 3/31/2022
1220 N. Dutton Ave., Santa Rosa, CA 95401
P. (707) 541-2300 F. (707) 541-2301 Prepared By:___________ Website: www.adobeinc.com Checked By:___________
Preliminary
PL21-0035 / DR21-12 R1 REVIEW
Appendix F
1698 of 2177
TABLE OF CONTENTS
I. Project Data ..................................................................................................................1 II. Setting ..........................................................................................................................2 II.A. Project Location and Description ................................................................................................................ 2 II.B. Existing Site Features and Conditions ........................................................................................................ 2 II.C. Opportunities and Constraints for Stormwater Control ......................................................................... 2 III. Low Impact Development Design Strategies ..............................................................2 III.A. Optimization of Site Layout.......................................................................................................................... 2 III.A.1. Limitation of development envelope 2
III.A.2. Preservation of natural drainage features 3
III.A.3. Setbacks from creeks, wetlands, and riparian habitats 3 III.A.4. Minimization of imperviousness 3
III.B. Use of Permeable Pavements ....................................................................................................................... 3 III.C. Dispersal of Runoff to Pervious Areas ....................................................................................................... 3 III.D. Bioretention or other Integrated Management Practices ......................................................................... 3 III.E. Hydromodification Requirements ............................................................................................................... 3 IV. Documentation of Drainage Design .............................................................................3 IV.A. Descriptions of each Drainage Management Area ................................................................................... 3 IV.A.1. Table of Drainage Management Areas 3
IV.A.2. Drainage Management Area Descriptions 4
IV.A.3. Self-Treating Areas 4
IV.B. Integrated Management Practice Descriptions .......................................................................................... 4 V. Source Control Measures .............................................................................................5 V.A. Site activities and potential sources of pollutants ...................................................................................... 5 V.B. Source Control Table ..................................................................................................................................... 6 V.C. Features, Materials, and Methods of Construction of Source Control BMPs ..................................... 6 VI. Stormwater Facility Maintenance ................................................................................6 VI.A. Ownership and Responsibility for Maintenance in Perpetuity ............................................................... 6 VI.B. Summary of Maintenance Requirements for Each Stormwater Facility ............................................... 6 VII. Construction Plan C.3 Checklist ..................................................................................7 VIII.Certifications ................................................................................................................8 PL21-0035 / DR21-12 R1 REVIEW
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Tables
Table 1. Project Data .......................................................................................................................................... 1 Table 2. Drainage Management Areas .............................................................................................................. 3 Table 3. Sources and Source Control Measures ............................................................................................. 8 Table 4. Construction Plan C.3 Checklist ........................................................................................................ 9 Figures
Figure 1: Vicinity Map ....................................................................................................................................... 2 Figure 2: Existing Site Conditions ................................................................................................................... 2 Attachments
Stormwater Control Plan Exhibit
IMP Sizing Calculator Output
Soil Survey
This Stormwater Control Plan was prepared using the template dated February 2018.
PL21-0035 / DR21-12 R1 REVIEW
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I. PROJECT DATA
Table 1. Project Data
Project Name/Number Pinole Mixed Use
JN 20313
Application Submittal Date March, 2021
Project Location 1500 Fitzgerald, Pinole, CA
Name of Developer ROIC California, LLC
Project Phase No. N/A
Project Type and Description Mixed Use Residential
Project Watershed Pinole Creek
Total Project Site Area (acres) 216,564 SF (4.97 acres) Total Area of Land Disturbed (acres) 216,564 SF (4.97 acres) Total New Impervious Surface Area (sq. ft.) 0 SF (0 acres) Total Replaced Impervious Surface Area 195,126 SF (3.65 acres) Total Pre-Project Impervious Surface Area 210,690 SF (4.84 acres) Total Post-Project Impervious Surface Area 195,126 SF (3.65 acres) 50% Rule [*] Applies
Project Density N/A
Applicable Special Project Categories
[Complete even if all treatment is LID]
None
Percent LID and non-LID treatment 100% LID
HM Compliance [†] Applies
[*50% rule applies if:
Total Replaced Impervious Surface Area > 0.5 x Pre-Project Impervious Surface Area] [†HM required (unless project meets one of the exemptions on Guidebook p. 9) if:
(Total New Impervious Surface Area + Total Replaced Impervious Surface Area) ≥ 1 acre] PL21-0035 / DR21-12 R1 REVIEW
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Pinole Mixed Use Page 2 of 8 February 2021
II. SETTING
This project involves the demolition of an existing non-operational K-Mart building, parking lot, and associated hardscape. It proposes to replace the building with three multi-story residential buildings, residential parking, and associated hardscape.
II.A. Project Location and Description
The proposed project is located at 1500 Fitzgerald Drive, Pinole, CA. The project proposes grading and drainage improvements for a proposed residential development.
II.B. Existing Site Features and Conditions
The site is rectangular with generally flat slopes
under 10%. It is currently a developed nonopperational K-Mart building, parking lot, and hardscape. The site consists of one soil group, Los
Osos Clay Loam (Hydrologic Soil Group “D”).
The existing drainage system drains to the south
and outfalls in Wildcat Creek.
II.C. Opportunities and Constraints for
Stormwater Control
This project will replace an existing Kmart
building, parking lot, and associated hardscape.
The Kmart is currently non-operational. The
proposed mix use will be used as a residential building with a parking lot and associated hardscape.
Pursuant to the 50% rule, treatment will be required for the parcel. Several landscape amenities have been identified and will be used as bioretention facilities and treatment areas for the proposed parking improvements.
The following site layout characteristics are incorporated to reduce imperviousness:
• All on-site runoff is directed to designated bioretention facilities. • Bioretention facilities have been distributed throughout the site to further reduce the total impervious area on-site.
III. LOW IMPACT DEVELOPMENT DESIGN
STRATEGIES
III.A. Optimization of Site Layout
III.A.1. Limitation of development envelope
The site is currently highly developed within an
urbanized part of Pinole. The proposed improvements
will reduce the level of development and the total
impervious area.
Figure 1: Location of 1500 Fitzgerald Drive, Pinole, CA.
Figure 2: Existing Site Conditions
PL21-0035 / DR21-12 R1 REVIEW
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III.A.2. Preservation of natural drainage features
BMP’s, such as straw wattles, silt fences, concrete washouts, inlet protection, etc will be used during construction to maintain the preservation of natural drainage features.
III.A.3. Setbacks from creeks, wetlands, and riparian habitats There are no setbacks to any natural features.
III.A.4. Minimization of imperviousness
Imperviousness in the proposed site has be reduced from existing conditions.
III.B. Use of Permeable Pavements
Permeable Pavers will not be incorporated on this site.
III.C. Dispersal of Runoff to Pervious Areas
All on-site runoff will be directed to bioretention facilities.
III.D. Bioretention or other Integrated Management Practices Bioretention facilities will be integrated with the site layout to treat and infiltrate runoff, before discharging into Wildcat Creek.
III.E. Hydromodification Requirements
The bioretention facilities will meet the hydromodification requirements through the use of outlet flow control. The orifice diameter at each bioretention outfall is provided in the IMP calculations.
IV. DOCUMENTATION OF DRAINAGE DESIGN
IV.A. Descriptions of each Drainage Management Area
IV.A.1. Table of Drainage Management Areas
DMA
Name Area (SF) Surface Type/Description DMA Type/Drains to DMA-1 76,414 Conventional Rooftop Drainage to IMP-1
DMA-2 21,052 Conventional Rooftop Drainage to IMP-2
DMA-3 26,072 Concrete or Asphalt Drainage to IMP-3
DMA-4 13,206 Concrete or Asphalt Drainage to IMP-4
DMA-5 21,495 Concrete or Asphalt Drainage to IMP-5
DMA-6 36,827 Concrete or Asphalt Drainage to IMP-6
PL21-0035 / DR21-12 R1 REVIEW
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IV.A.2. Drainage Management Area Descriptions
DMA-1 totaling 76,414 square feet, drains to IMP-1 through downspouts and area drains. IMP-1 has been sized to capture and treat all of DMA-1.
DMA-2, totaling 21,052 square feet, drains to IMP-2 through downspouts and area drains. IMP-2 has been sized to capture and treat all of DMA-2.
DMA-3, totaling 26,072 square feet, drains to IMP-3 through curb opening. IMP-3 has been sized to capture and treat all of DMA-3.
DMA-4, totaling 13,206 square feet, drains to IMP-4 through curb openings. IMP-4 has been sized to capture and treat all of DMA-4.
DMA-5, totaling 21,495 square feet, drains to IMP-5 through curb openings. IMP-5 has been sized to capture and treat all of DMA-5.
DMA-6, totaling 36,827 square feet, drains to IMP-6 through curb openings. IMP-6 has been sized to capture and treat all of DMA-6
IV.A.3. Self-Treating Areas
There are no Self-Treating areas analyzed for the Preliminary Stormwater Control Plan.
IV.B. Integrated Management Practice Descriptions
Runoff from the paved impervious areas on site will be directed to seven (7) bioretention facilities (See Exhibit)
Each of the facilities will be designed and constructed to the criteria of the Stormwater C.3 Guidebook 7th Edition, including the following features:
• Each layer built flat, level, and to
the elevations specified in the
plans:
o Bottom of Gravel Layer
(BGL)
o Top of Gravel Layer
(TGL)
o Top of Soil Layer (TSL)
o Overflow Grate
o Facility Rim
• 12 inches Class II permeable,
Caltrans specification 68-2.02F(3)
• 18 inches sand/ compost mix meeting the specifications approved by the Regional Water Quality Control Board in April 2016.
• 4 in dia. PVC SDR 35 perforated pipe underdrain, installed with the invert at the top of the Class II permeable layer with holes facing down, and connected to the overflow structure at the same elevation.
• 6 to 12-inch deep reservoir between top of soil elevation and overflow grate elevation. • Concrete drop inlet with frame overflow structure, with grate set to specified elevation, connected to storm drain outfalls at Wildcat Creek or Vale Road.
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• Plantings selected for suitable to climate location, bioretention soil media (well-drained, low fertility), and for water conservation.
• Irrigation system on a separate zone, with drip emitters and “smart” irrigation controllers. •
Bioretention Facility (IMP-1) will be located within the residential complex and be incorporated with the landscape plan.
Bioretention Facility (IMP-2) will be located in parking area and be incorporated with the landscaping in the planter islands.
Bioretention Facility (IMP-3) will be located in parking area and be incorporated with the landscaping in the planter islands.
Bioretention Facility (IMP-4) will be located in parking area and be incorporated with the landscaping in the planter islands.
Bioretention Facility (IMP-5) will be located in parking area and be incorporated with the landscaping in the planter islands.
Bioretention Facility (IMP-6) will be located in parking area and be incorporated with the landscaping in the planter islands.
V. SOURCE CONTROL MEASURES
V.A.Site activities and potential sources of pollutants The parking lot improvement project will create few potential sources of stormwater pollutants.
Sources to be controlled include:
• Potential dumping of wash-water or other liquids into storm drain inlets. • Leaks/spills from vehicles
• Landscape/Outdoor Pesticide Use
• Disturbance to Wildcat Creek
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V.B.Source Control Table
Table 3. Sources and Source Control Measures
[See the instructions on page 16 of the Guidebook and the checklist in Appendix D.] Potential source of
runoff pollutants
Permanent
source control BMPs
Operational
source control BMPs
On-site dumping into
storm drain inlets
All accessible on-site inlets will
be marked with the words “No
Dumping! Flows to Creek”
Markings will be periodically
repainted or replaced. Inlets and
pipes conveying stormwater to
BMPs will be inspected and
maintained as part of BMP
Operation and Maintenance
Plan.
Landscape/Outdoor
Pesticide Use
Landscaping is designed to
minimize irrigation and runoff,
to promote surface infiltration
where appropriate, and to
minimize the use of fertilizers
and pesticides that can
contribute to stormwater
pollution.
Landscaping will be maintained
using minimum or no
pesticides. Efficient irrigation
system will be used.
Disturbance to Wildcat
Creek
Disturbance to wildcat creek will
be minimized to the maximum
extent possible. Permanent bioretention areas will be installed to treat existing and replaced
impervious area. There will be
no removal of trees along
Wildcat Creek.
Inlets and pipes conveying
stormwater to BMPs will be
inspected and maintained as
part of BMP Operation and
Maintenance Plan.
V.C.Features, Materials, and Methods of Construction of Source Control BMPs VI. STORMWATER FACILITY MAINTENANCE
VI.A. Ownership and Responsibility for Maintenance in Perpetuity All stormwater treatment facilities (bioretention areas) will be owned and maintained by the developer. The applicant accepts responsibility for interim operation and maintenance of the facilities.
VI.B. Summary of Maintenance Requirements for Each Stormwater Facility Bioretention facilities remove pollutants primarily by filtering runoff slowly through an active layer of soil. Routine maintenance is needed to ensure that flow is unobstructed, that erosion is prevented, PL21-0035 / DR21-12 R1 REVIEW
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and that soils are held together by plant roots and are biologically active. Typical routine maintenance consists of the following:
• Inspect outlets for channels, exposure of soils, or other evidence of erosion. Clear any obstructions and remove any accumulation of sediment.
• Inspect inlets for erosion or plugging.
• Inspect side slopes for evidence of instability or erosion and correct as necessary. • Observe soil at the bottom of filter for uniform percolation throughout. If portions of the swale or filter do not drain within 48 hours after the end of a storm, the soil should be tilled and replanted. Remove any debris or accumulations of sediment. • Examine the vegetation to ensure that it is healthy and dense enough to provide filtering and to protect soils from erosion. Replenish mulch as necessary, remove fallen leaves and debris, prune large shrubs or trees, and mow turf areas. Confirm that irrigation is adequate and not excessive. Replace dead plants and remove invasive vegetation. • Abate any potential vectors by filling holes in the ground, in and around the swale and by ensuring that there are no areas where water stands longer than 48 hours following a storm.
If mosquito larvae are present and persistent, contact the Contra Costa County Vector Control District for information and advice. Mosquito larvicides should be applied only when absolutely necessary and then only by a licensed individual or contractor.
VII. CONSTRUCTION PLAN C.3 CHECKLIST
Table 3. Construction Plan C.3 Checklist
Stormwater Control Plan
Page # BMP Description See Plan Sheet #s
1 Bioretention Facilities sized as
specified and designed to capture
and route drainage from the areas
delignated on Exhibit.
C1.0 & C1.1
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VIII.CERTIFICATIONS
The selection, sizing, and preliminary design of stormwater treatment and other control measures in this plan meet the requirements of Regional Water Quality Control Board Order R2-2015-0049.
By
Print Name
PL21-0035 / DR21-12 R1 REVIEW
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Lytton Casino Parking Lot October 2019
Stormwater Control Plan
Exhibit
PL21-0035 / DR21-12 R1 REVIEW
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W
W
W
W W W W W FW FW
FW
FW FW FW FW FW
SD
SD
SD
SD SD SD SD SD SD SS SS SS SS SD SD
SD
SD SD SD SD SD
W
W
W W W W W W
SS SS SS SS SS SS SS SS SS
NO
PARKING
SD
SD
SD
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
SD
SD
SD
SD
SD
SD
SD
SS
SS
SS
SS
SS
SS
W
W
W
W
W
W
NO
PARKING
NO
PARKING
DMA-5
DMA-4 DMA-2
DMA-1
DMA-3
DMA-6
FITZGERALD DR
C.3 STORMWATER CONTROL PLAN
Pinole Mixed Use Housing
Address, City, CA
APN xxx-xxx-xxx
adobe associates, inc.
1220 N. Dutton Ave., Santa Rosa, CA 95401
P. (707) 541-2300 F. (707) 541-2301
Website: www.adobeinc.com
"A Service You Can Count On!"
civil engineering I land surveying I wa
DMA-1
DRAINAGE AREA TABLE BIORETENTION FACILITIES
REQUIRED DESIGN
IMP-1
NOTE:
1 DRAINAGE AREA LEGEND
DMA-6 IMP-6
DMA-2 IMP-2
DMA-3 IMP-3
DMA-4 IMP-4
DMA-5 IMP-5
DMA-1
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Lytton Casino Parking Lot October 2019
IMP Sizing Calculator Output
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Project Name: 20313-Pinole Housing
Project Type: Treatment and Flow Control
APN: 125-551-016
Drainage Area: 203,561
Mean Annual Precipitation: 27.0
IV. Areas Draining to IMPs
IMP Name: IMP1
IMP Type: Bioretention Facility
Soil Group: IMP1
DMA Name Area (sq ft) Post Project
Surface Type
DMA Runoff
Factor
DMA Area x
Runoff Factor IMP Sizing
DMA1 79,414 Conventional
Roof
1.00 79,414 IMP Sizing
Factor
Rain
Adjustment
Factor
Minimum
Area or
Volume
Proposed
Area or
Volume Total 79,414
Area 0.050 0.701 3,177* 3,200
Surface Volume 0.042 0.701 2,337 2,400
Subsurface Volume 0.055 0.701 3,061 3,100
Maximum
Underdrain
Flow (cfs)
0.21 Orifice
Diameter (in)
3.07 * The product of the IMP Sizing Factor and the Rainfall Adjument Factor was less than the minimum value of 0.04. The value of 0.04 was used to adjust the area instead.
IMP Name: IMP2
IMP Type: Bioretention Facility
Soil Group: IMP2
DMA Name Area (sq ft) Post Project
Surface Type
DMA Runoff
Factor
DMA Area x
Runoff Factor IMP Sizing
DMA2 21,052 Concrete or
Asphalt
1.00 21,052 IMP Sizing
Factor
Rain
Adjustment
Factor
Minimum
Area or
Volume
Proposed
Area or
Volume Total 21,052
Area 0.050 0.701 842* 850
Surface Volume 0.042 0.701 620 650
Subsurface Volume 0.055 0.701 811 815
Maximum
Underdrain
Flow (cfs)
0.06 Orifice 1.58
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Diameter (in)
* The product of the IMP Sizing Factor and the Rainfall Adjument Factor was less than the minimum value of 0.04. The value of 0.04 was used to adjust the area instead.
IMP Name: IMP3
IMP Type: Bioretention Facility
Soil Group: IMP3
DMA Name Area (sq ft) Post Project
Surface Type
DMA Runoff
Factor
DMA Area x
Runoff Factor IMP Sizing
DMA3 26,072 Concrete or
Asphalt
1.00 26,072 IMP Sizing
Factor
Rain
Adjustment
Factor
Minimum
Area or
Volume
Proposed
Area or
Volume Total 26,072
Area 0.050 0.701 1,043* 1,064
Surface Volume 0.042 0.701 767 770
Subsurface Volume 0.055 0.701 1,005 1,010
Maximum
Underdrain
Flow (cfs)
0.07 Orifice
Diameter (in)
1.76 * The product of the IMP Sizing Factor and the Rainfall Adjument Factor was less than the minimum value of 0.04. The value of 0.04 was used to adjust the area instead.
IMP Name: IMP4
IMP Type: Bioretention Facility
Soil Group: IMP4
DMA Name Area (sq ft) Post Project
Surface Type
DMA Runoff
Factor
DMA Area x
Runoff Factor IMP Sizing
DMA4 13,206 Concrete or
Asphalt
1.00 13,206 IMP Sizing
Factor
Rain
Adjustment
Factor
Minimum
Area or
Volume
Proposed
Area or
Volume Total 13,206
Area 0.050 0.701 528* 544
Surface Volume 0.042 0.701 389 400
Subsurface Volume 0.055 0.701 509 510
Maximum
Underdrain
Flow (cfs)
0.04 Orifice
Diameter (in)
1.25 * The product of the IMP Sizing Factor and the Rainfall Adjument Factor was less than the minimum value of 0.04. The value of 0.04 was used to adjust the area instead.
IMP Name: IMP5
IMP Type: Bioretention Facility
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Soil Group: IMP5
DMA Name Area (sq ft) Post Project
Surface Type
DMA Runoff
Factor
DMA Area x
Runoff Factor IMP Sizing
DMA5 21,495 Concrete or
Asphalt
1.00 21,495 IMP Sizing
Factor
Rain
Adjustment
Factor
Minimum
Area or
Volume
Proposed
Area or
Volume Total 21,495
Area 0.050 0.701 860* 874
Surface Volume 0.042 0.701 633 635
Subsurface Volume 0.055 0.701 829 830
Maximum
Underdrain
Flow (cfs)
0.06 Orifice
Diameter (in)
1.60 * The product of the IMP Sizing Factor and the Rainfall Adjument Factor was less than the minimum value of 0.04. The value of 0.04 was used to adjust the area instead.
IMP Name: IMP6
IMP Type: Bioretention Facility
Soil Group: IMP6
DMA Name Area (sq ft) Post Project
Surface Type
DMA Runoff
Factor
DMA Area x
Runoff Factor IMP Sizing
DMA6 36,827 Concrete or
Asphalt
1.00 36,827 IMP Sizing
Factor
Rain
Adjustment
Factor
Minimum
Area or
Volume
Proposed
Area or
Volume Total 36,827
Area 0.050 0.701 1,473* 1,525
Surface Volume 0.042 0.701 1,084 1,100
Subsurface Volume 0.055 0.701 1,419 1,420
Maximum
Underdrain
Flow (cfs)
0.10 Orifice
Diameter (in)
2.09 * The product of the IMP Sizing Factor and the Rainfall Adjument Factor was less than the minimum value of 0.04. The value of 0.04 was used to adjust the area instead.
Report generated on 3/22/2021 12:00:00 AM by the Contra Costa Clean Water Program IMP Sizing Tool software (version 1.3.1.0).
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Lytton Casino Parking Lot October 2019
Soil Survey
PL21-0035 / DR21-12 R1 REVIEW
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Soil Map—Contra Costa County, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/29/2021
4204880 4204910 4204940 4204970 4205000 4205030 4205060 4205090 4205120 4204880 4204910 4204940 4204970 4205000 4205030 4205060 4205090 4205120 560960 560990 561020 561050 561080 561110 561140
560990 561020 561050 561080 561110 561140
37° 59' 30'' N
122° 18' 20'' W
37° 59' 30'' N
122° 18' 13'' W
37° 59' 22'' N
122° 18' 20'' W
37° 59' 22'' N
122° 18' 13'' W
N
Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 10N WGS84 0 50 100 200 300
Feet
0 15 30 60 90
Meters
Map Scale: 1:1,200 if printed on A portrait (8.5" x 11") sheet.
Soil Map may not be valid at this scale.
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MAP LEGEND MAP INFORMATION
Area of Interest (AOI)
Area of Interest (AOI)
Soils
Soil Map Unit Polygons
Soil Map Unit Lines
Soil Map Unit Points
Special Point Features
Blowout
Borrow Pit
Clay Spot
Closed Depression
Gravel Pit
Gravelly Spot
Landfill
Lava Flow
Marsh or swamp
Mine or Quarry
Miscellaneous Water
Perennial Water
Rock Outcrop
Saline Spot
Sandy Spot
Severely Eroded Spot
Sinkhole
Slide or Slip
Sodic Spot
Spoil Area
Stony Spot
Very Stony Spot
Wet Spot
Other
Special Line Features
Water Features
Streams and Canals
Transportation
Rails
Interstate Highways
US Routes
Major Roads
Local Roads
Background
Aerial Photography
The soil surveys that comprise your AOI were mapped at
1:24,000.
Warning: Soil Map may not be valid at this scale.
Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale.
Please rely on the bar scale on each map sheet for map
measurements.
Source of Map: Natural Resources Conservation Service
Web Soil Survey URL:
Coordinate System: Web Mercator (EPSG:3857)
Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required.
This product is generated from the USDA-NRCS certified data as of the version date(s) listed below.
Soil Survey Area: Contra Costa County, California
Survey Area Data: Version 17, May 29, 2020
Soil map units are labeled (as space allows) for map scales 1:50,000 or larger.
Date(s) aerial images were photographed: May 1, 2019—May 31, 2019
The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident.
Soil Map—Contra Costa County, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/29/2021
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Map Unit Legend
Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI LhE Los Osos clay loam, 15 to 30
percent slopes
6.3 100.0%
Totals for Area of Interest 6.3 100.0%
Soil Map—Contra Costa County, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/29/2021
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Contra Costa County, California
LhE—Los Osos clay loam, 15 to 30 percent slopes
Map Unit Setting
National map unit symbol: 2yrgk
Elevation: 50 to 1,420 feet
Mean annual precipitation: 17 to 29 inches
Mean annual air temperature: 58 to 62 degrees F
Frost-free period: 284 to 365 days
Farmland classification: Not prime farmland
Map Unit Composition
Los osos and similar soils: 85 percent
Minor components: 15 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
Description of Los Osos
Setting
Landform: Hills, mountain slopes
Landform position (two-dimensional): Backslope
Landform position (three-dimensional): Mountainflank, side slope Down-slope shape: Convex
Across-slope shape: Convex
Parent material: Residuum weathered from sandstone and shale Typical profile
A - 0 to 10 inches: clay loam
Bt1 - 10 to 20 inches: clay
Bt2 - 20 to 32 inches: clay
Cr - 32 to 42 inches: bedrock
Properties and qualities
Slope: 15 to 30 percent
Depth to restrictive feature: 24 to 40 inches to paralithic bedrock Drainage class: Well drained
Runoff class: Very high
Capacity of the most limiting layer to transmit water
(Ksat): Moderately low to moderately high (0.06 to 0.20 in/hr) Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Maximum salinity: Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm)
Sodium adsorption ratio, maximum: 2.0
Available water capacity: Low (about 5.2 inches)
Interpretive groups
Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 6e
Map Unit Description: Los Osos clay loam, 15 to 30 percent slopes---Contra Costa County, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/29/2021
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Hydrologic Soil Group: D
Ecological site: R015XD035CA - STEEP FINE LOAMY
Hydric soil rating: No
Minor Components
Alo
Percent of map unit: 4 percent
Landform: Hills
Landform position (two-dimensional): Backslope
Landform position (three-dimensional): Side slope
Down-slope shape: Convex
Across-slope shape: Convex
Hydric soil rating: No
Gaviota
Percent of map unit: 2 percent
Landform: Hills
Landform position (two-dimensional): Backslope
Landform position (three-dimensional): Side slope
Down-slope shape: Convex
Across-slope shape: Convex
Hydric soil rating: No
Lodo
Percent of map unit: 2 percent
Landform: Hills
Landform position (two-dimensional): Backslope
Landform position (three-dimensional): Side slope
Down-slope shape: Convex
Across-slope shape: Convex
Hydric soil rating: No
Millsholm
Percent of map unit: 2 percent
Landform: Hills
Landform position (two-dimensional): Backslope
Landform position (three-dimensional): Side slope
Down-slope shape: Convex
Across-slope shape: Convex
Hydric soil rating: No
Diablo
Percent of map unit: 2 percent
Landform: Hills
Landform position (two-dimensional): Backslope
Landform position (three-dimensional): Side slope
Down-slope shape: Convex
Across-slope shape: Convex
Hydric soil rating: No
Los gatos
Percent of map unit: 1 percent
Landform: Hills
Map Unit Description: Los Osos clay loam, 15 to 30 percent slopes---Contra Costa County, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/29/2021
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Landform position (two-dimensional): Backslope
Landform position (three-dimensional): Side slope
Down-slope shape: Convex
Across-slope shape: Convex
Hydric soil rating: No
San benito
Percent of map unit: 1 percent
Landform: Hills
Landform position (two-dimensional): Backslope
Landform position (three-dimensional): Side slope
Down-slope shape: Convex
Across-slope shape: Convex
Hydric soil rating: No
Tierra
Percent of map unit: 1 percent
Landform: Terraces
Landform position (two-dimensional): Backslope
Landform position (three-dimensional): Tread
Down-slope shape: Linear
Across-slope shape: Linear
Hydric soil rating: No
Data Source Information
Soil Survey Area: Contra Costa County, California
Survey Area Data: Version 17, May 29, 2020
Map Unit Description: Los Osos clay loam, 15 to 30 percent slopes---Contra Costa County, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/29/2021
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1500 FITZGERLAD DRIVE
RESIDENTIAL DEVELOPMENT
NOISE AND VIBRATION ASSESSMENT
Pinole, California
October 25, 2021
Prepared for:
Yingying Cai
WRA, Inc.
4225 Hollis Street
Emeryville, CA 94608
Prepared by:
Michael S. Thill
429 East Cotati Avenue
Cotati, CA 94931
(707) 794-0400
I&R Job No.: 21-148
Appendix G
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1 INTRODUCTION
The project proposes the demolition of an existing vacant retail structure and the construction of a new housing development with 223 dwelling units at 1500 Fitzgerald Drive in Pinole, California.
This report evaluates the project’s potential to result in significant impacts with respect to applicable California Environmental Quality Act (CEQA) guidelines. The report is divided into three sections: 1) the Setting Section provides a brief description of the fundamentals of environmental noise and groundborne vibration, summarizes applicable regulatory criteria, and discusses ambient noise conditions in the project vicinity; 2) the Plan Consistency Analysis section discusses noise and land use compatibility utilizing policies in the City’s General Plan; and, 3) the Impacts and Mitigation Measures Section describes the significance criteria used to evaluate project impacts, provides a discussion of each project impact, and presents mitigation measures, where necessary, to mitigate project impacts to a less-than-significant level.
SETTING
Fundamentals of Environmental Noise
Noise may be defined as unwanted sound. Noise is usually objectionable because it is disturbing or annoying. The objectionable nature of sound could be caused by its pitch or its loudness. Pitch is the height or depth of a tone or sound, depending on the relative rapidity (frequency) of the vibrations by which it is produced. Higher pitched signals sound louder to humans than sounds with a lower pitch. Loudness is intensity of sound waves combined with the reception characteristics of the ear. Intensity may be compared with the height of an ocean wave in that it is a measure of the amplitude of the sound wave.
In addition to the concepts of pitch and loudness, there are several noise measurement scales which are used to describe noise in a particular location. A decibel (dB) is a unit of measurement which indicates the relative amplitude of a sound. The zero on the decibel scale is based on the lowest sound level that the healthy, unimpaired human ear can detect. Sound levels in decibels are calculated on a logarithmic basis. An increase of 10 decibels represents a ten-fold increase in acoustic energy, while 20 decibels is 100 times more intense, 30 decibels is 1,000 times more intense, etc. There is a relationship between the subjective noisiness or loudness of a sound and its intensity. Each 10 decibel increase in sound level is perceived as approximately a doubling of loudness over a fairly wide range of intensities. Technical terms are defined in Table 1.
There are several methods of characterizing sound. The most common in California is the Aweighted sound level (dBA). This scale gives greater weight to the frequencies of sound to which the human ear is most sensitive. Representative outdoor and indoor noise levels in units of dBA are shown in Table 2. Because sound levels can vary markedly over a short period of time, a method for describing either the average character of the sound or the statistical behavior of the variations must be utilized. Most commonly, environmental sounds are described in terms of an average level that has the same acoustical energy as the summation of all the time-varying events.
This energy-equivalent sound/noise descriptor is called Leq. The most common averaging period is hourly, but Leq can describe any series of noise events of arbitrary duration. 1723 of 2177
2 The scientific instrument used to measure noise is the sound level meter. Sound level meters can accurately measure environmental noise levels to within about plus or minus 1 dBA. Various computer models are used to predict environmental noise levels from sources, such as roadways and airports. The accuracy of the predicted models depends upon the distance the receptor is from the noise source. Close to the noise source, the models are accurate to within about plus or minus 1 to 2 dBA.
Since the sensitivity to noise increases during the evening and at night -- because excessive noise interferes with the ability to sleep -- 24-hour descriptors have been developed that incorporate artificial noise penalties added to quiet-time noise events. The Community Noise Equivalent Level (CNEL) is a measure of the cumulative noise exposure in a community, with a 5 dB penalty added to evening (7:00 p.m. to 10:00 p.m.) and a 10 dB addition to nocturnal (10:00 p.m. to 7:00 a.m.) noise levels. The Day/Night Average Sound Level (DNL or Ldn) is essentially the same as CNEL, with the exception that the evening time period is dropped and all occurrences during this threehour period are grouped into the daytime period.
Effects of Noise
Sleep and Speech Interference
The thresholds for speech interference indoors are about 45 dBA if the noise is steady and above 55 dBA if the noise is fluctuating. Outdoors the thresholds are about 15 dBA higher. Steady noises of sufficient intensity (above 35 dBA) and fluctuating noise levels above about 45 dBA have been shown to affect sleep. Interior residential standards for multi-family dwellings are set by the State of California at 45 dBA DNL. Typically, the highest steady traffic noise level during the daytime is about equal to the DNL and nighttime levels are 10 dBA lower. The standard is designed for sleep and speech protection and most jurisdictions apply the same criterion for all residential uses.
Typical structural attenuation is 12 to 17 dBA with open windows. With closed windows in good condition, the noise attenuation factor is around 20 dBA for an older structure and 25 dBA for a newer dwelling. Sleep and speech interference is therefore possible when exterior noise levels are about 57 to 62 dBA DNL with open windows and 65 to 70 dBA DNL if the windows are closed.
Levels of 55 to 60 dBA are common along collector streets and secondary arterials, while 65 to 70 dBA is a typical value for a primary/major arterial. Levels of 75 to 80 dBA are normal noise levels at the first row of development outside a freeway right-of-way. In order to achieve an acceptable interior noise environment, bedrooms facing secondary roadways need to be able to have their windows closed, those facing major roadways and freeways typically need special glass windows.
Annoyance
Attitude surveys are used for measuring the annoyance felt in a community for noises intruding into homes or affecting outdoor activity areas. In these surveys, it was determined that the causes for annoyance include interference with speech, radio and television, house vibrations, and interference with sleep and rest. The DNL as a measure of noise has been found to provide a valid correlation of noise level and the percentage of people annoyed. People have been asked to judge the annoyance caused by aircraft noise and ground transportation noise. There continues to be disagreement about the relative annoyance of these different sources. When measuring the 1724 of 2177
3 percentage of the population highly annoyed, the threshold for ground vehicle noise is about 50 dBA DNL. At a DNL of about 60 dBA, approximately 12 percent of the population is highly annoyed. When the DNL increases to 70 dBA, the percentage of the population highly annoyed increases to about 25 to 30 percent of the population. There is, therefore, an increase of about 2 percent per dBA between a DNL of 60 to 70 dBA. Between a DNL of 70 to 80 dBA, each decibel increase increases by about 3 percent the percentage of the population highly annoyed. People appear to respond more adversely to aircraft noise. When the DNL is 60 dBA, approximately 30 to 35 percent of the population is believed to be highly annoyed. Each decibel increase to 70 dBA adds about 3 percentage points to the number of people highly annoyed. Above 70 dBA, each decibel increase results in about a 4 percent increase in the percentage of the population highly annoyed.
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4 TABLE 1 Definition of Acoustical Terms Used in this Report Term Definition
Decibel, dB A unit describing, the amplitude of sound, equal to 20 times the logarithm to the base 10 of the ratio of the pressure of the sound measured to the reference pressure. The reference pressure for air is 20 micro Pascals.
Sound Pressure Level Sound pressure is the sound force per unit area, usually expressed in micro Pascals (or 20 micro Newtons per square meter), where 1 Pascal is the pressure resulting from a force of 1 Newton exerted over an area of 1 square meter. The sound pressure level is expressed in decibels as 20 times the logarithm to the base 10 of the ratio between the pressures exerted by the sound to a reference sound pressure (e. g., 20 micro Pascals). Sound pressure level is the quantity that is directly measured by a sound level meter.
Frequency, Hz The number of complete pressure fluctuations per second above and below atmospheric pressure. Normal human hearing is between 20 Hz and 20,000 Hz. Infrasonic sound are below 20 Hz and Ultrasonic sounds are above 20,000 Hz.
A-Weighted Sound
Level, dBA
The sound pressure level in decibels as measured on a sound level meter using the A-weighting filter network. The A-weighting filter de-emphasizes the very low and very high frequency components of the sound in a manner similar to the frequency response of the human ear and correlates well with subjective reactions to noise.
Equivalent Noise Level,
Leq
The average A-weighted noise level during the measurement period.
Lmax, Lmin
The maximum and minimum A-weighted noise level during the measurement period.
L01, L10, L50, L90
The A-weighted noise levels that are exceeded 1%, 10%, 50%, and 90% of the time during the measurement period.
Day/Night Noise Level,
Ldn or DNL
The average A-weighted noise level during a 24-hour day, obtained after addition of 10 decibels to levels measured in the night between 10:00 pm and 7:00 am.
Community Noise
Equivalent Level,
CNEL
The average A-weighted noise level during a 24-hour day, obtained after addition of 5 decibels in the evening from 7:00 pm to 10:00 pm and after addition of 10 decibels to sound levels measured in the night between 10:00 pm and 7:00 am.
Ambient Noise Level The composite of noise from all sources near and far. The normal or existing level of environmental noise at a given location.
Intrusive That noise which intrudes over and above the existing ambient noise at a given location. The relative intrusiveness of a sound depends upon its amplitude, duration, frequency, and time of occurrence and tonal or informational content as well as the prevailing ambient noise level.
Source: Handbook of Acoustical Measurements and Noise Control, Harris, 1998. 1726 of 2177
5 TABLE 2 Typical Noise Levels in the Environment
Common Outdoor Activities Noise Level (dBA) Common Indoor Activities 110 dBA Rock band
Jet fly-over at 1,000 feet
100 dBA
Gas lawn mower at 3 feet
90 dBA
Diesel truck at 50 feet at 50 mph Food blender at 3 feet 80 dBA Garbage disposal at 3 feet
Noisy urban area, daytime
Gas lawn mower, 100 feet 70 dBA Vacuum cleaner at 10 feet Commercial area Normal speech at 3 feet
Heavy traffic at 300 feet 60 dBA
Large business office
Quiet urban daytime 50 dBA Dishwasher in next room
Quiet urban nighttime 40 dBA Theater, large conference room Quiet suburban nighttime
30 dBA Library
Quiet rural nighttime Bedroom at night, concert hall
(background)
20 dBA
Broadcast/recording studio
10 dBA
0 dBA
Source: Technical Noise Supplement (TeNS), California Department of Transportation, September 2013. 1727 of 2177
6 Fundamentals of Groundborne Vibration
Ground vibration consists of rapidly fluctuating motions or waves with an average motion of zero.
Several different methods are typically used to quantify vibration amplitude. One method is the Peak Particle Velocity (PPV). The PPV is defined as the maximum instantaneous positive or negative peak of the vibration wave. In this report, a PPV descriptor with units of mm/sec or in/sec is used to evaluate construction generated vibration for building damage and human complaints.
Table 3 displays the reactions of people and the effects on buildings that continuous or frequent intermittent vibration levels produce. The guidelines in Table 3 represent syntheses of vibration criteria for human response and potential damage to buildings resulting from construction vibration.
Construction activities can cause vibration that varies in intensity depending on several factors.
The use of pile driving and vibratory compaction equipment typically generates the highest construction related groundborne vibration levels. Because of the impulsive nature of such activities, the use of the PPV descriptor has been routinely used to measure and assess groundborne vibration and almost exclusively to assess the potential of vibration to cause damage and the degree of annoyance for humans.
The two primary concerns with construction-induced vibration, the potential to damage a structure and the potential to interfere with the enjoyment of life, are evaluated against different vibration limits. Human perception to vibration varies with the individual and is a function of physical setting and the type of vibration. Persons exposed to elevated ambient vibration levels, such as people in an urban environment, may tolerate a higher vibration level.
Structural damage can be classified as cosmetic only, such as paint flaking or minimal extension of cracks in building surfaces; minor, including limited surface cracking; or major, that may threaten the structural integrity of the building. Safe vibration limits that can be applied to assess the potential for damaging a structure vary by researcher. The damage criteria presented in Table 3 include several categories for ancient, fragile, and historic structures, the types of structures most at risk to damage. Most buildings are included within the categories ranging from “Historic and some old buildings” to “Modern industrial/commercial buildings”. Construction-induced vibration that can be detrimental to the building is very rare and has only been observed in instances where the structure is at a high state of disrepair and the construction activity occurs immediately adjacent to the structure.
The annoyance levels shown in Table 3 should be interpreted with care since vibration may be found to be annoying at lower levels than those shown, depending on the level of activity or the sensitivity of the individual. To sensitive individuals, vibrations approaching the threshold of perception can be annoying. Low-level vibrations frequently cause irritating secondary vibration, such as a slight rattling of windows, doors, or stacked dishes. The rattling sound can give rise to exaggerated vibration complaints, even though there is very little risk of actual structural damage. 1728 of 2177
7 TABLE 3 Reaction of People and Damage to Buildings from Continuous or Frequent Intermittent Vibration Levels
Velocity Level,
PPV (in/sec) Human Reaction Effect on Buildings
0.01 Barely perceptible No effect
0.04 Distinctly perceptible Vibration unlikely to cause damage of any type to any structure
0.08 Distinctly perceptible to
strongly perceptible
Recommended upper level of the vibration to which
ruins and ancient monuments should be subjected
0.1 Strongly perceptible Threshold at which there is a risk of damage to fragile buildings with no risk of damage to most buildings
0.25 Strongly perceptible to severe Threshold at which there is a risk of damage to historic and some old buildings.
0.3 Strongly perceptible to severe Threshold at which there is a risk of damage to older residential structures
0.5 Severe - Vibrations considered
unpleasant
Threshold at which there is a risk of damage to new
residential and modern commercial/industrial structures Source: Transportation and Construction Vibration Guidance Manual, California Department of Transportation, April 2020.
Regulatory Background
The State of California and the City of Pinole have established regulatory criteria that are applicable in this assessment. The State of California CEQA Guidelines, Appendix G, are used to assess the potential significance of impacts pursuant to local General Plan policies, Municipal Code standards, or the applicable standards of other agencies. A summary of the applicable regulatory criteria is provided below.
State CEQA Guidelines. The CEQA contains guidelines to evaluate the significance of effects of environmental noise attributable to a proposed project. Under CEQA, noise impacts would be considered significant if the project would result in:
(a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies; (b) Generation of excessive groundborne vibration or groundborne noise levels; (c) For a project located within the vicinity of a private airstrip or an airport land use plan or where such a plan has not been adopted within two miles of a public airport or public use airport, if the project would expose people residing or working in the project area to excessive noise levels.
Checklist items (a) and (b) are applicable to the proposed project. The project is not located within the vicinity of a private airstrip or a public airport and would not expose people residing or working 1729 of 2177
8 in the project area to excessive aircraft noise levels; therefore, item (c) is not carried further in this analysis.
Pinole General Plan Update 2010. The City of Pinole General Plan Health and Safety Element sets forth goals, policies, and actions related to noise in the community as follows:
GOAL HS.8 Ensure all new development complies with the noise standards established in the Pinole Health and Safety Element and prevent all new noise sources from increasing the existing noise levels above acceptable standards.
POLICY HS.8.1 New development projects should meet acceptable exterior noise level standards. The normally acceptable noise standards for new land uses are established in Land Use Compatibility for Community Exterior Noise Environments (as shown below).
Action HS.8.1.1 Adopt a noise ordinance with noise level performance standards, including maximum allowable noise exposure, ambient versus nuisance noise, method of measuring noise, and enforcement procedures.
Action HS.8.1.2 Review development proposals to assure consistency with noise standards.
Require new development of noise-creating uses to conform to the City’s noise level standards.
Action HS.8.1.3 Require a combination of design features to reduce noise impacts on adjacent properties through the following and other means, as appropriate:
• Screen and control noise sources such as parking, outdoor activities and mechanical equipment.
• Increase setbacks for noise sources from adjacent dwellings. • Modify building designs and site planning to reduce noise exposure through a combination of sound attenuation (e.g., sound-rated windows and ventilation systems, insulation, physical and landscape buffers) and site planning (e.g., increased separation and private open area buffers) to reduce noise exposure.
• Control hours of operation, including deliveries and trash pickup, to minimize noise impacts.
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9 • Require additional landscaping to assist with buffering where feasible.
Action HS.8.1.4 New development of noise-sensitive land uses will not be permitted in areas exposed to existing or planned transportation noise sources that exceed the levels specified in Policy HS.8.1, unless the project design includes measures to reduce exterior and interior noise levels to those specified in Policy HS.8.1 of the proposed General Plan Update.
Action HS.8.1.5 Require the use of temporary construction noise control measures including the use of temporary noise barriers, temporary relocation of noise-sensitive land uses, or other appropriate measures as mitigation for noise generated during construction of public and/or private projects.
POLICY HS.8.2 Ensure that proposed nonresidential land uses likely to exceed the City’s standards do not create noise disturbances in existing noise-sensitive areas.
Action HS.8.2.1 Require an acoustical analysis as part of the environmental review process when noise-sensitive land uses are proposed in areas where current or projected exterior noise levels exceed the City’s standards.
Action HS.8.2.2 Require that any potential noise impacts identified during the acoustical analysis be mitigated in the project design to the maximum extent feasible.
Action HS.8.2.3 Prepare and periodically update a map of citywide noise-sensitive areas.
POLICY HS.8.3 Work with the railroads and adjoining communities to seek quiet zone status for rail lines through Pinole.
POLICY HS.8.4 Require site-specific noise studies for noise-sensitive projects which may be affected by railroad noise, and incorporate noise attenuation measures into the project design to reduce any impacts.
GOAL HS.9 Eliminate or reduce noise from existing objectionable noise sources.
POLICY HS.9.1 Noise created by commercial or industrial sources associated with new projects or developments should be controlled so as not to exceed the noise level standards set forth in the table below (Maximum Allowable Noise Exposure for Stationary Noise Sources), as measured at any affected residential land use.
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10 Action HS.9.1.1 Adopt the following allowable noise standards:
POLICY HS.9.2 Require new noise sources to use best available control technology (BACT) to minimize noise emissions.
Action HS.9.2.1 Noise control techniques used should be what most effectively mitigates the noise impacts of the development. Such measures may include building setbacks, building orientation and noise barriers. If a noise barrier is required for mitigation of exterior noise levels, it should be constructed of tight-fitting, massive materials (1-inch-thick wood, stucco, masonry, etc.) and should be of sufficient height to interrupt line of sight between the source and receiver. Line of sight should be determined by drawing a straight line between the effective heights of the noise source and receiver.
POLICY HS.9.3 Work with the railroad companies to reduce existing rail noise in Pinole.
Action HS.9.3.1 Establish a quiet zone designation at the railroad crossings in Pinole. Work with railroad companies to determine and install required safety devices to acquire the designation.
City of Pinole Municipal Code. City of Pinole Municipal Code standards relevant to the proposed project are outlined in Chapters 8 and 15 of the Municipal Code.
8.35.010 FINDINGS AND PURPOSE.
The city council declares that certain loud noises are detrimental to the health and welfare of the citizenry and should be regulated in the public interest. The purpose of this chapter is to limit and control excessive, unnecessary, annoying and unreasonable noises within the city in order to protect the peace, health, safety and welfare of the citizens of Pinole. (Ord. 2017-05 § 2 (part), 2017)
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11 8.35.020 DEFINITIONS.
A. COMMERCIAL PURPOSE. The use, operation, or maintenance of sound-amplifying equipment for the purpose of advertising business, goods and services, or for the purpose of attracting the attention of the public to, or advertising for, or soliciting patronage to or for a performance, show, entertainment, exhibition or event, or for the purpose of demonstrating any such sound equipment.
B. EMERGENCY. Conditions posing an imminent danger to the public health or safety of any individual.
C. SOUND-AMPLIFYING EQUIPMENT. Any machine or device for the amplification of the human voice, music, or any other sound, excluding a warning device on authorized emergency vehicle or horn or other warning device used for traffic safety purposes. (Ord. 2017-05 § 2 (part), 2017)
8.35.030 GENERAL NOISE REGULATIONS.
A. It is unlawful for a person to willfully make a loud, unnecessary or unusual noise which disturbs the peace or quiet of a neighborhood or which causes discomfort or annoyance to a reasonable person of normal sensitiveness residing in the area.
B. The factors which shall be considered in determining whether a violation of this section exist shall include, but are not limited to, the following:
1. The sound level of the objectionable noise when compared to all audible noise in the area;
2. Whether the nature of the noise is usual or unusual;
3. The proximity of the noise to residential sleeping areas;
4. The nature and zoning of the area from which the noise emanates;
5. The density of the inhabitation of the area from which the noise emanates;
6. The time of day or night the noise occurs;
7. The duration of the noise;
8. Whether the noise is continuous, recurrent or intermittent;
9. Whether the noise is produced by a commercial or noncommercial activity;
10. Whether the noise is caused by sound amplifying equipment. (Ord. 2017-05 § 2 (part), 2017)
8.35.040 USE PERMIT.
A. Use permit. The city may grant a use permit allowing noise generating events or land uses on a temporary basis as described in Chapter 17.12 of the Zoning Code. Noise generating use permits shall be of as short duration as reasonable. An application for a permit must be submitted at least ten business days before the proposed activity and must be accompanied by an application fee in the amount set by city council resolution.
B. Emergencies. This chapter shall not apply to emergencies. (Ord. 2017-05 § 2 (part), 2017)
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12 8.35.050 PENALTIES.
A. Violation an infraction. A person who violates a provision of this section is guilty of an infraction and subject to the penalty set forth in Chapter 1.12 of this code.
B. Violation a nuisance. In addition to the penalties herein provided, any condition caused, maintained or permitted to exist in violation of any of the provisions of this chapter is a threat to the public health, safety and welfare, and is declared and deemed a public nuisance and shall be punishable as such as provided by this code and applicable law. (Ord. 2017-05 § 2 (part), 2017)
15.02.070 PERMITTED HOURS AND CONDITION OF CONSTRUCTION; PENALTIES.
A. Work is allowed from seven a.m. (7:00 a.m.) to five p.m. (5:00 p.m.) on non-federal holidays.
Work is allowed on holidays recognized by the City of Pinole, but not acknowledged federally which include Cesar Chavez's Birthday and the Day After Thanksgiving, but no inspections will be performed.
B. Saturday work is allowed in commercial zones only, from nine a.m. (9:00 a.m.) to six p.m. (6:00 p.m.), as long as it is interior work and does not generate significant noise.
C. Exceptions for residential property owners.
1. Homeowners performing additions, repairs, or remodeling are allowed to work on their residences on weekends and holidays between nine a.m. (9:00 a.m.) and five p.m. (5:00 p.m.).
2. By written authorization of the Building Official, a residential property owner with a valid permit to construct a single-family residence for personal occupancy shall be allowed to work on weekends and holidays between nine a.m. (9:00 a.m.) and five p.m. (5:00 p.m.). This authorization shall be granted to applicants who have not built a residence in the City in the previous five (5) year period and who affirm in writing their intention to reside at the subject property.
D. Exceptions for commercial construction. The City Council designates the City Manager (or his/her designee) to further modify on a case-by-case basis the hours of construction in commercial zones. Additionally, the City Manager (or his/her designee) has the ability to modify the construction hours on a case-by-case basis based on inclement weather conditions or certain construction procedures (such as setting up for a concrete pour) and construction project characteristics that may require working beyond five p.m. (5:00 p.m.) on weekdays or six p.m. (6:00 p.m.) on Saturday.
E. The minimum fine for a citation or penalty for violating construction hours is one thousand dollars ($1,000.00), and escalates in one thousand dollars ($1,000.00) increments.
F. Work must be controlled to prevent causing a public nuisance due to dust, noise, vibrations, and the like.
(Ord. 2019-08 § 3 (part), 2019; Ord. 2016-08 § 3 (part), 2016) 1734 of 2177
13 Existing Noise Environment
Figure 1 shows the project’s site plan superimposed on an aerial image of the project site. The proposed project would be constructed south of Fitzgerald Drive, approximately 500 feet from eastbound Interstate 80 (I-80). The project site occupies the westernmost portion of the existing shopping center, with additional commercial land uses to the west and north. Single-family residences are located to the south.
A noise monitoring survey was conducted between Tuesday, October 5, 2021 and Thursday, October 7, 2021. The noise monitoring survey included two long-term noise measurements (LT-1 and LT-2) and four short-term noise measurement (ST-1 to ST-4). Noise measurement locations are shown in Figure 1 and the daily trends in noise levels for the long-term measurements is shown in Figures 2 through 7. The noise environment at the site and at the nearby residential land uses in the site vicinity results primarily from vehicular traffic along I-80 and Fitzgerald Drive and commercial activities.
Long-term noise measurement LT-1 was made near the southwest corner of the project site adjacent to the Best Buy loading dock to the west and Mitchell Way residences to the south. Hourly average noise levels at this location typically ranged from 42 to 55 dBA Leq, and maximum instantaneous noise levels typically ranged from 65 to 80 dBA Lmax. The day-night average noise level was 54 dBA DNL on Wednesday, October 6, 2021.
Long-term noise measurement LT-2 was made approximately 85 feet from the centerline of Fitzgerald Drive. Hourly average noise levels at this location typically ranged from 52 to 71 dBA Leq , and maximum instantaneous noise levels typically ranged from 70 to 88 dBA Lmax. The daynight average noise level was 67 dBA DNL on Wednesday, October 6, 2021.
Four short-term noise measurements were made to supplement the long-term data by quantifying and characterizing noise levels throughout the project site. Table 4 summarizes the results of the short-term noise measurements
TABLE 4 Summary of Short-Term Noise Measurements (dBA)
Noise Measurement
Location Date, Time Measured Noise Level, dBA
Lmax L(1) L(10) L(50) L(90) Leq
ST-1: ~120 feet south of the
centerline of Fitzgerald
Drive
10/5/2021,
12:30-12:40 72 67 62 57 52 59
ST-2: West side of existing
commercial building
10/5/2021,
12:30-12:40 72 67 60 52 49 57
ST-3: Southwest corner of
site
10/5/2021,
12:50-13:00 60 56 51 49 47 50
ST-4: South boundary of
site near residences
10/5/2021,
12:50-13:00 69 65 52 50 48 53
Source: Illingworth & Rodkin, Inc., 2021.
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14 FIGURE 1 Aerial Image Showing Site Plan, Measurement Locations, and Site Vicinity 1736 of 2177
15 FIGURE 2
FIGURE 3
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16 FIGURE 4
FIGURE 5
1738 of 2177
17 FIGURE 6
FIGURE 7
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18 GENERAL PLAN CONSISTENCY ANALYSIS
The future noise environment at the project site would continue to result primarily from vehicular traffic along Fitzgerald Drive and I-80. The City of Pinole’s 2010 Draft General Plan Noise Section1 provided existing and future traffic noise contours for these roadways, and according to these data, existing noise levels at the project site and surrounding areas are projected to increase by 1 to 2 dBA over existing conditions with the build-out of the General Plan.
Future Exterior Noise Environment
Open space is proposed throughout the site in a wide variety of noise environments. The highest future noise exposures would occur at the front yard open space, private patios, and roof deck proposed on the north end of the building along Fitzgerald Drive. Exterior noise levels at these locations would reach 69 dBA DNL assuming the build-out of the General Plan. Lower noise levels would be experienced at open space areas shielded by the building itself, including private patio areas along the west and south sides of the building, Courtyards A and B, and the rear yard open space proposed along the south boundary of the site. Exterior noise levels in well shielded areas (e.g., private patios on the south side of the building, Courtyards A and B, and the rear yard open space areas) are expected to be less than 60 dBA DNL. Future exterior noise levels would fall below the City’s normally acceptable limit of 60 dBA DNL for over 80% of the outdoor space proposed by the project, and the remaining outdoor space would fall within the conditionally acceptable limit of 75 dBA DNL. Considering the infrequent and intermittent usage of the spaces exposed to the highest noise levels, and the fact that there are several additional outdoor use areas proposed in compatible noise environments for quiet outdoor enjoyment, no additional noise controls are recommended for the front yard open space, private patios, and roof deck proposed on the north end of the building along Fitzgerald Drive because a noise barrier would take away from the aesthetic appeal and intention of these outdoor spaces.
Future Interior Noise Environment
Standard residential construction provides approximately 15 dBA of exterior-to-interior noise reduction, assuming the windows are partially open for ventilation. Standard construction with the windows closed provides approximately 20 to 25 dBA of noise reduction in interior spaces. Where exterior noise levels range from 60 to 65 dBA DNL, the inclusion of adequate forced-air mechanical ventilation is often the method selected to reduce interior noise levels to acceptable levels by closing the windows to control noise. Where noise levels exceed 65 dBA DNL, forcedair mechanical ventilation systems and sound-rated construction methods are normally required.
Such methods or materials may include a combination of smaller window and door sizes as a percentage of the total building façade facing the noise source, sound-rated windows and doors, sound rated exterior wall assemblies, and mechanical ventilation so windows may be kept closed at the occupant’s discretion.
Residential units proposed along the north façade of the proposed building, facing Fitzgerald Drive, would be exposed to future exterior noise levels up to 69 dBA DNL. Assuming windows are partially open for ventilation, future interior noise levels in these units would reach 54 dBA 1 City of Pinole, General Plan Update Draft Environmental Impact Report, July 2010. 1740 of 2177
19 DNL. Units located on the western and eastern façades of the proposed building would be partially shielded from traffic; however, exterior noise levels up to 66 dBA DNL are anticipated. Assuming windows to be partially open, future interior noise levels in these units would be up to 51 dBA DNL. Units along the south façade and within the courtyards would be exposed to exterior noise levels of less than 60 dBA DNL. To meet the interior noise requirements set forth by the City of Pinole and the requirements of the State Building Code (i.e., 45 dBA DNL), implementation of noise insulation features would be required.
Noise Insulation Features to Reduce Future Interior Noise Levels The following noise insulation features shall be incorporated into the proposed project to reduce interior noise levels to 45 dBA DNL or less at residential interiors:
• Provide a suitable form of forced-air mechanical ventilation, as determined by the local building official, for all residential units on the project site, so that windows can be kept closed at the occupant’s discretion to control interior noise and achieve the interior noise standards.
• Preliminary calculations indicate that residential units along the northern building façade should be provided with windows and doors having a minimum rating of 30 STC and adequate forced-air mechanical ventilation in order to meet the interior noise threshold of 45 dBA DNL.
• Preliminary calculations indicate that residential units along the western and eastern building façades should be provided with windows and doors having a minimum rating of 28 STC and adequate forced-air mechanical ventilation in order to meet the interior noise threshold of 45 dBA DNL.
The implementation of these noise insulation features would reduce interior noise levels to 45 dBA DNL or less at residential uses.
Conditions of Approval
A qualified acoustical specialist shall prepare a detailed analysis of interior residential noise levels resulting from all exterior sources during the design phase pursuant to requirements set forth in the State Building Code. The study will review the final site plan, building elevations, and floor plans prior to construction and recommend building treatments to reduce residential interior noise levels to 45 dBA DNL or less. Treatments would include, but are not limited to, sound-rated windows and doors, sound-rated wall and window constructions, acoustical caulking, protected ventilation openings, etc. The specific determination of what noise insulation treatments are necessary shall be conducted on a unit-by-unit basis during final design of the project. Results of the analysis, including the description of the necessary noise control treatments, shall be submitted to the City, along with the building plans and approved design, prior to issuance of a building permit.
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20 NOISE IMPACTS AND MITIGATION MEASURES
This section describes the significance criteria used to evaluate project impacts under CEQA, provides a discussion of each project impact, and presents mitigation measures, where necessary, to reduce project impacts to less-than-significant levels.
Significance Criteria
The following criteria were used to evaluate the significance of environmental noise and vibration resulting from the project:
• Temporary or Permanent Noise Increases in Excess of Established Standards. A significant noise impact would be identified if the project would generate a substantial temporary or permanent noise level increase in ambient noise levels at existing noisesensitive receptors in excess of the applicable noise standards presented in the General Plan or Municipal Code.
• Generation of Excessive Groundborne Vibration. A significant impact would be identified if the construction of the project would expose persons to excessive vibration levels.
Impact 1a: Temporary Noise. The construction of the project would temporarily increase ambient noise levels in the project vicinity, but the impact would be less than significant with the implementation of standard construction noise controls.
Construction of the project is planned to begin in September 2022. The duration of project is planned to be approximately 24 months, ending in September 2024. Proposed construction phases would include demolition, site preparation, grading/excavation, trenching, building exteriors and interiors and paving. During each stage of construction, there would be a different mix of equipment operating, and noise levels would vary by stage and vary within stages, based on the amount of equipment in operation and the location at which the equipment is operating.
Typical construction noise levels at 50 feet are shown in Tables 5 and 6. Table 5 shows the average noise level ranges, by construction phase, and Table 6 shows the maximum noise level ranges for different construction equipment. As shown in Table 5, construction noise levels produced by the project would typically range from 81 to 88 dBA Leq at a distance of 50 feet from the source with all pertinent equipment present at the site. With the minimum required equipment present at the site, construction noise levels produced by the project would typically range from 65 to 83 dBA Leq at a distance of 50 feet from the source. Construction-generated noise levels drop off at a rate of about 6 dBA per doubling of the distance between the source and receptor. Shielding by buildings or terrain can provide an additional 5 to 10 dBA noise reduction at distant receptors. 1742 of 2177
21 TABLE 5 Typical Ranges of Construction Noise Levels at 50 Feet, Leq (dBA) Domestic
Housing
Office Building,
Hotel, Hospital,
School, Public
Works
Industrial
Parking Garage,
Religious
Amusement &
Recreations,
Store, Service
Station
Public Works
Roads &
Highways,
Sewers, and
Trenches
I II I II I II I II
Ground
Clearing 83 83 84 84 84 83 84 84
Excavation 88 75 89 79 89 71 88 78
Foundations 81 81 78 78 77 77 88 88
Erection 81 65 87 75 84 72 79 78
Finishing 88 72 89 75 89 74 84 84
I - All pertinent equipment present at site.
II - Minimum required equipment present at site.
Source: U.S.E.P.A., Legal Compilation on Noise, Vol. 1, p. 2-104, 1973.
TABLE 6 Construction Equipment 50-foot Noise Emission Limits Equipment Category Lmax Level (dBA)1,2 Impact/Continuous Arc Welder
Auger Drill Rig
Backhoe
Bar Bender
Boring Jack Power Unit
Chain Saw
Compressor3
Compressor (other)
Concrete Mixer
Concrete Pump
Concrete Saw
Concrete Vibrator
Crane
Dozer
Excavator
Front End Loader
Generator
Generator (25 KVA or less)
Gradall
Grader
Grinder Saw
Horizontal Boring Hydro Jack
Hydra Break Ram
Impact Pile Driver
Insitu Soil Sampling Rig
Jackhammer
73 85
80 80
80 85
70 80
85 82
90 80
85 85
85 80
82 70
85 85
85 80
90 105
84 85
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Impact
Impact
Continuous
Impact
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22 Equipment Category Lmax Level (dBA)1,2 Impact/Continuous Mounted Impact Hammer (hoe ram)
Paver
Pneumatic Tools
Pumps
Rock Drill
Scraper
Slurry Trenching Machine
Soil Mix Drill Rig
Street Sweeper
Tractor
Truck (dump, delivery)
Vacuum Excavator Truck (vac-truck)
Vibratory Compactor
Vibratory Pile Driver
All other equipment with engines larger than 5 HP
90 85
85 77
85 85
82 80
80 84
84 85
80 95
85 Impact
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Continuous
Notes:
1 Measured at 50 feet from the construction equipment, with a “slow” (1 sec.) time constant. 2 Noise limits apply to total noise emitted from equipment and associated components operating at full power while engaged in its intended operation. 3 Portable Air Compressor rated at 75 cfm or greater and that operates at greater than 50 psi.
Source: Mitigation of Nighttime Construction Noise, Vibrations and Other Nuisances, National Cooperative Highway Research Program, 1999.
The Federal Highway Administration’s (FHWA’s) Roadway Construction Noise Model (RCNM) was used to calculate the hourly average noise levels anticipated for the worst-case scenario for each construction phase, based on the equipment list provided by the applicant at the time of this study. RCNM includes representative sound levels for the most common types of construction equipment and the approximate usage factors of such equipment that were developed based on an extensive database of information gathered during the construction of the Central Artery/Tunnel Project in Boston, Massachusetts (CA/T Project or "Big Dig"). The usage factors represent the percentage of time that the equipment would be operating at full power. To estimate the worstcase scenario for each phase of the proposed project, it was assumed that all equipment provided for each phase would operate simultaneously. RCNM calculated construction noise levels ranging from 79 to 83 dBA Leq at a distance of 50 feet from the source, which corresponded well with the U.S Environmental Protection Agency’s typical range of construction noise levels for domestic housing (Table 5).
Table 7 summarizes all equipment and quantities expected to be used for each construction phase, the duration of each phase, and the estimated worst-case scenario noise levels expected at the property lines of the nearest surrounding noise-sensitive land use. During construction at both areas, construction equipment would likely be spread throughout the sites, but for purposes of modeling the worst-case scenario, all equipment was assumed to be operating in relatively the same area, with the geometrical center of construction equipment being the center of the construction sites. Therefore, the propagation distances were estimated from the center of the active construction site to the property lines of the surrounding receptors. No shielding effects were assumed for the estimated noise levels shown in Table 7. 1744 of 2177
23 TABLE 7 Estimated Construction Noise Levels at Nearby Land Uses Phase Time
Duration
Construction
Equipment (Quantity)
Calculated Hourly Average Leq, dBA
Source
(50 feet)
West
Commercial
(260 ft)
North and East
Commercial
(330 ft)
South
Residential
(375 ft)
Demolition 9/5/2022-
10/10/2022 Excavators (2) 80 66 64 63
Site
Preparation
10/10/2022-
10/24/2022 Grader (1) 81 67 65 64
Grading/
Excavation
10/24/2022-
11/7/2022
Excavators (2)
Tractor/Loader/Backhoe (1) 83 69 67 66
Trenching 11/7/2022-
2/6/2023
Excavator (1)
Tractor/Loader/Backhoe (1) 82 68 66 65
Building –
Exterior/
Interior/
Architectural
Coating
2/6/2023-
8/12/2024
Forklifts (2)
Air Compressors (2)
Aerial Lifts (2)
79 65 63 62
Paving 8/12/2024-
9/6/2024
Cement and Mortar Mixer (1)
Paving Equipment (1)
Rollers (2)
81 67 65 64
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24 The nearest commercial receptors to the west, north, and east (approximately 260 to 330 feet from the acoustic center of the project site) would be exposed to average construction noise levels ranging from 63 to 69 dBA Leq. Mitchell Way residences (approximately 375 feet south) would be exposed to average construction noise levels ranging from 62 to 66 dBA Leq.
Standard construction best management practices can be incorporated into the project specifications to reduce noise levels emanating from the site and to minimize disruption and annoyance at existing noise-sensitive receptors in the project vicinity. Such feasible measured include, but are not limited to, the following controls:
• Construction shall be limited to the hours of 7:00 a.m. to 5:00 p.m. Monday through Friday, excluding holidays. Saturday work is allowed in commercial zones only, from 9:00 a.m. to 6:00 p.m., as long as it is interior work and does not generate significant noise. Any work outside of these hours by the construction contractors should require a special permit from the City Manager. There should be compelling reasons for permitting construction outside of these designated hours.
• Construct temporary noise barriers, where feasible, to screen adjoining land uses.
Temporary noise barrier fences would provide a 5 dBA noise reduction if the noise barrier interrupts the line-of-sight between the noise source and receptor and if the barrier is constructed in a manner that eliminates any cracks or gaps. • The contractor shall use “new technology” power construction equipment with state-ofthe-art noise shielding and muffling devices. All internal combustion engines used on the project site shall be equipped with adequate mufflers and shall be in good mechanical condition to minimize noise created by faulty or poorly maintained engines or other components.
• The unnecessary idling of internal combustion engines shall be prohibited. • Staging areas and stationary noise-generating equipment shall be located as far as possible from noise-sensitive receptors.
• Ensure that generators, compressors, and pumps are housed in acoustical enclosures. • Locate cranes as far from adjoining noise-sensitive receptors as possible. • Substitute nail guns for manual hammering and electrically powered tools for noisier pneumatic tools, where feasible.
• A “noise disturbance coordinator” shall be designated to respond to any local complaints about construction noise. The disturbance coordinator would determine the cause of the noise complaints (e.g., beginning work too early, bad muffler, etc.) and institute reasonable measures warranted to correct the problem. A telephone number for the disturbance coordinator would be conspicuously posted at the construction site. 1746 of 2177
25 Reasonable regulation of the hours of construction, as well as regulation of the arrival and operation of heavy equipment and the delivery of construction material, are necessary to protect the health and safety of persons, promote the general welfare of the community, and maintain the quality of life. Implementation of the above standard construction controls would reduce construction noise levels emanating from the site, minimizing disruption and annoyance. The implementation of these standard controls would reduce the impact to a less-than-significant level.
Mitigation Measures: None required.
Impact 1b: Permanent Noise Level Increase. The proposed project is not expected to cause a substantial permanent noise level increase at existing land uses in the project vicinity. This is a less-than-significant impact.
A significant permanent noise increase would occur if the project would increase noise levels at noise-sensitive receptors by 3 dBA DNL or more. For this project, the only noise source that would have the potential to permanently increase ambient noise levels in the project vicinity is vehicular traffic. For reference, a 3 dBA DNL noise increase would be expected if the project would double existing traffic volumes along a roadway.
The traffic analysis prepared for the project by W-Trans included trip generation data showing that the project would result in a net decrease of 926 daily trips, with 84 less trips during the PM Peak Hour. A net increase of 24 trips would be expected during the AM Peak Hour. All vehicle trips would access the site from Fitzgerald Drive. According to the project’s traffic analysis, there are approximately 941 existing AM Peak Hour trips along Fitzgerald Drive west of Appian Way. The addition of the proposed project trips to the existing traffic along Fitzgerald Drive would result in a traffic noise level increase of 0 dBA Leq during the AM Peak Hour and a net reduction in traffic noise levels over the course of the day.
The site plan shows mechanical, electrical, and plumbing rooms on the west side of the building approximately 300 feet from the nearest off-site residences to the south. Noise-generating equipment in these rooms would be fully enclosed and undetectable at off-site locations.
Heating, ventilation, and air conditioning (HVAC) equipment would be distributed on the roof of the building, and residential receptors located to the south would have direct line of sight to the HVAC units as no parapet wall is proposed at the roof’s edge. HVAC units for residential buildings of this size would typically generate noise levels ranging from 53 to 63 dBA at 3 feet from the equipment, depending on the equipment selected. These types of units typically cycle on and off throughout the day and night; so, it is typical for multiple HVAC units to operate simultaneously at any given time. Assuming half the units (27 units) along the southernmost portion of the building would be run simultaneously at any given time, hourly average noise levels would range from 67 to 77 dBA Leq at a distance of 3 feet. The nearest residential property line approximately 200 feet to the south would be exposed to noise levels up to 41 dBA Leq/47 dBA DNL assuming 24-hour operation of these equipment.
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26 Based on the above assumptions, mechanical equipment noise levels are not expected to produce noise levels that would exceed the City’s Municipal Code noise limits or result in a substantial permanent noise increase at the adjacent receptors, and the impact is less than significant.
Mitigation Measures: None required.
Impact 2: Generation of Excessive Groundborne Vibration. Construction-related vibration levels would not exceed the 0.3 in/sec PPV at existing buildings adjacent to the project site. This is a less-than-significant impact.
Construction activities would include demolition, site preparation, grading/excavation, trenching, building exteriors and interiors, and paving. The proposed project would not require pile driving, which can cause excessive vibration. However, construction activities may generate perceptible vibration when heavy equipment or impact tools are used near the project boundaries adjoining nearby sensitive land uses.
The City of Pinole does not define vibration thresholds. For structural damage, the California Department of Transportation recommends a vibration limit of 0.5 in/sec PPV for buildings structurally sound and designed to modern engineering standards, which typically consist of buildings constructed since the 1990s. A conservative vibration limit of 0.3 in/sec PPV has been used for buildings that are found to be structurally sound but where structural damage is a major concern (see Table 3 above for further explanation). For historical buildings or buildings that are documented to be structurally weakened, a conservative limit of 0.08 in/sec PPV is often used to provide the highest level of protection. No historical buildings or buildings that are documented to be structurally weakened adjoin the project site. The 0.3 in/sec PPV vibration limit would be applicable to properties in the immediate vicinity of the project site since there are no known historic buildings in the vicinity.
Vibration levels would vary depending on soil conditions, construction methods, and equipment used. Jackhammers typically generate vibration levels of 0.035 in/sec PPV and drilling typically generates vibration levels of 0.09 in/sec PPV at a distance of 25 feet. Vibration levels are highest close to the source, and then attenuate with increasing distance at the rate (Dref/D)1.1, where D is the distance from the source in feet, and Dref is the reference distance of 25 feet. Table 8 presents typical vibration levels that could be expected from construction equipment at 25 feet and summarizes the expected vibration levels at the nearest off-site buildings, which would be 30 feet or more from areas of the project site that would be developed with the project. As indicated in the table, worst-case project-generated vibration levels would be less than 0.2 in/sec PPV at a distance of 30 feet and would fall below the 0.3 in/sec PPV structural damage threshold at all nearby buildings. Neither cosmetic, minor, or major damage would occur beyond 20 feet. At these locations and in other surrounding areas where vibration would not be expected to cause structural damage, vibration levels may still be perceptible. However, as with any type of construction, this would be anticipated and would not be considered significant, given the intermittent and short duration of the phases that have the highest potential of producing vibration. By use of administrative controls, such as notifying neighbors of scheduled construction activities and scheduling construction activities with the highest potential to produce perceptible vibration during 1748 of 2177
27 hours with the least potential to affect nearby residences, perceptible vibration can be kept to a minimum.
While construction activity may be perceptible, the proposed project is not expected to result in “architectural” damage to any surrounding structure. This is a less-than-significant impact.
TABLE 8 Vibration Levels for Construction Equipment
Equipment PPV at 25 ft.
(in/sec)
Vibration Levels at Nearest Buildings
(in/sec PPV)
Nearest Commercial
(30 ft East)
Nearest Residential
(65 ft South)
Clam shovel drop 0.202 0.165 0.071
Hydromill
(slurry wall)
In soil 0.008 0.007 0.003
In rock 0.017 0.014 0.006
Vibratory Roller 0.21 0.172 0.073
Hoe Ram 0.089 0.073 0.031
Large bulldozer 0.089 0.073 0.031
Caisson drilling 0.089 0.073 0.031
Loaded trucks 0.076 0.062 0.027
Jackhammer 0.035 0.029 0.012
Small bulldozer 0.003 0.002 0.001
Source: Transit Noise and Vibration Impact Assessment Manual, Federal Transit Administration, Office of Planning and Environment, U.S. Department of Transportation, FTA Report No. 0123, September 2018, as modified by Illingworth & Rodkin, Inc., October 2021.
Mitigation Measures: None required.
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Appendix H-1
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February 2, 2022
Mr. Rich Schoebel
ROIC California, LLC
11250 El Camino Real, Suite 200
San Diego, CA 92130
DRAFT Pinole Vista Transportation Demand Management Plan Dear Mr. Schoebel;
As requested, W-Trans has prepared a Transportation Demand Management (TDM) Plan for the proposed Pinole Vista development to be located at 1500 Fitzgerald Drive in the City of Pinole. The purpose of this letter is to present potential TDM measures and quantify the resulting estimated vehicle trip reductions.
Project Description
The proposed project would replace an existing 91,342 square foot vacant commercial building with a five-story residential building consisting of 223 units. Seven percent of the units (16) would be designated very-low-income and eight percent (18) would be low-income. The project would provide 275 surface vehicle parking spaces and 160 bicycle spaces in secure ground-level rooms within the building. The project would be located immediately adjacent to the Pinole Vista Shopping Center, which includes multiple amenities such as a supermarket, gym, and restaurants. This mix of uses allows for accessibility by foot and has a profound effect in terms of vehicle trip reduction (estimated at five percent), but is listed separately from the TDM Plan as it is an existing condition.
Transportation Demand Management (TDM) Plan
The following section describes the potential TDM measures suggested for the project based on best practices to reduce vehicle trip generation for residents and visitors.
Transit Pass Subsidy
Transit subsidies can act as strong incentives for residents to use transit for employment, shopping, or leisure trips.
There is a bus stop roughly 200 feet from the project site that is served by two AC Transit and three WestCAT routes. To encourage transit use, the residential management association can provide residents with either a $40 monthly WestCAT fixed route pass or enroll the community in AC Transit’s EasyPass program that provides discounted bus passes (prices calculated based on AC Transit formula). Implementation of a transit subsidy program would result in an estimated trip reduction of 2.4 percent.
Rideshare Program
Carpooling to transit stations, work locations and schools is one of the most common and cost-effective alternative modes of transportation and one which both employees and residents can adopt. There are numerous benefits to ridesharing. Carpooling can reduce peak-period vehicle trips and increase commuters’ travel choices.
Further, it reduces congestion, road and parking facility costs and pollution emissions. Carpooling tends to have the lowest cost per passenger-mile of any motorized mode of transportation as it makes use of a vehicle seat that would otherwise be empty. Carpooling also provides financial savings to consumers by decreasing fuel and parking costs.
The greatest barrier to carpooling is often simply being able to identify other travelers with the same travel route.
The most effective approach is to create personalized trip planning information, regardless of mode, for residents.
However, personalized trip planning is often expensive. An alternative is services that can assist in ride-matching that are less customized. The most basic publicly available service is 511.org’s free carpool ride-matching service. 7901 Oakport Street, Suite 1500 Oakland, CA 94621 510.444.2600 w-trans.com SANTA ROSA • OAKLAND
Appendix H-2
1804 of 2177
Mr. Rich Schoebel Page 2 February 2, 2022
There are also various private ride-matching providers (e.g. Carma, Zimride, RideAmigos, Via, Scoop) that can effectively create carpool networks while making them safe and convenient for their users.
Implementation of a rideshare program would result in an estimated trip reduction of 0.9 percent.
Education, Outreach & Marketing
The residential management association could designate a staff person to act as the Transportation Coordinator for this community. This person would implement and manage the TDM plan and programs. The Coordinator would provide customized transit information to the community’s residents (i.e. nearest bus stops, bus and BART timetables, etc.). New residents would be provided with a welcome packet containing relevant transportation information. The packet could include walking and biking maps of the area, suggested walking routes to nearby transit facilities, information on local and regional transit providers, and information on the residential organization’s ride-matching services. It is beneficial to provide a central information center customized for this community even though a resident may also locate thisinformation on their own through various online sources.
The coordinator’s duties can include:
• Create and distribute resident transportation information welcome packets. • Maintain and update a virtual bulletin board of transportation information. • Distribute Contra Costa biking and walking maps and other information. • Promote and maintain the rideshare program.
• Provide information on transit passes.
Implementation of an education, outreach, and marketing program would result in an estimated trip reduction of
2.3 percent.
Bikeshare Program
Bikeshare programs provide users with shared bicycles that can be used for short periods of time. Providing shared bicycles in a secure area within the development gives residents the opportunity to reach destinations without a car that are outside a typical walking distance while forgoing the expense of owning, maintaining, and storing a bicycle. Implementation of an onsite bikeshare program would result in an estimated trip reduction of
0.1 percent.
Vehicle Trip Reduction Analysis
The vehicle trip generation of the project is influenced by the TDM program outlined above. The publication Quantifying Greenhouse Gas Mitigation Measures, California Air Pollution Control Officers Association (CAPCOA), 2010, includes a methodology to determine the vehicle trip reductions associated with TDM measures. CAPCOA contains multiple citations referencing original research. For the proposed project, there is a potential 5.6-percent trip reduction based on the measures above (not including the impacts from the site’s mix of uses). Table 1 details the reduction by measure.
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Mr. Rich Schoebel Page 3 February 2, 2022
Table 1 – Estimated Vehicle Trip Reduction
TDM Measure Trip Reduction (%)
Project Estimate
Transit Pass Subsidy 2.4%
Ridesharing Program 0.9%
Education, Outreach, and Marketing 2.3%
Bikeshare Program 0.1%
Total Potential Trip Reduction 5.7%
Dampened1 5.6%
Note: 1 Total reduction is dampened to 5.6% to reflect diminishing effectiveness of combined measures Thank you for giving W-Trans the opportunity to provide these services. Please call if you have any questions.
Sincerely,
Brian Canepa, TDM-CP
Principal
Mark Spencer, PE
Senior Principal
MES/bac/PIN003.L4
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MITCHELL WAY
STALLION ROAD
KELVIN RD
FITZGERALD DR
300' TYP. PROJECT SITE LOCATION OF PROPOSED BUILDING, SHOWN DASHED GENERAL PROJECT INFORMATION A0.0 DRAWING LIST A0.0 GENERAL INFORMATION ARCHITECTURAL SHEET NO. & TITLE A2.3 PLANS A3.1 BUILDING ELEVATIONS A3.2 A3.3 BUILDING ELEVATIONS PERSPECTIVE VIEWS A2.2 PLANS A2.1 PLANS A3.4 PERSPECTIVE VIEWS 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL A4.1 BUILDING SECTIONS MATERIALS AND COLORS A3.5 VICINITY MAP A2.4 UNIT PLANS L1.1 CONCEPTUAL LANDSCAPE PLAN LANDSCAPE L1.2 COMMON AREA DETAIL PLANS L1.3 TREE IMAGES L2.1 CONCEPT IRRIGATION PLAN C1.0 EXISTING CONDITIONS CIVIL C2.0 GRADING AND DRAINAGE PLAN C2.1 GRADING AND DRAINAGE PLAN C3.1 UTILITY PLAN C3.0 UTILITY PLAN PROJECT DIRECTORY OWNER: ROIC CALIFORNIA 11250 El Camino Real, # 200 San Diego, CA 92130 Contact: Chris Cole [email protected] ARCHITECT: Isaiah Stackhouse, Principal TRACHTENBERG ARCHITECTS 2421 Fourth Street Berkeley, CA 94710 510.649.1414 www.TrachtenbergArch.com CIVIL: Casey McDondald, PE ADOBE ASSOCIATES 1220 N. Dutton Ave Santa Rosa, CA 95401 707-541-2300 www.adobeinc.com LANDSCAPE ARCHITECT: Don MacNair MACNAIR LANDSCAPE ARCHITECTURE PO Box 251 Kenwood, CA 95452 707-833-2288 www.macnairlandscapes.com A3.6 PERSPECTIVE VIEWS A2.0 SITE PLAN A2.5 TRASH / RECYCLING ENCLOSURE PLANS C1.1 DEMOLITION PLANS A0.1 OPEN SPACE DIAGRAMS A3.7 PERSPECTIVE VIEWS A3.8 PERSPECTIVE VIEWS A3.9 PERSPECTIVE VIEWS LIGHTING PLAN LIGHTING - Attachment C 1807 of 2177
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9' x 18' 9' x 18' COURTYARD B LOBBY B COURTYARD A LOBBY C LOBBY D LOBBY A LOUNGE ALEASING FITNESS MEP MEP MEP BIKES (40) BIKES (40) BIKES (40) BIKES (40) CLUB ROOM A CLUB ROOM B MEP STO ENCL. 1 ENCL. 3 ENCL. 2 COVERED TRELLIS CONNECTION TO RETAIL REAR YARD AREAS, 39,979 SF PRIVATE PATIOS PRIVATE PATIOS PRIVATE PATIOS PRIVATE PATIOS PRIVATE PATIOS PRIVATE PATIOSPRIVATE PATIOS PRIVATE PATIOSCOURTYARD B COURTYARD B FRONT YARD AREAS NATURAL PLAY AREA, SEE LANDSCAPE PLANS (INCLUDED IN REAR YARD TOTAL SF) OPEN SPACE DIAGRAMS A0.1 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL 17.98.020 GENERAL DEFINITIONS. USABLE OPEN SPACE. Outdoor space, including natural and landscaped ground areas, pools, patios, decks, and balconies, designed for active or passive recreational use and which is accessible to the occupants of a building on the same lot. COMMON OPEN SPACE PRIVATE OPEN SPACE KEY 1808 of 2177
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9' x 18' 9' x 18' NATURAL PLAY AREA COURTYARD B LOBBY B COURTYARD A 86'-0"
81'-0"
86'-0"
81'-0" LOBBY C LOBBY D ROOF DECK AT LEVEL 5 BELOW 27'-10" 27'-0" 16'-0" 5'-0" 16'-0" 29'-0" 6'-8" 16'-0" 27'-10" 27'-0" R22'-6" R37'-6" R22'-6" R37'-6" FRONT YARDREAR YARD 1A3.2 1A4.1 2A3.2 1A3.1 1A3.2 2A4.1 1A3.4 1A3.6 27'-0" 27'-0" STAIR TO ROOF WEST DRIVEWAY MAIN ENTRY DRIVE EXISTING COMMERCIAL PARKING ON ADJACENT PARCEL TO REMAIN ADJUSTED PARCEL LINE, SEE CIVIL DRAWINGS, TYPICAL NEW TRELLIS AND PEDESTRIAN LINK TO EXISTING RETAIL 278 RESIDENTIAL PARKING SPACES FITZGERALD DRIVE EXISTING COMMERCIAL BUILDING ON ADJACENT PARCEL TO REMAIN ADJACENT NEIGHBOR "BESTBUY" ADJACENT NEIGHBOR "GOODYEAR" "LUCKY" GROCERY 142'-3" SETBACK TO EAST 77'-6" SETBACK TO WEST 67'-0" AVG. SETBACK TO NORTH
167'-4" AVG. SETBACK TO SOUTH NEW PARKING BULBS, SEE CIVIL DRAWINGS, TYPICAL LOBBY A STAIR TO ROOF 16'-6" 14' CLR. 14' CLR. 14' CLR. SITE PLAN A2.0 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL 1- SITE PLAN 1/64"=1'-0" @ 11x17 1/32"=1'-0" @ 24x36 0 16 32 32 N 1809 of 2177
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9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18'9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18'9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18'9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18'
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9' x 18' 9' x 18' 9' x 18'
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9' x 18' 9' x 18' 9' x 18'
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9' x 18' 9' x 18' 9' x 18'
9' x 18' 9' x 18' COURTYARD B LOBBY B COURTYARD A
86'-0"
81'-0"
86'-0"
81'-0" LOBBY C LOBBY D LOBBY A LOUNGE ALEASING FITNESS MEP MEP MEP BIKES (40) BIKES (40) BIKES (40) BIKES (40) CLUB ROOM A CLUB ROOM B MEP STO ENCL. 1 ENCL. 3 ENCL. 2 1A3.2 1A4.1 2A3.2 1A3.1 1A3.2 2A4.1 1A3.4 1A3.6 COVERED TRELLIS CONNECTION TO RETAIL PLAN AT GROUND LEVEL A2.1 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL 1- GROUND LEVEL PLAN 1/64"=1'-0" @ 11x17 1/32"=1'-0" @ 24x36 0 16 32 32 N 1810 of 2177
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
9' x 18'
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9' x 18' 9' x 18' 9' x 18'
9' x 18' 9' x 18' 9' x 18'
9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18'
9' x 18' 9' x 18' 9' x 18'
9' x 18' 9' x 18'
9' x 18' 9' x 18' 9' x 18'
9' x 18' 9' x 18' COURTYARD B LOBBY B COURTYARD A
86'-0"
81'-0"
86'-0"
81'-0" LOBBY C LOBBY D LOBBY A 1A3.2 1A4.1 2A3.2 1A3.1 1A3.2 2A4.1 1A3.4 1A3.6 PLAN AT LEVELS LEVELS 2, 3, & 4 A2.2 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL 1- PLAN AT LEVELS 2, 3 & 4 1/64"=1'-0" @ 11x17 1/32"=1'-0" @ 24x36 0 16 32 32 N 1811 of 2177
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
9' x 18'
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9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18'9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18'9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18'9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18'
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9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18'
9' x 18' 9' x 18' 9' x 18'
9' x 18' 9' x 18' 9' x 18'
9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18' 9' x 18'
9' x 18' 9' x 18' 9' x 18'
9' x 18' 9' x 18'
9' x 18' 9' x 18' 9' x 18'
9' x 18' 9' x 18' COURTYARD B LOBBY B COURTYARD A
86'-0"
81'-0"
86'-0"
81'-0" LOBBY C LOBBY D LOBBY A COMM. ROOM 540 SF WC ROOF DECK 575 SF 1A3.2 1A4.1 2A3.2 1A3.1 1A3.2 2A4.1 1A3.4 1A3.6 PLAN AT LEVEL LEVEL 5 A2.3 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL 1- PLAN AT LEVEL 5 1/64"=1'-0" @ 11x17 1/32"=1'-0" @ 24x36 0 16 32 32 N 1812 of 2177
36'-6" 11'-0" 12'-6" 11'-0" 36'-6" 11'-0" 12'-6" 25'-0" 16'-6" 17'-6" 14'-0"
31'-0"
15'-712" 31'-0" 25'-0"15'-712" 31'-0"
14'-0"
31'-0" 17'-6" TWO-BEDROOM AT LEVELS 2, 3 & 4 1,162 SF TWO-BEDROOM AT LEVEL 6 1,126 SF ONE-BEDROOM AT LEVELS 2, 3 & 4 805 SF ONE-BEDROOM AT LEVEL 5 771 SF STUDIO AT LEVELS 2, 3 & 4 573 SF STUDIO AT LEVEL 5 540 SF TWO-BEDROOM AT GROUND LEVEL 1,126 SF ONE-BEDROOM AT GROUND LEVEL 771 SF STUDIO AT GROUND LEVEL 532 SF 11'-9" 15'-6" 14'-0" 42'-3" TWO-BEDROOM PLUS OFFICE AT GROUND LEVEL 1,288 SF 27'-6" TWO-BEDROOM PLUS OFFICE AT LEVELS 2 & 3 1,288 SF 42'-3" 27'-6"
35'-0" TWO-BEDROOM PLUS OFFICE AT LEVELS 51 ,288 SF 42'-3" 27'-6"
35'-0" 35'-0" UNIT PLANS A2.4 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL 1- UNIT PLANS 1/16" = 1'-0" @ 11 x 17" 1/8" = 1'-0" @ 24 x 36" 1813 of 2177
23'-0"
22'-6" 15'-0" 16'-0" TYPICAL ENCLOSURE PLAN (TYPICAL OF 3 LOCATIONS) 4CY ORGANICS 4CY RECYCLING 4CY WASTE 4CY RECYCLING 4CY WASTE 4CY EXTRA BIN FLOOR GUIDE RAIL FOR BINS 3' ACCESS-DOOR 3' ACCESS-DOOR BIN PICKUP GATE BIN PICKUP GATE BIN PICKUP GATE TRASH & RECYCLING ENCLOSURE PLANS A2.5 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL 1- WASTE AND RECYCLING CALCULATIONS AND ENCLOSURE LAYOUTS 3/32" = 1'-0" @ 11 x 17" 3/16" = 1'-0" @ 24 x 36" 1814 of 2177
12'-9" 10'-3"10'-3"11'-0"
54'-6" BUILDING HEIGHT
10'-3" 9'-0"
75'-0" HEIGHT LIMIT
15'-0"
ELEVS
63'-6" TO ELEVATORS
90'-0" HEIGHT LIMIT TO ELEVATORS
12'-9" 10'-3"10'-3"11'-0"
54'-6" BUILDING HEIGHT
10'-3" 9'-0"
75'-0" HEIGHT LIMIT
15'-0"
ELEVS
63'-6" TO ELEVATORS
90'-0" HEIGHT LIMIT TO ELEVATORS SITE ELEVATIONS 1 A3.1 - NORTH ELEVATION - - 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL 2- WEST ELEVATION - - 1815 of 2177
12'-9" 10'-3"10'-3"11'-0"
54'-6" BUILDING HEIGHT
10'-3" 9'-0"
75'-0" HEIGHT LIMIT
15'-0"
ELEVS
63'-6" TO ELEVATORS
90'-0" HEIGHT LIMIT TO ELEVATORS
12'-9" 10'-3"10'-3"11'-0"
54'-6" BUILDING HEIGHT
10'-3" 9'-0"
75'-0" HEIGHT LIMIT
15'-0"
ELEVS
63'-6" TO ELEVATORS
90'-0" HEIGHT LIMIT TO ELEVATORS SITE ELEVATIONS
1 A3.2 - SOUTH ELEVATION
- - 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL 2 - EAST ELEVATION
- -
1816 of 2177
MATERIALS AND COLOR BOARD 1 A3.3 - MATERIALS AND COLORS - - 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL CONCRETE BASE AND PLANTERS ALUMINUM WINDOWS PAINTED TRIM WARM WHITE PLASTER PAINTED TRIM ACCENT COLOR PLASTER, SMOOTH FINISH HORIZONTAL SIDING WARMWHITE PLASTER, SMOOTH FINISH VINES AT GROUND LEVEL CONCRETE BASE AND PLANTERS ACCENT COLOR PLASTER JULIET BACLONIES HORIZONTAL SIDING PLANTED GROUND FLOOR ROOF DECK GROUND LEVEL LOUNGE 1817 of 2177
CONCEPTUAL RENDERING
1 A3.4 - VIEW OF MAIN PROJECT ENTRY
- - 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL 1818 of 2177
CONCEPTUAL RENDERING A3.5 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL 1 - GROUND LEVEL DETAIL VIEW
- -
1819 of 2177
CONCEPTUAL RENDERING A3.6 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL 1 - VIEW FROM PEDESTRIAN PATH TO RETAIL CENTER
- -
1820 of 2177
CONCEPTUAL RENDERING A3.7 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL 1 - VIEW OF WEST ENTRANCE
- -
1821 of 2177
CONCEPTUAL RENDERING A3.8 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL 1 - SIDEWALK DETAIL ALONG WEST FACADE
- -
1822 of 2177
CONCEPTUAL RENDERING A3.9 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL 1 - EVENING VIEW FROM PLAZA
- -
1823 of 2177
EXISTING RETAIL EXISTING RESIDENTIAL COURTYARD A COURTYARD B FITZGERALD DR. cadcoaching.co.uk cadcoaching.co.uk 12'-9" 10'-3"10'-3"11'-0" 54'-6" BUILDING HEIGHT
10'-3" 9'-0"
75'-0" HEIGHT LIMIT
15'-0"
ELEVS
63'-6" TO ELEVATORS
90'-0" HEIGHT LIMIT TO ELEVATORS STAIR TO ROOF
9'-0"
VARIES 40' - 50'
TO STREETS ABOVE 75' HEIGHT LIMIT cadcoaching.co.uk cadcoaching.co.uk cadcoaching.co.uk cadcoaching.co.uk CLUB ROOM cadcoaching.co.uk cadcoaching.co.uk BEST BUY EXISTING RETAIL 12'-9" 10'-3"10'-3"11'-0"
54'-6" BUILDING HEIGHT
10'-3" 9'-0"
75'-0" HEIGHT LIMIT
15'-0"
ELEVS
63'-6" TO ELEVATORS
90'-0" HEIGHT LIMIT TO ELEVATORS COURTYARD A cadcoaching.co.uk 75' HEIGHT LIMIT SITE SECTIONS 1 A4.1 - EAST-WEST SECTION (LOOKING SOUTH) 1/64" = 1'-0" @ 24 x 36" 1/32" = 1'-0" @ 24 x 36" 2- NORTH-SOUTH SECTION (LOOKING EAST) 1/64" = 1'-0" @ 24 x 36" 1/32" = 1'-0" @ 24 x 36" 1500 FITZGERALD DR, PINOLE, CA 94564 PINOLE VISTA ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF TRACHTENBERG ARCHITECTS JOB 1924 SHEET
PLANNING SUBMITTAL 2421 Fourth Street Berkeley, California 94710 510.649.1414 www.TrachtenbergArch.com TRACHTENBERG ARCHITECTS 21 PLANNING SUBMITTAL PLANNING SUBMITTAL 1824 of 2177
W W W W W
FW FW FW FW FW SD SD SD SD SD SD
SD SD SD SD SD W W W W W W W W W SD SD SD SD SD SD W W W FITZGERALD DRIVE PINOLE MIXED USE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater NOT FOR CONSTRUCTION EXISTING CONDITIONS PLAN C1.0
EXISTING CONDITIONS PLAN
1825 of 2177
W W W W W
FW FW FW FW FW SD SD SD SD SD SD
SS SS SS SS SS SS
SD SD SD SD SD W W W W W W W SS SS SS SD SD SD SD SD SD SS SS SS SS W W W Ex Building
FITZGERALD DRIVE PINOLE MIXED USE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater NOT FOR CONSTRUCTION DEMOLITION PLANS DEMOLITION TABLE 1458
SYMBOL DEMOLITION FEATURE 3UNITS QUANTITY *
* 6 1 1 2 8 8 7 4 5 4 DEMOLITION PLANS
C1.1 2 2 3 4 6 7 7 8 4
1826 of 2177
NO PARKING NO PARKING NO PARKING NO PARKING NO PARKING NO PARKING
PROPOSED
BLDG
215.50 SLAB
214.50 PAD
215.50 FF
214.50 PAD
214.50 SLAB
213.50 PAD
LOBBY B FITZGERALD DRIVE
LOBBY C
214.50 SLAB
213.50 PAD
214.50 SLAB
213.50 PAD
LOBBY A
PROPOSED
BLDG
MATCHLINE - SEE SHEET C2.1
FOR CONTINUATION PINOLE MIXED USE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater NOT FOR CONSTRUCTION
GRADING & DRAINGE PLAN GRADING & DRAINAGE PLAN
C2.0
1827 of 2177
NO PARKING NO PARKING
215.50 SLAB
214.50 PAD
LOBBY D
214.50 SLAB
213.50 PAD
PROPOSED
BLDG
MATCHLINE - SEE SHEET C2.0
FOR CONTINUATION PINOLE MIXED USE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater NOT FOR CONSTRUCTION GRADING & DRAINAGE PLAN GRADING & DRAINAGE PLAN C2.1
1828 of 2177
SD W W W W W W W
FW FW FW FW FW FW FW SD SD SD SD SD SD SD SD SD W W W W W W SD SD SD NO PARKING NO PARKING NO PARKING NO PARKING SD SD SD SD SD SD SD W W W W W W W NO PARKING NO PARKING FITZGERALD DRIVE
PROPOSED
BLDG
215.50 SLAB
214.50 PAD
215.50 FF
214.50 PAD
214.50 SLAB
213.50 PAD
LOBBY B
LOBBY C
214.50 SLAB
213.50 PAD
214.50 SLAB
213.50 PAD
LOBBY A
PROPOSED
BLDG
MATCHLINE - SEE SHEET C3.1
FOR CONTINUATION PINOLE MIXED USE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater NOT FOR CONSTRUCTIONUTILITY PLAN
UTILITY PLAN
C3.1
KEY NOTES 1 1
1829 of 2177
W W FW FW SD SD
SD SD SD SD SD SD SD SD W W W W NO PARKING NO PARKING
215.50 SLAB
214.50 PAD
LOBBY D
214.50 SLAB
213.50 PAD
PROPOSED
BLDG
MATCHLINE - SEE SHEET C3.0
FOR CONTINUATION PINOLE MIXED USE adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater NOT FOR CONSTRUCTION
UTILITY PLAN UTILITY PLAN
C3.0
1830 of 2177
1831 of 2177
1832 of 2177
PINOLE MIXED-USE
1500 FITZGERALD DRIVE
PINOLE, CA 94564
DATE:
MLA JOB #:
SCALE:
DRAWN:
2020-28
1" = 30'
DM
L1.3
SHEET L1.3 OF 4 TREE IMAGES
6/23/22
C2022 MACNAIR LANDSCAPE ARCHITECTURE, NOT FOR
GENERAL USE OR PUBLICATION, ALL RIGHTS RESERVED.
THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
OF MACNAIR LANDSCAPE ARCHITECTURE. MACNAIR
LANDSCAPE ARCHITECTURE IS NOT RESPONSIBLE FOR THE
ACCURACY OF ANY PLANS OR SURVEYS NOT DIRECTLY
PREPARED BY THEM. SITE DIMENSIONS, GRADES, WATER
PRESSURES AND GENERAL CONDITIONS SHALL BE VERIFIED
PRIOR TO BEGINNING OF ANY WORK ON SITE. WRITTEN
DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED
DIMENSIONS.
L A N D S C A P E
A R C H I T E C T U R E
P O S T O F F I C E B O X 2 5 1
K E N W O O D , C A L I F O R N I A 9 5 4 5 2
TEL (707) 833-2288
RLA #2800
[email protected]
MACNAIR
NO. 2800
EXP. 8/31/23
ACER PALMATUM
'BLOODGOOD'
ACER RUBRUM
'ARMSTRONG'
CORNUS
'EDDIES WHITE WONDER'
CERCIS CANADENSIS VAR.
TEXENSIS 'OKLAHOMA'
ACER PALMATUM 'SERIYU'
PISTACIA CHINENSIS
'KEITH DAVEY'
OLEA EUROPAEA
'SWAN HILL'
ULMUS PARVIFOLIA
'DRAKE'
LAGERSTROMIA INDICA
'NATCHEZ'
KOELRETERIA PANICULTA
HORIZONTAL PANEL MAX 96" IN 2" INCREMENTS
POST TO POST CLEAR = PANEL
POST TO POST CTRS = PANEL + 4" LENGTH, TYP.
48" MAXIMUM
PANEL HEIGHT
6"± VERIFY VERIFY
PLAN
ELEVATION
LENGTH + 1" TYP.
CL
CL
CL
CL
FREESTANDING HORIZONTAL
FENCE/SCREEN
1833 of 2177
1 1
1 1
1 1
1 12
12 2
3 4
3 13
13 14
9 6
10 5
5 5
5 5
5 11
8 7
IRRIGATION AND HYDROZONE KEYNOTES
1. 2.
3. 4.
5. 6.
7. 8.
9. 10.
11. 12.
13. 14.
CROSS HATCHED AREAS INDICATE BIORETENTION WITH ECOMAT
GREEN AREA DESIGNATES "LOW WATER USE" PLANT SPECIES
YELLOW AREA DESIGNATES "MODERATE WATER USE" PLANT
SPECIES
RED AREA DESIGNATES "HIGH WATER USE" PLANT SPECIES
INGROUND PLANTER AREAS IN PATIOS
INSTALL DRIPLINE 3" BELOW GRADE IN ALL RAISED PLANTERS
AT 24" OC TYPICAL; ALL DRIPLINE SHALL BE INSTALLED
PARALLEL AND HELD BACK FROM EDGE 1/2 THE ROW
SPACING.
ROOF TOP TERRACE
LAWN AREA (OR OPTIONAL ARTIFICIAL TURF)
TREE BUBBLERS, TWO PER TREE , TYPICAL. ONE ABOVE GRADE
STREAM BUBBLER AND ONE SUB-SUFACE BUBBLER
ECO-MAT: INSTALL 4" BELOW GRADE IN BIORETENTION AREAS
AT 14" OC; LOW WATER USE, TYPICAL
4' SQUARE TREE WELL WITH TREE GRATE, TYPICAL IN PAVED
AREAS
BLUE AREA DESIGNATES "VERY LOW WATER USE" PLANT
SPECIES
WATER FEATURE - "HIGH WATER USE"
TREE HYDROZONE AREAS ARE CALCULATED WITH A 6' WETTED
DIAMETER (28.26 SF PER TREE).
LOUNGE A
LEASING
FITNESS
MEP
MEP
MEP
BIKES (40)
BIKES (40)
BIKES (40)
BIKES (40)
CLUB ROOM A
CLUB ROOM B
MEP
COURTYARD B
COURTYARD A
LOBBY C
LOBBY D
LOBBY B
LOBBY A
STO
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
FITZGERALD DRIVE
CONCEPT IRRIGATION PLAN
Scale: 1" = 30'-0"
THESE DRAWINGS COMPLY WITH THE CRITERIA OF THE ORDINANCE.
ORDINANCE REQUIREMENTS HAVE BEEN APPLIED FOR THE EFFICIENT
USE OF WATER IN THE IRRIGATION DESIGN PLAN AND THE LANDSCAPE DESIGN PLAN.”
U.S.A NOTE
IT IS THE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR TO BE FAMILIAR WITH ALL GRADE DIFFERENCES, LOCATION OF WALLS, STRUCTURES, AND UTILITIES. THE IRRIGATION
CONTRACTOR SHALL EXERCISE EXTREME CARE, AND BE RESPONSIBLE FOR ANY DAMAGE IN EXCAVATING AND WORKING NEAR UTILITIES. THE LANDSCAPE CONTRACTOR SHALL
COORDINATE ALL WORK WITH THE OTHER SUB-CONTRACTORS FOR THE LOCATION OF
UTILITIES AND THE INSTALLATION OF PIPE SLEEVES THROUGH WALLS, UNDER ROADWAYS, AND NEAR STRUCTURES. PRIOR TO CONSTRUCTION, CONTACT ALL APPLICABLE AGENCIES AND U.S.A. AT 1-800-642-2444 OR 1-800-227-2600 TO FIELD LOCATE ALL EXISTING UTILITIES.
PINOLE MIXED-USE
1500 FITZGERALD DRIVE
PINOLE, CA 94564
DATE:
MLA JOB #:
SCALE:
DRAWN:
2020-28
1" = 30'
DM
L2.1
SHEET L2.1 OF 4 CONCEPT IRRIGATION PLAN
6/23/22
C2022 MACNAIR LANDSCAPE ARCHITECTURE, NOT FOR
GENERAL USE OR PUBLICATION, ALL RIGHTS RESERVED.
THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
OF MACNAIR LANDSCAPE ARCHITECTURE. MACNAIR
LANDSCAPE ARCHITECTURE IS NOT RESPONSIBLE FOR THE
ACCURACY OF ANY PLANS OR SURVEYS NOT DIRECTLY
PREPARED BY THEM. SITE DIMENSIONS, GRADES, WATER
PRESSURES AND GENERAL CONDITIONS SHALL BE VERIFIED
PRIOR TO BEGINNING OF ANY WORK ON SITE. WRITTEN
DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED
DIMENSIONS.
L A N D S C A P E
A R C H I T E C T U R E
P O S T O F F I C E B O X 2 5 1
K E N W O O D , C A L I F O R N I A 9 5 4 5 2
TEL (707) 833-2288
RLA #2800
[email protected]
MACNAIR
NO. 2800
EXP. 8/31/23
CONCEPT HYDROZONE DETAIL TABLE
Name Method Water Use Water Use Value
Hydrozone Area in SF% of Landscape
Bioretention Sub-Surface Dripline Low 0.3 8,289.21 sf 19.0% Lawn Overhead Spray High 1 1,840.31 sf 4.2%
Patio Planters Sub-Surface Dripline Low 0.3 172.86 sf 0.4% Patio Planters Sub-Surface Dripline Moderate 0.6 700.52 sf 1.6% Roof Sub-Surface Dripline Moderate 0.6 93.45 sf 0.2%
Shrub Areas Sub-Surface Dripline Low 0.3 27,802.08 sf 63.9% Tree Root Watering System Moderate 0.6 1,721.35 sf 4.0% Tree Root Watering System Low 0.2 28.27 sf 0.1%
Tree Root Watering System Very Low 0.1 113.10 sf 0.3%
Tree Root Watering System Low 0.3 2,688.77 sf 6.2%
Water Feature Water Feature High 1 88.27 sf 0.2%
43,538 sf 100%
CONCEPT SUMMARY HYDROZONE TABLE
PLANT TYPE AREA % OF LANDSCAPE
Very Low 113.10 0%
Low 38,981.20 90%
Moderate 2,515.32 6%
High 1,928.58 4%
Total 43,538.19 100%
MAWA AND ETWU CALCULATIONS
1) Maximum Applied Water Allowance (MAWA)
MAWA = (ETo) (0.62) [(0.55 X LA) + (0.45 X SLA)]
Where:
ETo = Annual Net Reference Evapotranspiration (Inches)
0.45 = ET Adjustment Factor (Commercial)
0.55 = ET Adjustment Factor (Residential)
LA = Landscaped Area (square feet)
0.62 = Conversion factor (to gallons per square foot)
SLA = Portion of the landscape area identified as Special Landscape Area (square feet)
0.45 = the additional ET adjustment factor for Special Landscape Area (1.0 - 0.55 = 0.45) (Commercial)
0.55 = the additional ET adjustment factor for Special Landscape Area (1.0 - 0.45 = 0.55) (Residential) Commercial (C) or Residential (R) C
A) Net Evapotranspiration Calculation
Local Reference ETo 41.80
26.70"/yr X .25 = 6.68
(Annual Rainfall) (Effective Rainfall)
Net Evapotranspiration Calculation = Annual ETo - Effective Rainfall = 35.13 B) Adjusted Landscape Area Calculation
43,538 sf X 0.45 = 19,592.18 sf
(Landscape Area) Adjustment Factor
0.00 sf X 0.55 = 0.00 sf
(Special Landscape Area) Adjustment Factor
Sum of Adjusted Landscape Area = 19,592.18 sf
MAWA= 35.125 X .62 X 19,592 sf = 426,669 gal/yr
2) Estimated Total Water Use (ETWU)
A) Net Evapotranspiration Calculation = 35.13 sf
Net Evapotranspiration Calculation = Annual ETo - Effective Rainfall B) Adjusted Landscape Area Calculation
113.10 sf X .1 11.31 sf
Very Low Water Use
38,981 sf X .3 11,694.36 sf
Low Water Use
2,515 sf X .6 1,509.19 sf
Moderate Water Use
1,928.58 sf X .8 154.29 sf
High Water Use / Water Feature
Sum of Adjusted Landscape Area = 13,369.14 sf
ETWU = 35.13 X .62 X 13,369 sf / 0.81 = 363,933 gal/yr
Irrigation Efficiency Factor
Square Footage of Landscape on Drip 41,609.60 sf
Square Footage of Landscape on Spray 1,840.31 sf
Total Square Footage of Landscape 43,449.91 sf
Adjusted Irrigation Efficiency Factor 0.81
EQUIPMENT MANUFACTURER MODEL REMARKS
STREAM BUBBLER: 6" POP-UP HUNTER PROS-06-CV-R-PRS30-MSBN-25Q TREE WELL BUBBLER, AIM AT ROOT BALL; 1 PER TREE ROOT WATERING SYSTEM HUNTER RZWS-18-25-CV 1 PER TREE
1" NORMALLY CLOSED MASTER VALVE HUNTER ICV-101G INSTALL DOWNSTREAM FROM BACKFLOW PREVENTER REMOTE CONTROL VALVE: TREE BUBBLER HUNTER ICV-101G-AS-ADJ TREE BUBBLER CIRCUIT VALVE; SEE PLAN FOR SIZE REMOTE CONTROL VALVE: DRIP CIRCUIT HUNTER ICZ-101-LF-25, ICZ-101-25 DRIP CIRCUIT VALVE 6 STATION BASE CONTROLLER (2 WIRE CONFIGURATION) HUNTER IC-600-SS MOUNT ON PANEL AT EYE LEVEL DUAL DECODER MODULE HUNTER DUAL -1, DUAL -2, DUAL -S
DUAL SURGE ARRESTOR HUNTER DUAL -S
DUAL DECODER OUTPUT MODULE HUNTER DUAL-48M
SOLAR SYNC SENSOR (WIRELESS) HUNTER WSS-SEN MOUNT AT ROOF LINE ABOVE CONTROLLER LOCATION R.P. BACKFLOW PREVENTER - 1" FEBCO 860U
BACK FLOW PREVENTER ENCLOSURE LE MEUR BF 18" X 30" X 30" INSTALL PER MANUF. SPECS QUICK COUPLER W/ COVER CHAMPION QCV-075V SEE PLAN FOR SIZE BALL VALVE IN VALVE BOX WATTS B6400 SERIES MATCH MAINLINE SIZE; REFER TO DETAIL AUTOMATIC LINE FLUSH VALVE HUNTER AFV-T INST. IN 6" VALVE BOX @ END OF CIRCUIT AIR RELIEF VALVE HUNTER AVR-075 INST. IN 6" VALVE BOX @ HIGH POINT OF CIRCUIT PIPE AND WIRE CHASE PVC CL 200 SEE PLAN FOR SIZE
SUB-SURFACE BIOSWALE IRRIGATION HUNTER ECO-MAT 17MM INSTALL 4" BELOW GRADE ALL BIOSWALE AREAS POLY TO PVC CONNECTOR W/ COMPRESSION FITTING SEE DETAIL G/L3 LANDSCAPE DRIPLINE RAINBIRD XFS-06-12-XX INSTALL 3" BELOW GRADE @ SPACING SHOWN MAINLINE PVC SCH 40 (1-1/2" AND SMALLER)
LATERAL PVC SCH 40
FLOW SENSOR CST FSI-T10-000 INSTALL AT POINT OF CONNECTION
WATER METER REFER TO CIVIL DRAWINGS
TYPICAL IRRIGATION EQUIPMENT
1834 of 2177
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
PARKING
NO
PARKING
NO
PARKING
NO
NO
PARKING BBBB BB CC CC CCCCCCCC CC BB EE DD DD DD DD DD GG GG GG GG GG GG GGGG EE EE GG GG GG GG GG GG GG GG GGGG FF FF FF FF FF FF FF 0.57 3.14 10.38 12.00 3.91 1.18 3.07 9.63 11.79 4.09 1.30 3.14 9.93 11.66 3.98 1.29 2.16 4.80 5.00 2.41 0.97 0.66 0.76 0.76 0.37 1.33 1.21 0.59 2.21 5.84 6.39 2.73 1.13 2.18 5.82 6.62 2.83 1.21 2.22 5.88 6.55 2.76 1.30 3.38 9.51 9.91 3.86 0.53 1.57 1.34 1.02 1.35 1.82 0.91 0.83 1.31 1.96 1.04 0.67 10.01 3.58 2.10 1.72 1.44 0.55 0.74 0.42 0.57 0.57 0.62 0.66 0.64 0.19 3.75 2.52 1.72 2.37 2.03 1.41 1.37 0.77 0.68 0.70 0.75 0.72 0.74 0.21 1.43 1.30 1.40 1.93 2.07 1.83 1.60 0.87 1.42 0.70 0.96 1.16 0.99 0.89 0.85 0.85 0.85 0.88 0.85 0.84 0.79 0.80 0.24 1.31 1.31 1.86 1.87 1.74 1.56 1.37 0.69 0.94 1.14 1.15 1.00 0.91 0.89 0.95 1.10 1.27 1.26 1.07 0.90 0.82 0.82 0.90 1.07 1.25 1.29 1.24 1.78 1.80 1.68 1.52 1.34 0.60 0.77 0.90 0.73 0.84 0.85 0.90 1.11 1.13 0.99 0.89 0.80 0.78 0.26 1.10 1.34 1.85 1.78 1.76 1.56 1.37 0.78 0.96 0.88 0.83 0.75 0.71 0.25 1.24 1.24 1.28 1.73 2.10 2.13 1.53 0.71 1.43 0.72 0.77 0.57 0.79 0.73 0.72 0.69 0.60 0.23 3.48 2.29 1.26 2.24 1.87 1.47 1.39 1.06 1.64 2.34 1.10 1.06 1.69 2.24 1.16 0.74 9.04 3.15 2.12 1.75 1.47 0.53 2.24 6.71 7.32 2.68 1.18 2.48 7.04 7.31 2.73 1.25 2.53 6.87 7.05 2.58 1.25 3.63 9.60 9.88 3.47 0.55 1.58 1.37 3.16 11.22 12.55 3.80 1.22 3.43 11.80 12.36 3.73 1.23 3.49 11.67 12.04 3.64 1.20 2.33 5.01 4.92 2.20 0.42 1.36 1.22 3.52 9.13 3.39 8.89 3.54 8.98 0.97 0.93 0.89 1.45 5.20 11.55 7.46 2.25 1.48 5.01 12.39 7.90 2.51 1.67 5.23 12.62 7.77 2.54 1.18 2.90 5.71 4.90 2.23 1.03 1.09 1.21 1.21 1.10 0.98 0.94 1.07 3.13 6.33 4.51 1.56 1.22 3.16 6.61 4.96 1.76 1.34 3.29 6.68 4.90 1.83 1.41 4.60 10.09 8.92 3.22 1.17 1.27 1.43 1.11 0.83 0.45 0.96 1.85 2.13 1.07 0.97 1.50 1.94 1.64 1.18 3.67 10.67 1.45 1.43 1.24 1.10 1.01 3.94 2.55 0.60 0.59 0.57 0.58 0.63 0.75 2.57 3.65 1.29 1.29 1.20 1.10 1.02 11.09 5.97 0.66 0.63 0.62 0.65 0.72 0.84 1.14 1.22 1.12 1.16 1.19 1.14 1.08 1.02 2.82 7.54 10.16 5.69 1.68 0.55 0.62 0.77 0.87 0.87 0.79 0.72 0.69 0.73 0.82 0.95 1.07 1.12 1.09 1.04 1.03 1.06 1.07 0.74 1.10 1.05 1.01 2.79 4.69 6.39 4.15 1.99 0.62 0.71 0.95 1.11 1.08 0.90 0.80 0.76 0.79 0.91 1.09 1.30 1.36 1.23 1.12 1.07 0.96 0.93 0.99 1.05 1.01 2.79 8.83 11.55 6.11 1.76 0.60 0.72 0.97 1.13 1.09 0.92 0.81 0.77 0.81 0.92 1.13 1.36 1.42 1.28 1.14 1.10 1.10 1.11 0.89 0.91 1.12 1.07 1.02 10.21 5.39 1.62 1.63 1.23 1.22 1.18 1.10 1.04 3.06 2.12 2.94 4.30 1.40 1.30 1.17 1.13 1.06 1.85 2.53 4.28 11.97 1.54 1.46 1.19 1.07 1.16 3.63 7.99 4.88 1.78 1.48 4.08 8.24 4.85 1.86 1.59 4.09 8.06 4.88 1.99 1.49 4.60 12.00 8.53 3.31 1.26 1.32 1.46 1.14 0.89 1.03 1.02 1.58 5.60 13.70 7.66 2.30 1.93 6.29 15.58 7.43 2.29 2.01 6.43 15.05 7.76 2.41 1.23 2.90 5.11 4.54 2.24 1.09 1.09 1.17 1.23 1.14 1.04 1.01 1.01 0.91 1.28 1.09 1.64 1.26 1.02 1.38 2.05 1.44 1.19 1.77 2.36 1.54 1.32 2.14 2.43 1.53 1.39 2.40 2.25 1.60 1.32 2.22 1.94 1.60 1.43 1.87 1.62 1.52 0.98 0.92 0.85 0.78 0.73 0.67 0.59 0.52 1.01 1.32 1.54 1.32 1.36 1.37 1.41 1.61 1.98 2.19 2.10 1.78 1.48 1.24 1.13 1.16 1.31 1.56 1.87 2.05 2.04 1.85 1.56 1.33 1.21 1.21 1.34 1.53 1.75 1.85 1.82 1.67 1.43 1.24 1.10 1.02 0.97 0.90 0.78 0.88 1.05 1.19 1.26 1.02 1.11 1.20 1.37 1.74 2.36 2.78 2.58 1.99 1.50 1.14 1.00 1.05 1.28 1.68 2.23 2.71 2.69 2.21 1.70 1.34 1.16 1.18 1.40 1.77 2.29 2.66 2.59 2.16 1.73 1.42 1.28 1.23 1.23 1.19 1.07 1.04 1.08 1.08 1.06 1.27 1.37 1.49 1.47 1.32 1.16 1.08 1.11 1.42 1.75 1.79 1.51 1.24 1.06 2.52 1.62 1.09 0.95 1.14 1.66 2.52 2.49 1.49 0.87 0.61 0.61 0.90 1.56 2.55 2.35 1.49 1.05 0.86 0.81 0.86 0.94 0.94 0.94 0.84 0.67 0.51 2.06 2.22 1.71 1.20 1.04 1.11 1.44 1.88 1.82 1.29 0.88 0.77 0.78 0.90 1.32 1.82 1.76 1.31 1.05 0.99 1.01 1.17 1.38 1.33 1.37 1.14 0.81 0.58 1.38 1.61 1.35 1.05 0.94 0.95 1.05 1.15 1.09 0.88 0.73 0.69 0.69 0.73 0.90 1.08 1.06 0.94 0.94 0.98 1.06 1.25 1.58 1.75 1.61 1.23 0.88 0.62 1.08 1.16 1.03 0.92 0.85 0.78 0.72 0.67 0.63 0.56 0.53 0.56 0.56 0.54 0.56 0.61 0.62 0.64 0.80 0.90 1.02 1.22 1.55 1.85 1.61 1.23 0.89 0.63 1.07 1.05 0.93 0.84 0.79 0.94 1.17 1.47 1.42 1.44 1.20 0.86 0.62 1.28 1.18 0.94 0.75 0.69 0.80 0.95 1.08 1.06 1.00 0.95 0.77 0.60 1.87 1.49 0.98 0.67 0.60 0.73 0.87 0.90 0.91 0.86 0.74 0.59 2.43 1.70 1.00 0.60 0.57 0.74 0.84 0.88 0.90 0.83 0.73 0.59 2.02 1.49 0.90 0.55 0.54 0.77 0.85 0.88 0.91 0.61 0.83 0.74 0.58 1.25 1.10 0.79 0.54 0.74 0.81 0.90 0.97 0.97 0.97 0.90 0.74 0.59 0.92 0.90 0.76 0.57 0.89 0.92 1.07 1.28 1.25 1.29 1.10 0.82 0.61 0.86 0.87 0.75 0.59 0.98 1.01 1.21 1.56 1.66 1.62 1.26 0.89 0.63 1.00 0.96 0.75 0.54 0.99 1.03 1.19 1.52 1.93 1.61 1.24 0.92 0.66 1.54 1.24 0.80 0.52 1.02 1.04 1.24 1.57 1.55 1.58 1.31 0.94 0.69 2.29 1.59 0.92 0.55 1.01 1.04 1.15 1.30 1.28 1.30 1.18 0.94 0.72 2.23 1.61 0.96 0.60 0.91 0.99 1.09 1.16 1.19 0.75 1.09 0.93 0.73 1.27 1.03 0.95 0.66 0.79 0.95 1.07 1.13 1.17 1.07 0.92 0.72 0.66 0.95 0.71 0.68 0.92 1.10 1.22 1.24 1.11 0.92 0.72 0.79 0.96 0.70 0.67 0.89 1.19 1.45 1.39 1.32 1.23 0.92 0.69 1.59 1.24 0.99 0.65 0.66 0.90 1.21 1.59 1.72 1.60 1.25 0.91 0.66 2.42 1.72 1.01 0.60 0.94 1.01 1.21 1.55 1.90 1.60 1.23 0.90 0.65 2.12 1.56 0.93 0.56 1.20 1.10 1.26 1.54 1.49 1.52 1.24 0.89 0.65 1.32 1.16 0.82 0.56 1.20 1.10 1.16 1.23 1.17 1.20 1.08 0.86 0.67 0.95 0.94 0.78 0.60 1.21 1.09 1.10 1.10 1.11 1.08 1.00 0.85 0.67 0.87 0.90 0.78 0.62 1.21 1.08 1.07 1.05 1.06 1.03 0.97 0.84 0.66 1.02 0.99 0.79 0.57 0.98 1.00 1.05 1.09 1.12 1.08 1.00 0.85 0.66 1.57 1.29 0.84 0.55 0.70 0.89 1.08 1.24 1.21 1.24 1.09 0.85 0.65 2.34 1.63 0.94 0.57 0.63 0.86 1.19 1.55 1.54 1.56 1.24 0.88 0.63 2.15 1.53 0.90 0.58 0.63 0.86 1.15 1.52 1.94 1.58 1.20 0.89 0.63 1.06 0.75 0.65 0.83 1.17 1.56 1.62 1.59 1.25 0.87 0.61 0.73 0.68 0.59 0.75 1.00 1.24 1.20 1.22 1.05 0.77 0.57 Luminaire Schedule - LED Project: PINOLE MIXED USE Symbol Qty Label Arrangement LLF Luminaire Lumens Luminaire Watts Description Filename 4 BB Back-Back 0.900 11141 74.35753 P26-48L-500-NW-G2-5W p26-48l-500-nw-g2-5w.ies 7 CC Single 0.900 10790 74.35753 P26-48L-500-NW-G2-4 p26-48l-500-nw-g2-4.ies 5 DD Single 0.900 2137 14.3 P15-P-A01-740-T2M @ 14' P15-P-A01-740-T2M.ies 3 EE Single 0.900 2154 14.3 P15-P-A01-740-T4S P15-P-A01-740-T4S.ies 7 FF Single 0.900 2251 14.3 P15-P-A01-740-T5S P15-P-A01-740-T5S.ies 18 GG Single 0.900 2195 23.1 PBL-42-14L-450-NW-G2-5-UNV pbl-14l-450-nw-g2-5-unv.ies Calculation Summary Description CalcType Units Avg Max Min Avg/Min Max/Min COURTYARD NORTH Illuminance Fc 2.42 12.55 0.19 12.74 66.05 COURTYARD SOUTH Illuminance Fc 2.80 15.58 0.45 6.22 34.62 NORTH PEDESTRIAN AREAS Illuminance Fc 1.49 2.78 0.52 2.87 5.35 PARKING AREAS Illuminance Fc 1.06 2.55 0.51 2.08 5.00 SCALE SHEET REV 1" = 20' 1 OF 1 05.13.2022 X DATE PHOTOMETRIC DATA USED AS INPUT FOR THESE CALCULATIONS IS BASED ON ESTABLISHED IES PROCEDURES AND PUBLISHED LAMP, RATINGS, FIELD PERFORMANCE WILL DEPEND ON ACTUAL LAMP, BALLAST, ELECTRICAL, AND SITE CHARACTERISTICS. ALL VALUES SHOWN ARE MAINTAINED HORIZONTAL FOOTCANDLES AT GRADE ASSOCIATED LIGHTING REPRESENTATIVES, INC 7777 PARDEE LANE P.O. BOX 2265 OAKLAND, CA 94621 PHONE: (510) 638-0158 - FAX (510) 638-2908 REPORT FOR: MACNAIR LANDSCAPE ARCHITECTURE BY: APPLICATIONS ENGINEERING; RAMON ZAPATA Calculations have been performed according to IES standards and good practice. Some differences between measured values and calculated results may occur due to tolerances in calculation methods, testing procedures, component performance, measurement techniques and field conditions such as voltage and temperature variations. Input data used to generate the attached calculations such as room dimensions, reflectances, furniture and architectural elements significantly affect the lighting calculations. If the real environment conditions do not match the input data, differences will occur between measured values and calculated values. SALES REPRESENTATIVE: ALR; TIM HALEY * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * .PINOLE MIXED USE DRAWING NO. / INPUT FILE 19968HAL.DWG / 19968HAL.A32 PROJECT DESCRIPTION AGI32 VERSION 20.1 AGI (C) 2021 LIGHTING ANALYSTS, INC. 10268 W. CENTENNIAL ROAD, SUITE 202 LITTLETON, CO 80127 1835 of 2177
Attachment D
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February 2, 2022
Mr. Rich Schoebel
ROIC California, LLC
11250 El Camino Real, Suite 200
San Diego, CA 92130
DRAFT Pinole Vista Transportation Demand Management Plan Dear Mr. Schoebel;
As requested, W-Trans has prepared a Transportation Demand Management (TDM) Plan for the proposed Pinole Vista development to be located at 1500 Fitzgerald Drive in the City of Pinole. The purpose of this letter is to present potential TDM measures and quantify the resulting estimated vehicle trip reductions.
Project Description
The proposed project would replace an existing 91,342 square foot vacant commercial building with a five-story residential building consisting of 223 units. Seven percent of the units (16) would be designated very-low-income and eight percent (18) would be low-income. The project would provide 275 surface vehicle parking spaces and 160 bicycle spaces in secure ground-level rooms within the building. The project would be located immediately adjacent to the Pinole Vista Shopping Center, which includes multiple amenities such as a supermarket, gym, and restaurants. This mix of uses allows for accessibility by foot and has a profound effect in terms of vehicle trip reduction (estimated at five percent), but is listed separately from the TDM Plan as it is an existing condition.
Transportation Demand Management (TDM) Plan
The following section describes the potential TDM measures suggested for the project based on best practices to reduce vehicle trip generation for residents and visitors.
Transit Pass Subsidy
Transit subsidies can act as strong incentives for residents to use transit for employment, shopping, or leisure trips.
There is a bus stop roughly 200 feet from the project site that is served by two AC Transit and three WestCAT routes. To encourage transit use, the residential management association can provide residents with either a $40 monthly WestCAT fixed route pass or enroll the community in AC Transit’s EasyPass program that provides discounted bus passes (prices calculated based on AC Transit formula). Implementation of a transit subsidy program would result in an estimated trip reduction of 2.4 percent.
Rideshare Program
Carpooling to transit stations, work locations and schools is one of the most common and cost-effective alternative modes of transportation and one which both employees and residents can adopt. There are numerous benefits to ridesharing. Carpooling can reduce peak-period vehicle trips and increase commuters’ travel choices.
Further, it reduces congestion, road and parking facility costs and pollution emissions. Carpooling tends to have the lowest cost per passenger-mile of any motorized mode of transportation as it makes use of a vehicle seat that would otherwise be empty. Carpooling also provides financial savings to consumers by decreasing fuel and parking costs.
The greatest barrier to carpooling is often simply being able to identify other travelers with the same travel route.
The most effective approach is to create personalized trip planning information, regardless of mode, for residents.
However, personalized trip planning is often expensive. An alternative is services that can assist in ride-matching that are less customized. The most basic publicly available service is 511.org’s free carpool ride-matching service. 7901 Oakport Street, Suite 1500 Oakland, CA 94621 510.444.2600 w-trans.com SANTA ROSA • OAKLAND
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Mr. Rich Schoebel Page 2 February 2, 2022
There are also various private ride-matching providers (e.g. Carma, Zimride, RideAmigos, Via, Scoop) that can effectively create carpool networks while making them safe and convenient for their users.
Implementation of a rideshare program would result in an estimated trip reduction of 0.9 percent.
Education, Outreach & Marketing
The residential management association could designate a staff person to act as the Transportation Coordinator for this community. This person would implement and manage the TDM plan and programs. The Coordinator would provide customized transit information to the community’s residents (i.e. nearest bus stops, bus and BART timetables, etc.). New residents would be provided with a welcome packet containing relevant transportation information. The packet could include walking and biking maps of the area, suggested walking routes to nearby transit facilities, information on local and regional transit providers, and information on the residential organization’s ride-matching services. It is beneficial to provide a central information center customized for this community even though a resident may also locate thisinformation on their own through various online sources.
The coordinator’s duties can include:
• Create and distribute resident transportation information welcome packets. • Maintain and update a virtual bulletin board of transportation information. • Distribute Contra Costa biking and walking maps and other information. • Promote and maintain the rideshare program.
• Provide information on transit passes.
Implementation of an education, outreach, and marketing program would result in an estimated trip reduction of
2.3 percent.
Bikeshare Program
Bikeshare programs provide users with shared bicycles that can be used for short periods of time. Providing shared bicycles in a secure area within the development gives residents the opportunity to reach destinations without a car that are outside a typical walking distance while forgoing the expense of owning, maintaining, and storing a bicycle. Implementation of an onsite bikeshare program would result in an estimated trip reduction of
0.1 percent.
Vehicle Trip Reduction Analysis
The vehicle trip generation of the project is influenced by the TDM program outlined above. The publication Quantifying Greenhouse Gas Mitigation Measures, California Air Pollution Control Officers Association (CAPCOA), 2010, includes a methodology to determine the vehicle trip reductions associated with TDM measures. CAPCOA contains multiple citations referencing original research. For the proposed project, there is a potential 5.6-percent trip reduction based on the measures above (not including the impacts from the site’s mix of uses). Table 1 details the reduction by measure.
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Mr. Rich Schoebel Page 3 February 2, 2022
Table 1 – Estimated Vehicle Trip Reduction
TDM Measure Trip Reduction (%)
Project Estimate
Transit Pass Subsidy 2.4%
Ridesharing Program 0.9%
Education, Outreach, and Marketing 2.3%
Bikeshare Program 0.1%
Total Potential Trip Reduction 5.7%
Dampened1 5.6%
Note: 1 Total reduction is dampened to 5.6% to reflect diminishing effectiveness of combined measures Thank you for giving W-Trans the opportunity to provide these services. Please call if you have any questions.
Sincerely,
Brian Canepa, TDM-CP
Principal
Mark Spencer, PE
Senior Principal
MES/bac/PIN003.L4
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Pinole Vista Apartments
1500 Fitzgerald Drive
Pinole, California
An Economic Impact Brief
July 13, 2022
Marin Economic
CONSULTING
Attachment E
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1 Main Findings
A housing development in Pinole (1500 Fitzgerald Dr) is being proposed for the City of Pinole to consider. This report shows potential economic impacts to Pinole’s economy as a result of these units being built and operated as a 223-unit, multifamily complex. Affordable units comprise 12 percent or 27 units of the total. Economic impacts are business revenues, supported jobs, and state and local tax revenues.
The economic impacts come in three ways:
• Construction: the 223 units have construction costs of approximately $75 million, which have impacts like any other construction work to build multifamily units; o This spending over two years supports an additional $112 million in business revenue, over 503 jobs and over $2.7 million in state and local taxes, some of which is ongoing (property tax) from on-site improvements and also other real-estate sales in Pinole. o Permit/City fees: $6.5 to $7 million.
• Occupancy: We assume the occupancy rate of these units is 94 percent, where the marketrate units (196 units) have households with $104,904 area median income (AMI) in 2020 (the latest data); the remaining 27 affordable units have 13 households with 50 percent of AMI at $52,452 and the other 14 households with 80 percent of AMI or $83,923. o These household incomes provide new spending in Pinole based on the 94 percent occupancy rate for an annual total spending of $22,133,590. o This spending supports 79 workers and over $1.2 million in state and local tax revenues.
• Operations: The approximately 5 workers on-site that are paid wages and salaries add to these impacts, given the estimated annual revenues from rents, of approximately $205 thousand, adding $19 thousand in state and local tax revenues. Maintenance would add $617 thousand in local revenues, 19 jobs, and $43 thousand in state and local tax revenues. • Benefits Relative to Kmart: Spending by residents alone would add more than $6.5 million in net revenues to businesses, 33 jobs, and $463 thousand in state and local tax revenues, relative to the continuing operations of the Kmart. o Property tax revenues are significantly higher with the apartment complex than with the Kmart, resulting in approximately $86 thousand in additional revenues to the city of Pinole.
o The additional sales tax revenues from the new resident spending and additional sales tax revenue are expected to more than compensate for the loss of sales tax revenues from the removal of the store.
§ Sales tax revenues from the Kmart had been in decline for several years prior to 2019. Overall revenues at the store declined by 45% from 2016 to 2019. o Combined sales and property taxes are estimated to increase by $80 thousand on an ongoing basis.
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2 Introduction
This report examines the economic impacts of a proposed, 223-unit apartment complex at 1500 Fitzgerald Drive in Pinole, CA.
1 This study was commissioned by ROIC. The economic impacts come in two stages with three sources:
• Stage 1, Construction: the 223 units have a construction cost of approximate $75 million; o Approximately $55,000,000 in hard construction costs; o Approximately $20,000,000 in soft construction costs (including permitting and design). • Stage 2, Operations:
o The 223 units are estimated to have approximately 598 residents if 100-percent occupied; based on the current people per household in Pinole of 2.68 (2020 estimates from US Census Bureau) for all city households that do not own their residence; § 27 of the units (12 percent) are meant to be deemed affordable units; 196 units would be at the market rate;
§ We assume here that there would be 508 residents on average (approximately 94 percent occupancy on average);
§ All residents of these units would be considered new households to Pinole given the low vacancy rates of approximately 2.7% in Pinole for all rental housing units in the City as of 2019;
§ 6 percent of the units are for residents with household income of 50 percent of area median income (AMI), and 6 percent are for residents with household income of 80 percent of AMI; and
o There are also workers supported by the rents earned at the complex that are employed by the complex.
Residential spending is a key driver in the economic impacts from this development once the apartments are rented. The market-rate units are assumed to have household incomes equal to the median household income in Pinole for 2020 of $104,904 to remain conservative in these estimates; the affordable or below market-rate units would have household incomes of a mix of 50 percent and 80 percent of that median level (50 percent is $52,452 and 80 percent is $83,923). These income levels drive the household spending effects shown below.
Basic Ideas
The broader effects of building and operating this 223-unit complex on Pinole’s economy include supported jobs, annual business revenues and new tax receipts. Figure 1 shows the multiplier effect of these rounds of new spending in theory. Economic impacts come in three “flavors” starting with the same way ripples come from throwing a rock into a still pond; the rock is the construction and operations of these new rental units, rippling out into the broader economy as direct effects. Indirect effects come from vendor relationships and generate broader spending. For example, the purchase of gardening and landscaping services for the complex’s grounds provide demand to local businesses not there previously without these new units.
1 Please see https://www.ci.pinole.ca.us/city_government/planning/current_projects/pinolevista for more information on the proposed complex.
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3 Figure 1: Economic Impacts
This indirect spending fuels induced effects, including the gardening company’s employees spending their wages on groceries, medical visits, restaurant meals, and various other industries that have little to no connection at all with the apartment’s construction or operations. The important, ongoing aspect of the economic impacts are the apartments’ new residents spending. Their income adds more induced spending to broaden the economic impacts.2
Estimated Economic Impacts: Construction Spending
The 223 apartment units have an estimated construction cost of approximately $75 million. This cost includes hard costs of construction (labor and materials) and other costs that support construction efforts (design, management). A proforma financial estimate of these costs was provided to MEC; hard costs are approximately $55,000,000, with the remainder as soft costs and additional contingency costs (approximately $20,000,000). Construction would take approximately 24 months to build, with approximately 291 workers doing the work. Additionally, permitting and City fees will likely amount to $6.5-$7 million.
Assuming these total construction costs are correct, land improvements and thus a larger assessed property value exists after construction versus the current valuation; there are net property tax gains for the City of Pinole as a result. Other fees and taxes are paid directly and indirectly because of construction spending. The IMPLAN® model estimates the full-time equivalent workers that would be on site for construction and also the taxes and business revenues supported by this construction spending. Figures 2 through 4 below provide the broader economic effects. 2 A glossary in the Appendix provides more explanations of some of the major industries affected below.
Induced
Impacts
Indirect
Impacts
Direct
Impacts
Total
Economic
Impacts
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4 Figure 2: Business Revenue Effects Annually, Construction, 2020 Dollars Industry Direct Induced Indirect Total
Construction 55,000,000 0 0 55,000,000
Design and Management 20,000,000 34,203 1,374,492 21,408,695 Building material and garden equipment and supplies stores 0 82,782 4,153,819 4,236,601 Owner-occupied dwellings 0 3,044,146 0 3,044,146
Other real estate 0 589,915 2,235,273 2,825,188
Employment services 0 155,960 1,396,973 1,552,933
Management of companies and enterprises 0 208,232 1,137,876 1,346,108 Misc. financial investment activities 0 607,987 724,332 1,332,319 Merchant wholesalers - construction 0 69,098 781,959 851,057 Petroleum refineries 0 112,899 661,679 774,578
Truck transportation 0 118,555 637,338 755,893
Insurance carriers, except direct life 0 462,356 244,534 706,890 Hospitals 0 679,339 0 679,339
Management consulting services 0 70,002 550,259 620,261 Ready-mix concrete manufacturing 0 2,524 610,954 613,478 All Others 0 9,102,432 8,991,130 18,093,562
Totals 75,000,000 15,340,430 23,500,618 113,841,048
Figure 3: Employment Impacts, Construction, Full-Time Equivalents Supported Industry Direct Induced Indirect Total
Construction 172 0 0 172
Design and Management 119 0 8 128
Building material and garden equipment and supplies stores 0 1 29 30 Employment services 0 1 12 14
Other real estate 0 3 10 13
Full-service restaurants 0 3 1 5
Truck transportation 0 1 4 5
Management of companies and enterprises 0 1 4 5
Landscape and horticultural services 0 1 4 5
Limited-service restaurants 0 4 1 5
Individual and family services 0 5 0 5
Transit and ground passenger transportation 0 2 2 4
Management consulting services 0 0 4 4
Office administrative services 0 0 4 4
Couriers and messengers 0 1 3 4
All Others 0 59 38 100
Totals 291 82 124 503
Figure 4: State and Local Tax Receipts from Construction, 2022 Dollars Tax category Hard Const Soft Const Total Const
Employment Taxes 125,564 88,602 214,166
Sales Taxes 432,381 32,617 464,998
Property Taxes 614,562 46,359 660,921
Personal Income 620,605 431,916 1,052,521
Other Taxes and Fees 327,409 27,302 354,711
Total State and Local taxes 2,120,521 626,796 2,747,317 1845 of 2177
5 Economic Impacts: Spending Profiles Comparison of New Households There are an estimated 508 residents assuming a fifteen-percent (15%) vacancy rate and using recent estimates by the U.S. Census Bureau on residents per housing unit; there would be an estimated 190 new households (163 market-rate units and 27 below market-rate units occupied) in Pinole created once occupancy increased and stabilized.
3 The key parameter for the household spending profiles is estimated annual income levels. Given the residents are to be occupying 12-percent affordable housing units, with the rest market-rate rentals, we assume those households in affordable units have a household income equal to 50 percent and 80 percent of the current median household income estimated for the city of Pinole (13 and 14 units at each level, respectively).
The American Community Survey (ACS) provides data on the median income levels in the city of Pinole as of 2020 (see http://data.census.gov for more information, where 2020 is the year for the latest data). We use $104,904 for annual, median household income as the income measure for the occupied market-rate units; while this may be low for some households in market-rate units, the estimates remain conservative through this assumption. These conservative estimates can be summarized as follows:
• For the occupied, market-rate units, median household income is assumed as $104,904, becoming approximately $20,276,789 of annual income from the market-rate units; and • For the occupied, affordable units, the median income in Marin County is $52,452 for those units with households earning 50 percent of AMI and $83,923 for those households earning 80 percent of AMI, becoming approximately $1,856,801 annually from the affordable units; • The sum is $22,133,590 annually starting in the first year of apartments being occupied.
Using the IMPLAN® model, these income profiles have a typical spending pattern in Contra Costa County.
4 The annual income levels do not include incomes that may come from wealth, insurance, retirement, and other income sources. Figures 5 through 7 compare the spending and jobs supported by these income levels. Notice the spending level is not equal to income level due to the exclusion of income taxes and savings from the gross income levels to become “disposable” income for spending locally. There is also leakage from the local markets, and the IMPLAN model takes such leakages into account.
3 The affordable units are assumed to have 100% occupancy. A total 94% occupancy implies an 93% occupancy rate for the market rate apartments.
4 The county is the smallest geographical area of IMPLAN available. 1846 of 2177
6 Figure 5: Business Revenue Effects Annually, 2022 Dollars Industry Market Rate Affordable Total
Hospitals 755,925 69,222 825,147
Tenant-occupied housing 658,981 60,345 719,325
Misc. financial investment activities 598,003 54,761 652,764 Other real estate 556,514 50,961 607,475
Insurance carriers, except direct life 451,064 41,305 492,370 Offices of physicians 423,218 38,755 461,973
Limited-service restaurants 379,778 34,777 414,555
Insurance agencies, brokerages, and related activities 287,908 26,364 314,272 Retail - Food and beverage stores 264,502 24,221 288,723 Other local government enterprises 257,766 23,604 281,370 Individual and family services 238,026 21,797 259,823
Wired telecommunications carriers 233,016 21,338 254,354 Outpatient care centers 207,658 19,016 226,674
Nondepository credit intermediation and related activities 200,192 18,332 218,524 All Others 6,403,709 586,405 6,990,114
Totals 11,916,260 1,091,203 13,007,463
Comparing the economic impacts from construction and resident spending once the units are occupied, two differences are apparent. First, household spending only has an “induced” impact, as there are no ripple effects otherwise. Household spending is not employment or investment; the only effects are spending and what that spending supports in the local economy. This analysis assumes that all new residents come from outside Pinole (i.e., the spending is new spending for Pinole).
Figure 6: Employment Impacts, Full-Time Equivalents Supported Industry Market Rate Affordable Total
Individual and family services 6 1 7
Limited-service restaurants 4 0 4
Hospitals 3 0 3
Full-service restaurants 3 0 3
Retail - Food and beverage stores 3 0 3
Other real estate 3 0 3
Offices of physicians 3 0 3
Nursing and community care facilities 2 0 2
Automotive repair and maintenance, except car washes 2 0 2 Retail - General merchandise stores 2 0 2
Transit and ground passenger transportation 2 0 2
Offices of dentists 2 0 2
Personal care services 1 0 2
Employment services 1 0 1
All other food and drinking places 1 0 1
All Others 43 4 47
Totals 79 7 86
Figure 7: State and Local Tax Receipts Annually, 2020 Dollars Tax Category Market-Rate Affordable Total
Employment Taxes 22,288 2,041 24,329
Sales Taxes 341,503 31,272 372,775
Property Taxes 485,393 44,449 529,842
Personal Income 129,470 11,856 141,326
Other Taxes and Fees 124,620 11,412 136,032
Total State and Local Taxes 1,103,274 101,030 1,204,304 1847 of 2177
7 Those that live in the new units may not be the only people that come to Pinole and spend money.
Visitors to these apartments are likely coming on a daily basis and spending money is part of such travel. Hotel stays may also be increased. Because there is not a basis in the data or literature to compare visitor spending to residential spending or the growth of multifamily units, this study does not estimate that amount specifically. The vacancy estimates are critical to these household spending estimates; if vacancy rates remain low in Marin County and at this complex, the economic impacts above are likely fully realized.
Economic Impacts: Apartment Operations
As any other business and multifamily apartment complex, there are economic impacts from the daily operations of the apartments as rentals. This includes workers hired by the landlord, where indirect spending is on vendor contracts and also how these employees of the apartment complex spend their wages and salaries. IMPLAN® estimates the economic impacts on additional business revenues, jobs supported and state and local taxes as summarized in Figures 8 to 12. The annual income from these units is approximately $6,316,684 once occupied at 94 percent. Maintenance expenditures are estimated to be approximately $2 million, with wages paid to direct employees of approximately $350,000.
Figure 8: Business Revenue Effects Annually, Apartment Employees, 2020 Dollars Industry Total
Hospitals 13,048
Tenant-occupied housing 11,375
Misc. financial investment activities 10,322
Other real estate 9,606
Insurance carriers, except direct life 7,786
Offices of physicians 7,305
Limited-service restaurants 6,555
Insurance agencies, brokerages, and related activities 4,970 Retail - Food and beverage stores 4,566
Other local government enterprises 4,449
Individual and family services 4,109
Wired telecommunications carriers 4,022
Outpatient care centers 3,584
Nondepository credit intermediation and related activities 3,455 All Others 110,533
Totals 205,684
Figure 9: State and Local Tax Receipts Annually, Apartment Employees, 2020 Dollars Tax Category Amount
Employment Taxes 385
Sales Taxes 5,895
Property Taxes - Residential 8,378
Personal Income 2,235
Other Taxes and Fees 2,151
Total State and Local taxes 19,043
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8 Figure 10: Business Revenue Effects Annually, Apartment Maintenance, 2020 Dollars Industry Indirect Induced Total
Maintenance and repair construction of residential structures 105,011 2,620 107,631 Rental Income for Property Owners - 66,968 66,968
Pawn and Check Cashing 56,907 2,515 59,422
Other real estate 41,501 12,471 53,973
Banks and Credit Unions 17,921 5,450 23,371
Other financial investment activities 9,956 9,327 19,283 Full-service restaurants 2,306 11,319 13,624
Offices of physicians 0 10,480 10,480
Tenant-occupied housing 0 10,166 10,166
Building material and garden equipment and supplies stores 8,384 1,467 9,851 Limited-service restaurants 314 8,070 8,384
Hospitals 0 8,174 8,174
Legal services 3,878 3,668 7,546
Insurance agencies, brokerages, and related activities 4,821 2,306 7,126 All Others 55,335 155,525 210,860
Totals 306,334 310,526 616,860
Figure 11: Employment Impacts, Apartment Maintenance, Full-Time Equivalents Supported
Industry Direct Indirect Induced Total
Tenant-occupied housing 16 0 0 16
Maintenance and repair construction of residential structures 0 0 0 0 Pawn and Check Cashing 0 0 0 0
Other real estate 0 0 0 0
Full-service restaurants 0 0 0 0
Misc. financial investment activities 0 0 0 0
Individual and family services 0 0 0 0
Limited-service restaurants 0 0 0 0
Services to buildings 0 0 0 0
Building material and garden equipment and supplies stores 0 0 0 0 Food and beverage stores 0 0 0 0
Misc. food and drinking places 0 0 0 0
Banks and Credit Unions 0 0 0 0
Offices of physicians 0 0 0 0
All Others 0 0 1 2
Totals 16 1 2 19
Figure 12: State and Local Tax Receipts Annually, Apartment Maintenance, 2020 Dollars Tax Category Amount
Employment Taxes 105
Sales Taxes 26,934
Property Taxes - Residential 105
Personal Income 3,249
Other Taxes and Fees 12,471
Total State and Local taxes 42,864
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9 COVID-19 may have effects on these estimates based on how the Pinole city economy changes as a result (retail mix, number of employed residents, etc.). Depending on when construction begins on these units, the overall estimates may be affected. With continued, low vacancy rates in rental and a declared recession in 2020, funded developments such as this create jobs and provide support for Pinole’s downtown merchants given the housing units’ location at a time where the future of similar developments may be few and far between.
Economic Impacts: Existing Retail
It is worth contemplating the alternative to the apartment building of continuing operations at the Kmart in Pinole Vista Plaza, the building that would be removed during construction of the apartments. In 2016, revenues at the Kmart were just under $8 million. By 2019, revenues had consistently declined to just $4.3 million. The Kmart is no longer believed to be a viable enterprise at that location. Nevertheless, in Figures 13- 15, we consider the business revenue, employment, and tax implications of continued functioning of the Kmart at its 2019 level. Note that this is likely a very generous assessment of the local economic benefits of the store.
A more likely scenario is continued declines in revenue.
Figure 13: Business Revenue Effects Annually, A Retail Alternative, 2020 Dollars Industry Direct Induced Indirect Total
Retail - General merchandise stores 4,348,034 11,902 255 4,360,192 Management of companies and enterprises 0 13,015 370,017 383,033 Other real estate 0 36,826 223,513 260,339
Owner-occupied dwellings 0 188,312 0 188,312
Misc. financial investment activities 0 38,316 53,780 92,096 Cable and other subscription programming 0 6,376 43,529 49,905 Insurance carriers, except direct life 0 29,013 16,251 45,263 Warehousing and storage 0 782 43,054 43,836
Hospitals 0 43,207 0 43,207
Insurance agencies, brokerages, and related activities 0 19,359 17,254 36,613 Employment services 0 9,771 20,858 30,629
Truck transportation 0 7,396 22,071 29,467
Tenant-occupied housing 0 29,433 0 29,433
Services to buildings 0 3,800 24,365 28,165
Legal services 0 9,677 18,391 28,068
All Others 0 511,843 352,890 864,733
Totals 4,348,034 959,028 1,206,229 6,513,291
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10 Figure 14: Employment Impacts, A Retail Alternative, Full-Time Equivalents Supported Industry Direct Induced Indirect Total
Retail - General merchandise stores 45 0 0 45
Management of companies and enterprises 0 0 1 1
Other real estate 0 0 1 1
Couriers and messengers 0 0 0 0
Warehousing and storage 0 0 0 0
Employment services 0 0 0 0
All other food and drinking places 0 0 0 0
Services to buildings 0 0 0 0
Limited-service restaurants 0 0 0 0
Individual and family services 0 0 0 0
Misc. financial investment activities 0 0 0 0
Offices of physicians 0 0 0 0
Retail - Food and beverage stores 0 0 0 0
Truck transportation 0 0 0 0
Legal services 0 0 0 0
All Others 0 2 1 3
Totals 45 4 5 53
Figure 15: State and Local Tax Receipts from a Retail Alternative, 2022 Dollars Tax category Total
Employment Taxes 14,184
Sales Taxes 445,546
Property Taxes 80,403
Personal Income 68,218
Other Taxes and Fees 133,174
Total State and Local Taxes 741,525
A head-to-head comparison between the economic benefits of the optimistic scenario with regard to Kmart and just the economic benefits of the spending of residents alone provides a compelling economic case for the apartment complex. Spending by residents alone adds nearly $6.5 million in net revenues to businesses, 33 jobs, and $463 thousand in state and local tax revenues.
Construction and apartment operations further increase the net improvement in economic benefits.
The built apartment complex with an estimated value of $55 million, will increase property taxes associated with the site by nearly $470 thousand. This is a net increase in revenue to Pinole of approximately $85 thousand on an annual basis.
Figure 16: Comparison of Economic Benefits
Category Kmart1
Resident
Spending and
Operations2
Net
Improvement
Potential Net
Gain to Pinole
Revenues 6,513,291 13,829,827 7,316,536 7,316,536
Employment 53 86 33 33
S&L Taxes 741,525 1,204,304 462,779 80,210
Property Taxes 80,403 550,0003 469,597 84,527
Retail Sales Taxes 445,546 405,614 -39,932 -4,317
1 Tables 14-16
2 Tables 5-12
3 Based on an estimated value of the built property of $55 million. 1851 of 2177
11 References and Glossary
Data on construction and operations of the 180 units was provided by Seagull Prime Real Estate Fund, LLC.
Data on people per household is from the California Department of Finance’s estimates on housing and population as of January 1, 2019 (the latest data available as of January 2020).
For the data, see DOF. The following definitions pertain to line items referenced here. Many of these definitions come from the US Bureau of Labor Statistics. Please see www.bls.gov for further details.
• All other food and drinking places: All additional restaurants not captured in limited- or full-service restaurants, including food trucks.
• Full-service restaurants: Establishments primarily engaged in providing food service to patrons who order and are served while seated, and pay after eating. These establishments may sell alcoholic beverages, provide take-out services, operate a bar or present live entertainment, in addition to serving food and beverages.
• Individual and family services: Establishments primarily engaged in providing one or more of a wide variety of individual and family social, counseling, welfare, or referral services, including refugee, disaster, and temporary relief services. This industry includes offices of specialists providing counseling, referral, and other social services.
• Insurance carriers: insurance agents and other insurance-related businesses. • Limited–service restaurants: any establishments whose patrons generally order or select items and pay before eating. Food and drink may be consumed on premises, taken out, or delivered to customers' locations.
• Management consulting services: businesses hired as consultants to help with company operations, decisions, and other aspects of running a business.
• Management of companies and enterprises: This sector comprises establishments primarily engaged in managing companies and enterprises and/or holding the securities or financial assets of companies and enterprises, for the purpose of owning a controlling interest in them and/or influencing their management decisions.
• Medical offices: health care outside hospitals, based on outpatient general care outside of rehabilitation or skilled nursing and residential health facilities. • Owner-Occupied Dwellings: The income made by owners of homes they occupy, through rent payments or other savings due to home ownership.
• Other financial investment activities: This industry comprises establishments, not classified to any other industry, primarily engaged in providing, on a contract or fee basis, miscellaneous financial investment services, such as trust, fiduciary and custody services, and other investment services. • Retail – Internet Retailers; These retail businesses do not have a storefront, but are locally headquartered and sell their goods and services through the internet or catalogs. • Wholesale Trade: Businesses that connect goods producers to retailers, classic distribution and wholesale businesses, including Costco.
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P.O. Box 489, Yorba Linda, California 92885
Phone: (714) 692-9596 . Fax: (714) 692-9597
M E M O R A N D U M
TO: Lilly Whalen
Community Development Director
City of Pinole
DATE: July 22, 2022
FROM: Roger Dale
Managing Principal
The Natelson Dale Group, Inc. (TNDG)
FILE: #4167
SUBJECT: Fiscal Impact Analysis (FIA) –
Proposed Pinole Vista Residential Project
Introduction
This memorandum summarizes a fiscal impact analysis (FIA) completed by The Natelson Dale Group, Inc. (TNDG) for the proposed Pinole Vista residential development project. In particular, the analysis focuses on annually recurring revenue and cost impacts to the City’s General Fund.
Consistent with the City’s request, TNDG’s analysis compares the fiscal impacts for the proposed project to the impacts that would result if existing structure on the project site (a vacant Kmart building) were re-tenanted with retail commercial uses.
Description of Proposed Project
The project applicant proposes to redevelop of a portion of the existing Pinole Vista shopping center. The project would involve demolition of the vacant Kmart building at 1500 Fitzgerald Drive and redevelopment of the site with 223 rental apartment units. The breakdown of the apartments by affordability level would be as follows:
• 196 market-rate units
• 14 units affordable to households with 80 percent of Area Median Income (AMI) • 13 units affordable to households with 50 percent of AMI As a point of comparison, the FIA also calculates the fiscal impacts which would result under a hypothetical scenario in which the existing Kmart building would be re-tenanted with 70,000 square feet of commercial uses. For purposes of the FIA, the assumed tenant mix for the commercial scenario would be as follows:
• 10,000 square feet of restaurant/fast food space
• 30,000 square feet of other retail space
• 30,000 square feet of services space
Key Economic Issues Evaluated in this Report
Given that the proposed residential project would reduce the retail footprint of the overall Pinole Vista shopping center, the City of Pinole is concerned about the potential fiscal impacts of the proposed project (especially the potential loss of sales tax revenue associated with retail Attachment F
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Pinole Vista FIA
July 22, 2022
P.O. Box 489, Yorba Linda, California 92885
Phone: (714) 692-9596 . Fax: (714) 692-9597
commercial development). As such, a primary purpose of this report is to compare the fiscal impacts of the proposed residential project to the fiscal impacts that would result if the site (i.e., the vacant Kmart building) were re-tenanted with retail uses.
An accurate analysis of fiscal impacts requires careful consideration of the market feasibility of the assumed land uses for each development scenario. Most significantly, the “baseline” projection of sales tax potential for retail reuse of the site’s existing commercial building needs to reflect a realistic understanding of the site’s actual opportunities (or lack of opportunities) for future retail commercial development. This point is particularly important for decisionmakers in that any discussion of foregone sales tax revenues is valid only if it is likely that, in the absence of the proposed rezoning, the site would be re-occupied with commercial uses in the foreseeable future. To the extent that demand for future commercial development on the site is limited, concerns about “lost” fiscal revenues would be less valid.
To ensure “market realistic” land use assumptions for the retail re-tenanting scenario, the FIA draws on the findings of a market study1 completed by TNDG as part of the preparation of the City’s Economic Development Strategy. TNDG’s market demand analysis is not intended to provide a full-blown market feasibility study (such as a developer or investor would require) but provides a basis for the market assumptions necessary for the FIA commercial scenario and to “frame” the overall decision-making process from the City’s perspective.
Executive Summary
This section of the memorandum provides an abbreviated summary of the fiscal impact analysis. The detailed fiscal impact calculations are provided in Appendix A (proposed residential project) and Appendix B (retail re-tenanting scenario).
A. Annually Recurring Impacts to City’s General Fund
Table 1 below provides a summary of projected General Fund revenues and expenditures associated with the two development scenarios considered in this report. As shown on the table, development of the subject site with the proposed residential project would generate a slightly negative fiscal impact to the City’s General Fund of approximately $2,500 per year.
Theoretically, re-tenanting of the existing building with retail uses would generate a significant General Fund surplus to the City of approximately $313,000 per year. As a practical matter, however, market demand for retail reuse of the site is uncertain and could take 10 years or longer to be realized (see additional discussion below). 1 See separate memorandum (“Pinole Economic Development Strategy – Summary of Real Estate Demand Projections”) dated July 18, 2022.
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P.O. Box 489, Yorba Linda, California 92885
Phone: (714) 692-9596 . Fax: (714) 692-9597
Table 1
Summary of Annual Impacts to General Fund
Retail Re-Tenanting Scenario compared to Proposed Residential Project City of Pinole
Retail Proposed
Re-Tenanting Residential
General Fund Revenue/Cost Categories Scenario Project Difference Revenues
Property Tax $28,939 $137,806 $108,866
Property Tax in lieu of VLF 11,178 53,229 42,051
Real Property Documentary Transfer Tax 866 4,125 3,259
State Sales Tax 149,625 35,371 (114,254)
Measure S Sales Tax 149,625 35,371 (114,254)
Utility Franchise Tax 2,350 17,595 15,244
Business License Tax 6,685 0 (6,685)
Utility Users Tax 3,343 25,021 21,679
Fines and Forfeitures 67 498 431
Total Revenues $352,678 $309,015 ($43,663)
Expenditures
Police Department $18,685 $139,868 $121,184
Fire Department 11,845 88,668 76,823
Community Development 824 6,170 5,346
Public Works 6,422 48,071 41,649
Community Services 0 11,654 11,654
General Government (1) 2,191 17,077 14,886
Total Expenditures $39,967 $311,509 $271,542
Net General Fund Fiscal Impact $312,711 ($2,494) ($315,205)
1. Includes City Council, City Manager, City Clerk, City Treasurer, City Attorney, Finance and Human Resources.
Source: TNDG.
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Pinole Vista FIA
July 22, 2022
P.O. Box 489, Yorba Linda, California 92885
Phone: (714) 692-9596 . Fax: (714) 692-9597
B. Feasibility of Retail Re-Tenanting of Existing Kmart Building As part of the firm’s work on the City of Pinole’s Economic Development Strategy, TNDG completed a long-range market demand study for retail, office and industrial land uses. Table 2 on the next page provides an abbreviated summary of the retail demand projections. TNDG’s market study forecasts incremental demand for new retail space citywide based on anticipated population growth in Pinole and the surrounding retail trade area (which is assumed to include the neighboring cities of Hercules, San Pablo and Richmond). The study considers a conservative scenario in which Pinole’s capture rates of local and regional demand are expected to remain at existing levels, and a more aggressive scenario in which Pinole’s capture rates are projected to increase slightly.
Under the conservative demand projections, Pinole could potentially absorb up to 188,000 square feet of new retail space by 2040; under the more aggressive scenario, absorption by 2040 could reach 318,000 square feet. After adjusting these projections to account for the demand that would be absorbed with the proposed expansion of the Pinole Square (Safeway) shopping center2, the remaining demand available in 2040 to support other retail projects in Pinole would be approximately 142,000 square feet under the conservative scenario and approximately 272,000 square feet under the aggressive scenario.
In addition to forecasting demand for the 2040 horizon year, TNDG’s market study also projects demand for the following interim years (as shown on Table 2): 2025, 2027, 2030 and 2035.
Based on these projections, net available demand would not exceed 70,000 square feet (the amount assumed to be needed to support viable reuse of the vacant Kmart building) until sometime between 2030 and 2035. Thus, even under the unrealistic assumption that Pinole Vista would capture 100% of available demand during this time period, re-tenanting of the Kmart building with retail uses could take 10 to 12 years.
Under the more aggressive demand projections, retail reuse of the Kmart building could theoretically happen by 2025. However, TNDG considers the aggressive demand projections to be somewhat speculative; they are primarily provided for “aspirational” purposes in the context of the City’s Economic Development Strategy, but do not necessarily represent the near-term feasibility of a specific development project.
2 The proposed reconfiguration of Pinole Square would result in a net increase of approximately 46,000 square feet of retail and services space.
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P.O. Box 489, Yorba Linda, California 92885
Phone: (714) 692-9596 . Fax: (714) 692-9597
Table 2
Net Demand for Retail Space (CITYWIDE)
City of Pinole
Expressed in Square Feet
2025 2027 2030 2035 2040
CONSERVATIVE SCENARIO
Grocery Stores 16,713 18,780 22,187 29,424 38,416
Other Retail/Services 65,018 73,677 88,083 116,489 150,461 Total 81,731 92,456 110,269 145,913 188,876
Adjusted for new space absorbed by Pinole Square:
Grocery Stores 334 2,401 5,808 13,045 22,037
Other Retail/Services 34,984 43,643 58,049 86,455 120,427 Total 35,318 46,043 63,856 99,500 142,463
AGGRESSIVE
SCENARIO
Grocery Stores 16,713 18,780 22,187 29,424 38,416
Other Retail/Services 130,290 151,218 180,710 230,824 280,323 Total 147,003 169,998 202,896 260,248 318,738
Adjusted for new space absorbed by Pinole Square:
Grocery Stores 334 2,401 5,808 13,045 22,037
Other Retail/Services 100,256 121,184 150,676 200,790 250,289 Total 100,590 123,585 156,483 213,835 272,325
Source: TNDG.
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Pinole Vista FIA
July 22, 2022
P.O. Box 489, Yorba Linda, California 92885
Phone: (714) 692-9596 . Fax: (714) 692-9597
One-time Development Fee Revenues
Table 3 below provides an estimate of the one-time impact fee revenue that would be generated by the proposed residential development project. The project would pay a total of approximately $2.3 million in development impact fees to the City of Pinole. Since the commercial reuse scenario would involve re-tenanting of an existing building it would not generate substantial development impact fees.
Table 3
Summary of Development Impact Fees
Pinole Vista Residential Project
City of Pinole
Total
Development Impact Fee Category Fee
Police $194,104
Fire 248,045
Public Facilities & Equipment 334,719
Wastewater (1) 0
Transportation 65,680
Drainage 14,783
Growth Impact Total $857,331
Parks & Recreation 1,353,844
Subtotal $2,211,175
Administration @3% 66,335
Total $2,277,510
(1) Wastewater impact fee is not collected by City;
project site is within West County Wastewater District.
Source: City of Pinole.
It should be noted that impact fees are generally designed to be cost recovery revenues (i.e., they are intended to directly offset the costs of providing infrastructure required to serve new development). As such, they do not represent a net “benefit” to the City (other than being a means of paying for needed infrastructure).
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Appendix A
Fiscal Impact Calculations
PROPOSED RESIDENTIAL PROJECT
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Table A-1
Summary of Annual Impacts to General Fund
Pinole Kmart Site - RESIDENTIAL DEVELOPMENT SCENARIO (PROPOSED "PINOLE VISTA" PROJECT) City of Pinole
Annual
General Fund Revenue/Cost Categories Amount
Revenues
Property Tax $137,806
Property Tax in lieu of VLF 53,229
Real Property Documentary Transfer Tax 4,125
State Sales Tax 35,371
Measure S Sales Tax 35,371
Utility Franchise Tax 17,595
Business License Tax 0
Utility Users Tax 25,021
Fines and Forfeitures 498
Total Revenues $309,015
Expenditures
Police Department $139,868
Fire Department 88,668
Community Development 6,170
Public Works 48,071
Community Services 11,654
General Government (1) 17,077
Total Expenditures $311,509
Net General Fund Fiscal Impact ($2,494)
1. Includes City Council, City Manager, City Clerk, City Treasurer, City Attorney, Finance and Human Resources.
Center and Neighborhood Center.
Source: TNDG.
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Table A-2
Fiscal Model Input Factors
Pinole Kmart Site - RESIDENTIAL DEVELOPMENT SCENARIO (PROPOSED "PINOLE VISTA" PROJECT) City of Pinole
Total Assessed Occupancy Persons Estimated Assessed
Project Component Dwelling Units Value per Unit Rate Per Household Population Value Multi-family Apartments 223 $336,323 (1) 94% 2.50 524 $75,000,000 (1) Based on construction costs supplied by the applicant.
Source: TNDG.
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Table A-3
General Fund Propery Tax Revenue
Pinole Kmart Site - RESIDENTIAL DEVELOPMENT SCENARIO (PROPOSED "PINOLE VISTA" PROJECT) City of Pinole
Project Assessed Value at Buildout $75,000,000
Total Property Tax @ 1.0% of Assessed Value $750,000
City of Pinole General Fund Share 18.37%
Annual General Fund Revenue $137,806
Source: Contra Costa County Auditor-Controller's Office; TNDG. 1862 of 2177
Table A-4
Projected Property Tax In Lieu of Vehicle License Fees (VLF) Pinole Kmart Site - RESIDENTIAL DEVELOPMENT SCENARIO (PROPOSED "PINOLE VISTA" PROJECT) City of Pinole
Citywide Property Tax In Lieu of VLF, FY 2020-21 $2,006,163 Pinole Assessed Valuation (AV), FY 2020-21 $2,826,702,511 Variable
Incremental Assessed Value from Project1 $75,000,000
Percentage Increase over FY 2020-21 Base 2.7%
New Property Tax In Lieu of VLF $53,229
Source: City of Pinole FY 2021-22 Adopted Budget; Contra Costa County Asessor's Office; TNDG.
Notes: 1. See Tables B-2 and B-3.
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Table A-5
Estimate of Real Property Documentary Transfer Tax
Pinole Kmart Site - RESIDENTIAL DEVELOPMENT SCENARIO (PROPOSED "PINOLE VISTA" PROJECT) City of Pinole
Total Assessed Value $75,000,000
Average Investor Holding Period (years) 10
Average Annual Value Transfer 10.0%
Annualized Value of Property Transferred $7,500,000
City Documentary Transfer Tax Rate 0.055%
Annual City Revenue $4,125
Source: TNDG
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Table A-6
Estimate of Off-Site Taxable Sales and City Sales Tax Revenue Pinole Kmart Site - RESIDENTIAL DEVELOPMENT SCENARIO (PROPOSED "PINOLE VISTA" PROJECT) City of Pinole
Calculation Factor
Occupied Dwelling Units
Market Rate 183
Affordable (80% AMI) units (1) 14
Affordable (50% AMI) units 13
Total 210
Assumed Household Income by Unit Type
Market Rate $104,904
Affordable (80% AMI) units $83,923
Affordable (50% AMI) units $52,452
Aggregate Resident Income $21,054,230
% of Income Spent on Taxable Sales 24.0%
Annual Taxable Spending of Residents $5,053,015
% Captured in City of Pinole 70%
Annual Taxable Sales $3,537,111
Sales Tax Revenue @1% of Taxable Sales $35,371
Measure S Revenue @1% of Taxable Sales $35,371
(1) AMI = Area Median Income
Source: TNDG
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Table A-7
Derivation of Revenue Projection Factors
Pinole Kmart Site - RESIDENTIAL DEVELOPMENT SCENARIO (PROPOSED "PINOLE VISTA" PROJECT) City of Pinole
City of Pinole Population (estimate for 12/31/2021) 19,200 City of Pinole, Employee Population (estimate for 12/31/2021) 8,000 Employee Weighting Factor 0.50
Effective Employee Population 4,000
Citywide
GF Budget Allocation Relevant Per Capita
Budget Category FY 2021/22 Basis1 Population Revenue
Franchise Tax $779,000 R+E 23,200 $33.58
Business License Tax 382,000 E 8,000 47.75
Utillity Users Tax 1,915,000 R+E 23,200 82.54
Fines and Forfeitures 22,050 R+E 23,200 0.95
Sources: State of California, Department of Finance, E-5 Table; Association of Bay Area Governments; 2020 Census; City of Pinole, FY 2021-22 Adopted Budget; TNDG.
Notes: 1. Allocation basis: R - residents; E - employees; R+E - residents plus effective employee population.
GF = General Fund.
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Table A-8
Projected General Fund Revenues
Pinole Kmart Site - RESIDENTIAL DEVELOPMENT SCENARIO (PROPOSED "PINOLE VISTA" PROJECT) City of Pinole
Business Utility Fines and
Variable Franchise Tax License Tax Users Tax Forfeitures Allocation Basis R+E E R+E R+E
Residents 524 N/A 524 524
Onsite Employees - - N/A -
Weighting Factor 0.50 N/A N/A 0.50
Population Equivalent 524 - 524 524
Per Capita Revenue $33.58 $47.75 $47.75 $.95
Total Annual Revenue $17,595 $0 $25,021 $498
Source: TNDG.
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Table A-9
Derivation of Cost Projection Factors
Pinole Kmart Site - RESIDENTIAL DEVELOPMENT SCENARIO (PROPOSED "PINOLE VISTA" PROJECT) City of Pinole
City of Pinole Population (estimate for 12/31/2021) 19,200 City of Pinole, Employee Population (estimate for 12/31/2021) 8,000 Employee Weighting Factor 0.50
Effective Employee Population 4,000
Citywide Less: Net
GF Budget Offsetting GF General Fund Allocation Relevant Per Capita Budget Category FY 2021/22 Revenues Cost Basis1Population Costs Police Department $7,532,437 1,339,796 $6,192,641 R+E 23,200 $266.92 Fire Department 3,925,759 - 3,925,759 R+E 23,200 169.21 Community Development (2) 369,885 96,700 273,185 R+E 23,200 11.78 Public Works 2,128,337 - 2,128,337 R+E 23,200 91.74
Community Services 427,025 - 427,025 R 19,200 22.24
Sources: State of California, Department of Finance, E-5 Table; Association of Bay Area Governments; 2020 Census; City of Pinole, FY 2021-22 Adopted Budget; TNDG.
Notes: 1. Allocation basis: R - residents; R+E - residents plus effective employee population.
2. Includes Planning and Code Enforcement.
GF = General Fund.
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Table A-10
Projected General Fund Costs
Pinole Kmart Site - RESIDENTIAL DEVELOPMENT SCENARIO (PROPOSED "PINOLE VISTA" PROJECT) City of Pinole
Police Fire Community Community
Variable Department Department Development Public Works Services Allocation Basis R+E R+E R+E R+E R
Residents 524 524 524 524 524
Onsite Employees - - - - N/A
Weighting Factor 0.50 0.50 0.50 0.50 N/A
Population Equivalent 524 524 524 524 524
Per Capita Cost $266.92 $169.21 $11.78 $91.74 $22.24
Total Annual Cost $139,868 $88,668 $6,170 $48,071 $11,654 Source: TNDG.
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Table A-11
Projected General Government Costs
Pinole Kmart Site - RESIDENTIAL DEVELOPMENT SCENARIO (PROPOSED "PINOLE VISTA" PROJECT) City of Pinole
2021-22
General Government Categories Annual Budget
City Council $176,609
City Manager 562,708
City Clerk 450,393
City Treasurer 8,693
City Attorney 310,200
Finance 554,891
Human Resources 493,626
Total $2,557,120
All Fund Total $46,947,982
All Funds (non-Gen Gov't) $44,390,862
General Government Functions @ 5.8% of other City costs Source: City of Pinole, FY 2021-22 Adopted Budget; TNDG. 1870 of 2177
Appendix B
Fiscal Impact Calculations
RETAIL RE-TENANTING SCENARIO
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Table B-1
Summary of Annual Impacts to General Fund
Pinole Kmart Site - RETAIL RETENANTING SCENARIO
City of Pinole
Annual
General Fund Revenue/Cost Categories Amount
Revenues
Property Tax $28,939
Property Tax in lieu of VLF 11,178
Real Property Documentary Transfer Tax 866
State Sales Tax 149,625
Measure S Sales Tax 149,625
Utility Franchise Tax 2,350
Business License Tax 6,685
Utility Users Tax 3,343
Fines and Forfeitures 67
Total Revenues $352,678
Expenditures
Police Department $18,685
Fire Department 11,845
Community Development 824
Public Works 6,422
Community Services 0
General Government (1) 2,191
Total Expenditures $39,967
Net General Fund Fiscal Impact $312,711
1. Includes City Council, City Manager, City Clerk, City Treasurer, City Attorney, Finance and Human Resources.
Center and Neighborhood Center.
Source: TNDG.
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Table B-2
Land Use Assumptions for Fiscal Impact Analysis
Pinole Kmart Site - RETAIL RETENANTING SCENARIO
City of Pinole
Taxable Sales
Retail Tenant Types Square Feet Per SF
Restaurant / Fast Food 10,000 $600
Grocery - $200
GAFO 30,000 $325
Services 30,000 $0
Total / Weighted Average 70,000 $225
Total / Weighted Average (retail only) 40,000 $394
Source: The Natelson Dale Group, Inc.
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Table B-3
Fiscal Model Input Factors
Pinole Kmart Site - RETAIL RETENANTING SCENARIO
City of Pinole
Total Assessed Occupancy Square Feet Estimated Taxable
Project Component Square Feet Value per SF Rate Per Employee Jobs Sales Per SF Retail Commercial Space 70,000 $350 95% 500 140 $225
Source: TNDG.
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Table B-4
General Fund Propery Tax Revenue
Pinole Kmart Site - RETAIL RETENANTING SCENARIO
City of Pinole
Project Assessed Value at Buildout $15,750,000
Total Property Tax @ 1.0% of Assessed Value $157,500
City of Pinole General Fund Share 18.37%
Annual General Fund Revenue $28,939
Source: Contra Costa County Auditor-Controller's Office; TNDG. 1875 of 2177
Table B-5
Projected Property Tax In Lieu of Vehicle License Fees (VLF) Pinole Kmart Site - RETAIL RETENANTING SCENARIO
City of Pinole
Citywide Property Tax In Lieu of VLF, FY 2020-21 $2,006,163 Pinole Assessed Valuation (AV), FY 2020-21 $2,826,702,511 Variable
Incremental Assessed Value from Project1 $15,750,000
Percentage Increase over FY 2020-21 Base 0.6%
New Property Tax In Lieu of VLF $11,178
Source: City of Pinole FY 2021-22 Adopted Budget; Contra Costa County Asessor's Office; TNDG.
Notes: 1. See Tables B-3 and B-4.
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Table B-6
Estimate of Real Property Documentary Transfer Tax
Pinole Kmart Site - RETAIL RETENANTING SCENARIO
City of Pinole
Total Assessed Value $15,750,000
Average Investor Holding Period (years) 10
Average Annual Value Transfer 10.0%
Annualized Value of Property Transferred $1,575,000
City Documentary Transfer Tax Rate 0.055%
Annual City Revenue $866
Source: TNDG
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Table B-7
Estimate of On-Site Taxable Sales and City Sales Tax Revenue Pinole Kmart Site - RETAIL RETENANTING SCENARIO
City of Pinole
Calculation Factor
Project Square Feet 70,000
Average Taxable Sales Per SF $225
Occupancy Rate 95%
Annual Taxable Sales $14,962,500
Sales Tax Revenue @1% of Taxable Sales $149,625
Measure S Revenue @1% of Taxable Sales $149,625
Source: TNDG
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Table B-8
Derivation of Revenue Projection Factors
Pinole Kmart Site - RETAIL RETENANTING SCENARIO
City of Pinole
City of Pinole Population (estimate for 12/31/2021) 19,200 City of Pinole, Employee Population (estimate for 12/31/2021) 8,000 Employee Weighting Factor 0.50
Effective Employee Population 4,000
Citywide
GF Budget Allocation Relevant Per Capita
Budget Category FY 2021/22 Basis1 Population Revenue
Franchise Tax $779,000 R+E 23,200 $33.58
Business License Tax 382,000 E 8,000 47.75
Utillity Users Tax 1,915,000 R+E 23,200 82.54
Fines and Forfeitures 22,050 R+E 23,200 0.95
Sources: State of California, Department of Finance, E-5 Table; Association of Bay Area Governments; 2020 Census; City of Pinole, FY 2021-22 Adopted Budget; TNDG.
Notes: 1. Allocation basis: R - residents; E - employees; R+E - residents plus effective employee population.
GF = General Fund.
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Table B-9
Projected General Fund Revenues
Pinole Kmart Site - RETAIL RETENANTING SCENARIO
City of Pinole
Business Utility Fines and
Variable Franchise Tax License Tax Users Tax Forfeitures Allocation Basis R+E E R+E R+E
Residents N/A N/A N/A N/A
Onsite Employees 140 140 140 140
Weighting Factor 0.50 N/A 0.50 0.50
Population Equivalent 70 140 70 70
Per Capita Revenue $33.58 $47.75 $47.75 $.95
Total Annual Revenue $2,350 $6,685 $3,343 $67
Source: TNDG.
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Table B-10
Derivation of Cost Projection Factors
Pinole Kmart Site - RETAIL RETENANTING SCENARIO
City of Pinole
City of Pinole Population (estimate for 12/31/2021) 19,200 City of Pinole, Employee Population (estimate for 12/31/2021) 8,000 Employee Weighting Factor 0.50
Effective Employee Population 4,000
Citywide Less: Net
GF Budget Offsetting GF General Fund Allocation Relevant Per Capita Budget Category FY 2021/22 Revenues Cost Basis1Population Costs Police Department $7,532,437 1,339,796 $6,192,641 R+E 23,200 $266.92 Fire Department 3,925,759 - 3,925,759 R+E 23,200 169.21 Community Development (2) 369,885 96,700 273,185 R+E 23,200 11.78 Public Works 2,128,337 - 2,128,337 R+E 23,200 91.74
Community Services 427,025 - 427,025 R 19,200 22.24
Sources: State of California, Department of Finance, E-5 Table; Association of Bay Area Governments; 2020 Census; City of Pinole, FY 2021-22 Adopted Budget; TNDG.
Notes: 1. Allocation basis: R - residents; R+E - residents plus effective employee population.
2. Includes Planning and Code Enforcement.
GF = General Fund.
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Table B-11
Projected General Fund Costs
Pinole Kmart Site - RETAIL RETENANTING SCENARIO
City of Pinole
Police Fire Community Community
Variable Department Department Development Public Works Services Allocation Basis R+E R+E R+E R+E R
Residents N/A N/A N/A N/A N/A
Onsite Employees 140 140 140 140 N/A
Weighting Factor 0.50 0.50 0.50 0.50 N/A
Population Equivalent 70 70 70 70 N/A
Per Capita Cost $266.92 $169.21 $11.78 $91.74 $22.24
Total Annual Cost $18,685 $11,845 $824 $6,422 $0
Source: TNDG.
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Table B-12
Projected General Government Costs
Pinole Kmart Site - RETAIL RETENANTING SCENARIO
City of Pinole
2021-22
General Government Categories Annual Budget
City Council $176,609
City Manager 562,708
City Clerk 450,393
City Treasurer 8,693
City Attorney 310,200
Finance 554,891
Human Resources 493,626
Total $2,557,120
All Fund Total $46,947,982
All Funds (non-Gen Gov't) $44,390,862
General Government Functions @ 5.8% of other City costs Source: City of Pinole, FY 2021-22 Adopted Budget; TNDG. 1883 of 2177
ATTACHMENT D
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1 July 25, 2022
1 2
3 MINUTES OF THE REGULAR MEETING
4 PINOLE PLANNING COMMISSION
5 6 July 25, 2022
7 8 THIS MEETING WAS HELD IN A HYBRID FORMAT
9 BOTH IN-PERSON AND ZOOM TELECONFERENCE
10 11
12 A. CALL TO ORDER: 7:00 p.m.
13 14 B1. PLEDGE OF ALLEGIANCE
15 16 B2. LAND ACKNOWLEDGEMENT: Before we begin, we would like to acknowledge the 17 Ohlone people, who are the traditional custodians of this land. We pay our respects to 18 the Ohlone elders, past, present and future, who call this place, Ohlone Land, the land 19 that Pinole sits upon, their home. We are proud to continue their tradition of coming 20 together and growing as a community. We thank the Ohlone community for their 21 stewardship and support, and we look forward to strengthening our ties as we continue 22 our relationship of mutual respect and understanding 23 24 B3. ROLL CALL
25 26 Commissioners Present: Banuleos, Benzuly, Menis, Kurrent Vice Chairperson 27 Martinez and Chairperson Moriarty
28 29 Commissioners Absent: None
30 31 Staff Present: Lilly Whalen, Community Development Director 32 David Hanham, Planning Manager
33 Alex Mog, Assistant City Attorney
34 Justin Shiu, Contract Planner
35 36 C. CITIZENS TO BE HEARD
37 38 There were no citizens to be heard.
39 40 D. MEETING MINUTES:
41 42 1. Planning Commission Meeting Minutes from June 27, 2022 43 44 MOTION with a Roll Call vote to approve the Planning Commission Meeting Minutes from 45 June 27, 2022, as shown.
46 47 MOTION: Kurrent SECONDED: Banuelos APPROVED: 5-0-1 48 ABSTAIN: Moriarty
49 50
ATTACHMENT E
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2 July 25, 2022
1 E. PUBLIC HEARINGS:
2 3 1. Design Review DR21-12 Pinole Vista Project
4 5 Request: Consideration of a Design Review request for demolition of the 6 existing vacant Kmart building and the development of a new five7 story residential building containing 223 units, as well as associated 8 site improvements.
9 10 Applicant: Chris Cole, Metrovation, 25 Bridge Avenue, Suite 150, Red Bank, 11 New Jersey, 07701
12 13 Location: 1500 Fitzgerald Drive (APN 426-391-010) 14 15 Planner: David Hanham
16 17 Community Development Director Lilly Whalen provided an extensive PowerPoint 18 presentation which included an overview of the Comprehensive Design Review for the Pinole 19 Vista Apartment Complex located at 1500 Fitzgerald Drive, as detailed in the July 25, 2022 20 staff report.
21 22 Ms. Whalen recommended the Planning Commission adopt Resolution 22-05 23 recommending approval of the Comprehensive Design Review and CEQA Exemption for the 24 Pinole Vista Project located at 1500 Fitzgerald Drive (PL21-0035 & DR21-12), subject to 25 Exhibit A, Conditions of Approval.
26 27 Responding to the Commission, Ms. Whalen, Planning Manager David Hanham and 28 Assistant City Attorney Alex Mog clarified:
29 30 • Residents would access the shopping center from a covered walking path from the 31 apartment building to the western edge of the shopping center. The applicant 32 would be required to fence the project for the purpose of delineating the existing 33 shopping center parking and the apartment complex.
34 35 • A sample of the fence material had been included in the design package with staff 36 to work with the applicant on that design element in association with the Planning 37 Commission Ad Hoc Subcommittee pursuant to Condition 58. Landscaping had 38 been proposed to be planted around the fence and it was anticipated that as the 39 landscaping matured it would surround the fence.
40 41 • As part of the initial rendering an “East Coast Block” design had been proposed but 42 pursuant to the current design renderings, there would be more pop-outs and 43 undulations of the buildings to reduce the massing.
44 45 • The colors chosen for the building were to be clarified by the applicant but staff 46 understood the proposed colors would be used elsewhere in the shopping center as 47 part of future improvements to the center. The original color palette had included 48 more reds, dark browns and oranges with the current color palette consisting of white 49 wash and tans.
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3 July 25, 2022
1 • A sun shade study had not been required for this project. 2 3 • Water and sewer utilities had been determined to be adequate to accommodate the 4 project being proposed with the Engineering Department to review all improvement 5 plans to ensure the site was balanced.
6 7 • The City of Pinole had not adopted an Electric Vehicle (EV) standard for these types 8 of projects but had required the applicant to install all conduit in the parking lot so that 9 when the need arose in the future more EV parking spaces beyond the eight EV 10 parking spaces currently being proposed could be installed. 11 12 • The applicant would be required to comply with C.3 requirements. There would be 13 some bio-retention areas proposed at the front of the property. The Public Works 14 Department had reviewed the plans and determined the proposed bio-retention areas 15 would meet C.3 requirements. There were also additional conditions that when the 16 drainage plans were submitted they would all match what had been proposed. 17 18 • Rooftop access would be through the building only via an elevator taking residents 19 from an individual floor to the rooftop access (with corresponding stairs for fire 20 exiting).
21 22 Commissioner Menis reported he had ex-parté conversations with Pinole resident Peter 23 Murray and Vice Chairperson Martinez related to various concerns with the project. He also 24 took the opportunity to identify minor typographical errors in Exhibit A: Planning Commission 25 Resolution 22-05, Conditions of Approval as follows: Condition 10 (b); Condition 31; and 26 Condition 35; and Condition 81 (b) was a carryover from another project and should be 27 stricken. Condition 85 was missing some text; there was a typographical error in Condition 28 87; with respect to Condition 91, the building should meet certain high-rise standards but staff 29 stated that condition was not needed in this case; and with respect to Condition 113 30 subsection (1), the project was in a residential not a commercial zone. He also found some 31 of the appendices difficult to read given the small print. 32 33 • Although there was no condition requiring solar panels on the top of the roof and only 34 the conduit for solar panels was required, staff reported an agreement had been 35 reached with the applicant to install solar panels when constructing the building. 36 37 Responding to Commissioner Menis, Olivia Ervin, M-Group, Environmental Consultant, 38 provided an overview of the California Environmental Quality Act (CEQA) analysis and 39 clarified the Bay Area Air Quality Management District (BAAQMD) guidelines for review of 40 Greenhouse Gas Emissions (GHGs). She explained that the higher density the lower per 41 capita GHG emissions. Pursuant to the guidelines of the BAAQMD, the project must meet 42 the GHG threshold to be considered to be significant and it had been concluded that the 43 project would have a less than significant impact due to the per capita brightline threshold 44 that fell below the threshold of significance.
45 46 • Attachment F, Fiscal Impact Analysis (FIA) had been funded by the City of Pinole. 47 Staff also clarified as best as possible specific questions related to Table A-10, 48 Projected General Fund Costs, with staff reporting the consultant who had prepared 49 the FIA, The Natelson Dale Group (TNDG), was not present. 1942 of 2177
4 July 25, 2022
1 Specific questions from the Planning Commission on the FIA could be assembled 2 and forwarded to the consultant prior to the City Council’s consideration of the project. 3 4 • The building would have the same orientation as the former Kmart building with 5 the main entrances facing the existing shopping center. The front façade (east 6 elevation) and the parking lot would be changed from its initial orientation of 45- 7 degree parking stalls to 90-degree parking stalls. The benefits of parking at a 45- 8 as opposed to 90-degree parking should be clarified by the applicant. 9 10 Vice Chairperson Martinez reported he had been contacted by the developer to discuss 11 improvements to the project and during those discussions he had requested the use of larger 12 windows, soft rooftop areas, a higher quality of design with the use of balconies and the like. 13 He had also met with Commissioner Menis to discuss the loss of retail at the location as well 14 as potential options to include additional retail.
15 16 • Staff acknowledged recommendations offered by Vice Chairperson Martinez for 17 possible shuttle service from the project to the Richmond Transit Center on I-80 and 18 the Richmond Parkway from 6:00 to 9:00 a.m. and 4:00 to 7:00 p.m. on a constant 19 loop every 30-minutes, Monday through Friday. To set aside $100,000 for the 20 development of a clean walkway on the southern side of the facility behind the former 21 Kmart building and Best Buy buildings for a path for West Contra Costa Unified 22 School District (WCCUSD) students as part of Safe Routes to Schools, with the 23 pathway to connect to Stallion Road located at the end of a cul-de-sac. The 24 WCCUSD had verified the enrollment for nearby schools was low enough to 25 accommodate new students from the project using an open enrollment platform. The 26 WCCUSD and the Public Works Department would work together on how to develop 27 a Safe Routes to Schools pathway.
28 29 • The choice of trees and landscaping would be approved by the Planning Commission 30 Ad Hoc Subcommittee.
31 32 • The solar to be installed would be identified when the building permits were submitted 33 and should be clarified by the applicant.
34 35 • The final plan check would identify the location of Low and Very Low Income units to 36 be distributed throughout the development.
37 38 • Level Two EV parking stalls would be provided.
39 40 • The passive play area was defined as an area absent amenities but room for children 41 to roam and play and could also include stationary activities for children. Condition 42 65 was clarified and could be modified to be more specific as to the play structures 43 desired for the area.
44 45 • The Pinole Fire Department had reviewed the plans and had determined there would 46 be enough clearance for all necessary fire apparatus on both sides of the building. 47 The Pinole Fire Department had a mutual aid agreement with the Hercules-Rodeo 48 Fire Protection District.
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5 July 25, 2022
1 • Whether or not the pandemic had been taken into consideration as part of the FIA 2 conclusions would have to be clarified by the consultant TNDG. 3 4 PUBLIC HEARING OPENED
5 6 Chris Cole, Metrovation, 25 Bridge Avenue, Suite 150, Red Bank, New Jersey, speaking on 7 behalf of Retail Opportunity Investment Corporation (ROIC) California, the owner of the 8 shopping center and Kmart building, explained that Metrovation had been working on the 9 project for about two years. The plan had evolved over the initial submittal with a more 10 articulated building with brighter colors and a safer design. A PowerPoint presentation was 11 provided and included an overview of the former Kmart building which had sat vacant for four 12 years. ROIC proposed a project where the shopping center and the proposed project had 13 synergy and connectivity and acted as a Mixed-Use project with the existing shopping center. 14 15 The project included no variances, exceptions, no waivers and one concession. The building 16 would be 20 feet below that allowed under the Pinole Municipal Code (PMC). It would include 17 market rate and affordable housing and consist of a high-quality aesthetically pleasing 18 building with articulation, Juliet balconies and large windows, along with a secure fence that 19 would be covered in landscaping to allow vegetation to grow and act as a green fence. The 20 site would have gates and cameras to access the building and would reduce the average 21 daily traffic to the site and keep the Level of Service (LOS) along Fitzgerald Drive as it was 22 now. An illuminated crosswalk had been proposed across Fitzgerald Drive to create better 23 connectivity on both sides of the street. Sustainable features would include solar on the roof, 24 covered carports with solar and EV charging stations. The project would offer a net positive 25 revenue to the City of Pinole and was supported by existing tenants who welcomed additional 26 foot traffic.
27 28 Rick Schoebel, Chief Operating Officer (COO), ROIC, continued the PowerPoint 29 presentation which included an overview of ROIC, a real estate investment company that 30 specialized in owning and operating grocery-anchored centers and the revitalization and 31 repositioning of shopping centers up and down the West Coast. ROIC had been attracted to 32 the Pinole Vista Shopping Center due to the grocery component and had acquired the 33 property in 2011. Since the acquisition of the property, ROIC had made façade 34 improvements and Americans with Disabilities Act (ADA) improvements. He also clarified 35 the purchase of the Lucky ground lease and land in 2015, the purchase of the Kmart 36 underlying lease in 2018, and acquisition of the Goodyear building in 2021. ROIC was the 37 majority owner of the Pinole Vista Shopping Center.
38 39 Before and after photographs of improvements made to date were provided and Mr. 40 Schoebel also highlighted the effort to find tenants to occupy the Kmart building but given 41 changes in the marketplace and a lower demand for big box retail the building remained 42 vacant. He also highlighted the fundamental shifts in retail and while it would have been 43 more economically viable to re-tenant the building as-is, that had proven to be unsuccessful 44 leading to alternative uses. Various alternatives for the site had been examined including 45 office, medical, warehouse and residential. The consultants had been engaged to assist in 46 the best project for this setting with residential determined to be the most synergistic with the 47 existing retail.
48 49
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6 July 25, 2022
1 Mr. Cole highlighted the project traits including strengthened neighborhood connections to 2 and across Fitzgerald Drive to retail and walkability to services and transit-oriented 3 development, including a covered bus shelter and a close-to regional transit station. Twenty 4 seven of the units would be affordable. The project would be amenity rich with abundant 5 open spaces, themed courtyards, natural open space, rooftop deck, secured and fenced 6 parking and with sustainable features to include drought-tolerant plantings, rooftop solar, EV 7 car and bicycle charging stations. Additional safety measures would include a fence around 8 the perimeter of the building, security cameras, safety lighting on during the evening, key 9 FOB required to enter the building and property management and maintenance to be on-site 10 daily.
11 12 Isaiah Stackhouse, Principal, Tracthenberg Architects, described the project design which 13 included a State Density Bonus. The project would consist of a five-story, 54-foot 6-inch 14 tall, (below the allowable height limit) 263,862 square-foot 223-unit apartment building on 15 an existing parcel within the Pinole Vista Shopping Center located at 1500 Fitzgerald 16 Drive, with 27 below market rate units. The building would be fully parked with 275 parking 17 spaces, eight more than required; 160 bicycle parking spaces; 82,000 square feet of open 18 space; and over 5,600 square feet of indoor residential amenity rooms that met and 19 exceeded all setback requirements. The project also fully complied with all architectural 20 requirements for height, setbacks, parking and open space without any requests for 21 waivers or architectural variances.
22 23 A high-quality palette with warm earthy materials had been proposed with the use of 24 stucco, metal horizontal siding at the top, a green planted active base with a classic middle 25 base with a highly-articulated façade with bay windows, Juliet balconies, a strong cornice 26 line and a carefully detailed and crafted building designed to stand the test of time. 27 28 The front yard area would consist of two large courtyards and a large rear yard area. 29 Along the new sidewalk system private patios would be included on all ground level units 30 with a rooftop deck on the top floor. The design would be based around two courtyards 31 that opened up and engaged with the existing larger plaza. The leasing office would be 32 situated where one entered the site, there would be a residential café lounge further into 33 the site, a fitness center and club rooms off of the courtyards, three distinct lobbies on the 34 plaza side and another distinct lobby on the west side. New pedestrian sidewalks had 35 been proposed along with a new pedestrian link to connect the new residential to the 36 existing plaza.
37 38 The Level Five plan included an additional community room opening to an outdoor rooftop 39 deck. The typical unit plans would be good sized, furnishable, with the unit mix 39 percent 40 two bedrooms, 44 percent one bedrooms and 16 percent studios. The plans at the ground 41 level were identified and would include private patios. The middle level plans would have 42 bay windows and Juliet balconies and the top floor units would be pulled back a bit to 43 create an articulated top. Renderings of each elevation from all sides were provided along 44 with entry views from Fitzgerald Drive and the pedestrian connection. A covered trellis 45 walkway had been proposed over the pedestrian connection with accented paving and 46 landscaping. Renderings of the sidewalk along the west elevation from the plaza, from 47 the parking field and site sections were also provided. 48 49
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1 Casey McDonald, Project Manager, Adobe Associates, Civil Engineers, highlighted the 2 overall grading and bio-retention areas along Fitzgerald Drive at the main entrance, along 3 the east side in the planter area between the two drive aisles, the south side near the play 4 area and more on the west side. All of the new impervious areas would travel to the new 5 bio-retention areas to allow for infiltration and treatment prior to connecting to the existing 6 storm drain system on-site. There would be fewer impervious surface areas with all of the 7 planter areas and as such there would be less of an impact on the existing storm drain 8 system in addition to having some retention for storm water for all of the areas. 9 10 Don MacNair, MacNair Landscape Architecture, detailed the intent to create a highly 11 aesthetic space with lots of variety, little mono-culture, creation of a number of common 12 spaces and extensive landscape of the parking areas. He identified the City street trees 13 as Golden Rain tree species and other trees species would include Island Oaks. The bio14 retention area would consist of native California sod, a grassy meadow area. Two trees 15 at the entry would be Oklahoma Red Buds, and as they lined the driveways, Acer 16 Armstrong, a red-maple species would offer a vertical element surrounding the entire 17 building. As one entered the parking lot, the first row of trees would include Chinese 18 Pistache, drought tolerant and seedless and in the center would be Chinese Elms, a 19 partially deciduous species. Towards the rear of the property more Island Oaks would be 20 planted at the corners along with Chinese Elms, with the same on the west side of the 21 parking lot along the existing edge.
22 23 The courtyards themselves would include a water feature in the front of each one, with a 24 formal pathway leading to a fire pit circle that would pass through a BBQ area, with 25 Japanese Maples and Crepe Myrtle trees around the fire pit. As one moved to Courtyard 26 B, more lawn, a BBQ area, and a water feature would be provided and was where small 27 play equipment for children could be considered. As one came out of the courtyard and 28 headed south they would cross the parking lot into a passive area that had been designed 29 as a picnic area and a space for children to roam. The intention was not to use lawn but 30 keep the area as natural as possible, and possibly use shrubs along the fence line. The 31 area was intended for children to play and be an enclosed space for parents to sit with 32 their children and play. The remainder of the hillside would remain natural and the existing 33 trees would remain in place.
34 35 Mr. MacNair clarified that staff had reported as part of its PowerPoint presentation a total 36 of 83 trees would be planted, although pursuant to his plans a total of 175 trees would be 37 planted. Overall, 36 existing trees would be removed and of those trees nine were 38 considered to be protected trees. He also clarified that the Italian Stone Pine tree species 39 were not protected trees but were of a size that could count for mitigation and protected 40 tree status. He suggested those trees were not actually Italian Stone Pines but Canary 41 Island Pine trees. He also noted that the plant legend that had been proposed was typical 42 and would be something that would be used to choose plant material for the project and 43 was not necessarily all-inclusive.
44 45 The lighting in the main parking lot was scheduled to be downward facing light, to be Dark 46 Sky compliant, and to be on 20-foot poles. Sidewalk lighting would also have luminaries 47 on 14-foot poles and be in the pedestrian and walkway areas, and a bollard would be 48 primarily in the courtyards and be 42-inches in height. 49 50
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1 The fence would consist of a panel with two sides to be connected with a gap in between 2 called a green screen. A 48-inch tall panel would be used to become an 8-foot by 4-foot 3 panel, designed to have vines grow on them to completely cover the fence. 4 5 Mr. MacNair otherwise understood the push to use California native species but explained 6 that parking lots were historically bad for California native species due to the hot, dry and 7 reflected heat with few parking lots supporting such species. Rather, he had chosen a 8 plant palette that had been proven and had a good look and should survive the long term. 9 In terms of water use, the state maximum allowed water use would be 426,000 gallons 10 per year based on the square footage. With the way the project had been designed, a total 11 of 364,000 gallons of water would be used and the project was well under the maximum 12 allowed water usage, and if lawn, which had also been proposed to be included in the 13 landscape plan was included, he was confident it would not impact the maximum water 14 usage allowed.
15 16 Brian Canepa, Principal, W-Trans, provided an overview of the traffic and circulation 17 including the Traffic Demand Management Plan which included strategies on a ride share 18 program, education, outreach and marketing and a bike share program. He also 19 highlighted the existing retail parking analysis that had concluded the proposed shopping 20 center parking supply significantly exceeded the estimated peak demand of 459 parking 21 spaces by 217 parking stalls.
22 23 Mr. Canepa also clarified whether 45- or 90-degree parking was more efficient would 24 depend. There had been much debate amongst planners and engineers and it depended 25 on the size and shape of the land where oftentimes 45- and 90-degree parking was more 26 efficient based on the footage and where 90-degree parking tended to be more efficient. 27 He also highlighted the traffic analysis with the residential uses to have 877 fewer daily 28 trips compared to the retail uses. The project was also transit-oriented with both WestCAT 29 and AC Transit service within walking distance from the site itself, and given the affordable 30 housing component there would be a fair amount of transit usage in the area. 31 32 Mr. Canepa further highlighted the LOS for existing conditions and a comparison of 33 existing plus the project with no difference in the amount of performance in each of the 34 intersections, with the new project and the intersections to perform within the City’s 35 standards.
36 37 Mr. Cole provided an overview of the economic analysis based on the construction of the 38 223 units where the City would see an increase in business revenues over two years and 39 in the surrounding areas; an increase in revenues in permit and City fees; the creation of 40 hundreds of jobs; state and local taxes; and additional funds in annual property tax 41 revenues to Pinole. A comparison of the sales taxes generated from the former Kmart as 42 compared to the apartment development was also provided. As a result, the net gain for 43 Pinole could be as much as $80,000 on an ongoing basis. 44 45 Mr. Cole also highlighted the sustainability features as part of the project which included 46 transit-oriented development, walking distance to groceries, restaurants and services, 47 drought-tolerant plant material, rooftop solar, bike parking for up to 160 bicycles, new 48 pedestrian crosswalks, electric appliances, approximately 175 to 200 new trees, non49 invasive plant species, on-site stormwater control, new covered bus stops and a low flow 50 irrigation system.
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1 Additional features to be explored included EV charging stations, conduit installed for 2 future expansion, Energy Star appliances, EV bike charging, and solar carport. 3 4 Mr. Cole reported that ten percent of the 275 parking stalls would have conduit, with four 5 EV charging stations to be provided adjacent to the building and with more possible in the 6 future. An agreement had been reached with Tesla to provide 16 charging stations in front 7 of Big 5 and the developer was also working with a solar company to create solar on top 8 of the carports.
9 10 Mr. Cole further highlighted the tenant support for the project with Lucky, the largest tenant 11 being fully supportive of the project along with Saigon 2 and Noah’s Bagels. 12 13 Responding to questions from the Commission, the project team clarified:
14 15 • The building plans had evolved over time. Initially the colors were darker, there 16 were no Juliet balconies, the top floors had not been stepped back as much and 17 the building materials were different with the first floor not offering as much 18 articulation.
19 20 • The new building was intended to ultimately look like one cohesive site. As the 21 residential project came on line the retail building colors would be updated but the 22 landscaping for the center had been done with new plants and irrigation. There 23 were no wholesale plans to redo the entire parking lot, with parking stalls and 24 striping to be redone as needed and on a regular basis to always appear fresh. 25 26 • A crosswalk from the sidewalk traveled directly to the enclosed natural play area 27 and a gate would be installed in front of that area on the main parking lot side 28 where signage could be included to advise motorists of the need to slow down 29 since there were children at play. There were no plans to bring that play area 30 closer to the building. It had been added upon a recommendation from the City to 31 include more play area and was the only viable location in that placing it closer to 32 Fitzgerald Drive would be too close to traffic.
33 34 • The fence would consist of a panel with two sides, connected with a gap in between 35 a green screen with a 48-inch tall panel, to become an 8-foot by 4-foot panel 36 designed to have vines grow on them and intended to be covered completely. The 37 fence would be closed off at the top with the entire property secured but with a 38 request for a pathway at the rear for school access. A gate would be required in 39 that area that could be opened, closed and locked/unlocked during the day. The 40 smaller fence around the enclosed natural play area was intended to create a safe 41 space for children to play and prevent them from entering the driveway. At the top 42 of the play area a slope took off quickly along the southern edge of the play area 43 with a concrete V-ditch collecting runoff to the storm drain, and while children may 44 wander into that area it was intended to be passive. 45 46 • The developer had not reached the level of detail for the permit drawings in relation 47 to the electric appliances proposed for the apartment units, but in general 48 everything within the units would be all-electric appliances. Hot water systems 49 would likely be gas due to cost. All those details had yet to be determined. 1948 of 2177
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1 • Ten percent of the parking under CalGreen must be EV capable with conduit run 2 to it. The developer had already volunteered to install some of the EV charging 3 stations and Tesla EV charging stations had been agreed upon for the plaza. 4 5 • Acknowledged a recommendation for drought-tolerant sod or native grasses rather 6 than lawns for Courtyard 2. New hybrid grasses, which were moderate water 7 users, could be considered but it was not a big area and those details had yet to 8 be determined. Artificial turf could be another option but lawn had been 9 recommended since it was intended to be used as a play area. 10 11 • The units would be ADA compliant with the elevator and all units to meet 12 accessibility requirements.
13 14 • The traditional truck delivery route around the Kmart building would be blocked as 15 part of this development. W-Trans had confirmed through computer analysis the 16 truck paths through the plaza, which had been coordinated with the retailers. 17 18 • Whether the units would have A/C units was another level of detail yet to be worked 19 out but the plan had allowed for that possibility. Either a split system with rooftop 20 condensers that fed down to air handlers within the units or a PTAC system could 21 be considered. That level of detail would be addressed as part of the design 22 development and construction document process.
23 24 John Haveman, Principal, Marin Economic Consulting, speaking to Attachment F, FIA, 25 and in response to the Chair, explained that he had prepared a separate economic report 26 for the applicant. The FIA had been commissioned by the City and he just become aware 27 of that report and could not speak to the statement in the report: The development of the 28 subject site with the proposed residential project would generate a slightly negative fiscal 29 impact to the City’s General Fund in the amount of approximately $2,500 per year. 30 31 Ms. Whalen further clarified in response to the Chair that if the former Kmart building were 32 re-tenanted at full capacity there would be a surplus of approximately $313,000 per year 33 pursuant to TNDG’s calculations, with the caveat the re-tenanting scenario was subject to 34 change and based on potential scenarios with no applicant or plans to re-tenant, and with 35 a 10-year timeframe to realize those revenues.
36 37 • The landscape architect acknowledged the Planning Commission preference for 38 native plant material and opposition to the use of artificial turf. 39 40 • As to Courtyard B, the landscape architect also acknowledged a recommendation 41 for the small lawn area to consider a small play structure accessible to small 42 children.
43 44 Michael Baum, Pinole, commented that the project was a bad idea and emphasized there 45 were reasons to separate residential from commercial uses. There would be an incredible 46 amount of increased traffic in and out of the shopping center and vehicles would be unable 47 to access the intersection without violating the gridlock law of the Motor Vehicle Code. He 48 also suggested there was inadequate access, ingress and egress in and out of the parking 49 lot.
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1 Mr. Baum stated those same concerns had been raised about the absence of a right hand 2 turn lane to westbound I-80 into the Sprouts Center. He also questioned the use of 3 Japanese Maples as a drought-tolerant tree species since the trees grew quite tall and 4 could be a maintenance issue. He also found there were many promises being made that 5 issues would be addressed throughout the process but residents needed specifics now. 6 He noted that the City of Antioch had turned its former Kmart building into a cannabis 7 dispensary but such use was not permitted in the City of Pinole. If people wanted cannabis 8 they had to go to neighboring cities. In this case, nothing would have to do be done to the 9 building if allowed to be a cannabis dispensary, which could provide the City with a great 10 deal of revenue.
11 12 Debbie Long, Pinole, understood the public would be allowed five minutes as opposed to 13 three minutes to speak, to which Assistant City Attorney Mog explained that was a 14 standard period of time for public speakers but the three-minute time was set at the 15 discretion of the Chair in anticipation of high demand as allowed under the Brown Act. 16 17 Ms. Long wanted the best project for the City and suggested there was room for 18 improvement. She suggested for economic development in the City some aspects of 19 commercial development should be retained regardless of the entitlements the applicant 20 had requested such as the Density Bonus Law, which allowed for concessions to 21 development standards. If the standard of allowing the applicant to claim the density 22 bonus was applied to other applicants within the City it may erode Pinole’s retail area 23 without an amendment to the Specific Plan. Pinole would then open itself up to losing a 24 lot of retail space by concessions not by planning, and changing the comprehensive plan. 25 If the City did not explore this opinion, which was shared by other planners, the City would 26 set a precedent for the future.
27 28 Ms. Long noted the shopping center had been built to be the tax base for the City of Pinole, 29 it had gotten the City through the recession in 2008, and was still viable and the tax base 30 should not be lost based upon concessions. She found the project to be too dense while 31 Mixed-Use residential with commercial on the bottom would be a win-win situation for both 32 the developer and the City. She suggested that such an intense high-density residential 33 use would be a safety issue since the Pinole Fire Department did not have a 55-foot ladder 34 truck that could reach a 70-foot high building and currently must borrow a ladder truck 35 from another agency with no guarantee the truck would be available if needed. Residential 36 sprinklers may help control fire but all residents on the top floors, including the rooftop 37 deck with BBQs, could not be evacuated
38 39 Ms. Long added that the traffic along Fitzgerald Drive was not designed for residential use 40 including casual pedestrian, bicycle and recreational use by children. In 2018, a traffic 41 study had been done for Fitzgerald Drive as mandated by the state regarding speed limits 42 and at that time the study had indicated the Council needed to adopt a change in the 43 speed limit for both Fitzgerald Drive and Appian Way from 35 mph to 40 mph since that 44 was more indicative of the speed. The Council had refused because of the topography of 45 the road and the ingress and egress from the shopping centers. It was likely what had 46 changed since that time was that the speed of traffic was faster. 47 48 Ms. Long suggested the Planning Commission needed to fully address pedestrian 49 crosswalks with vehicles traveling on average 40 mph, and in light of a recent fatality in 50 the City with someone in a crosswalk this must be scrutinized more carefully. 1950 of 2177
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1 Ms. Long noted that anyone who used Fitzgerald Drive also knew the only way to make 2 Appian Way upon exiting, as an example from Burger King, was to make a U-turn where 3 Firestone Tires was located, a situation that also needed to be addressed. She suggested 4 either no right turns be allowed out of the shopping center exit or that a right turn lane be 5 considered.
6 7 Ms. Long asked whether or not any of the units would be designed for people with 8 disabilities. She questioned the proposed parking and disputed the economic fiscal 9 analysis but did not have the time to address her concerns. She also hoped the Planning 10 Commission would not make a decision at this time but fully vet the comments from the 11 public and all of the changes that had been brought to the Planning Commission. 12 13 Chairperson Moriarty confirmed the Planning Commission had also been provided with an 14 email from Ms. Long detailing her comments on the conditions of approval. 15 16 Tom Hansen, Business Manager, IBW, Local 302, representing the mechanical crafts in 17 Contra Costa County including plumbers, sprinkler fitters and sheet metal workers, 18 advised the union had a Project Labor Agreement (PLA) with the developer for the project 19 to bring middle class jobs, apprenticeship opportunities and local workers to the project. 20 The project would bring a walkable/livable community to the City of Pinole. The retail was 21 already in place and it would be a good project with local workers and be sustainable over 22 the long term.
23 24 Peter Murray, Pinole, suggested there were too many questions unanswered leading him 25 to question how the Planning Commission could move forward with the project. He also 26 found there was a misunderstanding about the use and the reprogramming of the site. 27 Based on conversations he had in 2018, the development group had asked the Planning 28 Department about the use on the site, which was the time a change had been made to 29 the Specific Plan. He questioned the figures in the FIA and had calculated different figures 30 than shown in the report. If the project were to move forward it should have a net zero 31 impact on the City.
32 33 Mr. Murray added that concessions were being made to allow the development itself with 34 nothing in the land use to suggest those concessions overlapped and there could be a 35 serious issue as they moved forward and as more information was provided, which should 36 be considered if the project were to be challenged. He also agreed with the concerns 37 about parking, and suggested this was the beginning of the end of the shopping center. 38 He was surprised the developer owned the majority of the shopping center and hoped the 39 Planning Commission would consider the final outcome because if the project were 40 allowed to proceed it could set a precedent for other applicants. 41 42 Marshall Lowery, Pinole, stated he resided south of the proposed development and 43 expressed concern with the volume of foot traffic that could come up towards Mitchell Way 44 where he resided. He also had concerns with the traffic on Fitzgerald Drive and disagreed 45 that the volume of traffic would be less than when Kmart had been open. Kmart had been 46 closed for the past four years, yet during the holiday season the Fitzgerald Drive/Appian 47 Way Corridor had been backed up to Best Buy and he questioned how the traffic could be 48 remediated with just traffic signals and other steps. He suggested the project density was 49 not a good idea and should be revisited.
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1 RESPONSE:
2 3 Mr. Cole thanked the members of the public for their comments. He emphasized the 4 developer had been working with the community and had held community meetings. In 5 terms of the traffic, studies had been done, the LOS would be reduced and there would 6 be less traffic with a residential use versus a retail use. As to the financial impacts, the 7 developer was not required to provide a financial impact report but a report had been 8 provided and it was up to the City to make that evaluation. The developer was of the 9 opinion the project would be a net positive with new people in Pinole and a new use of the 10 building.
11 12 PUBLIC HEARING CLOSED
13 14 Chairperson Moriarty reminded Planning Commissioners that the Planning Commission 15 would be making a recommendation to the City Council and she urged Planning 16 Commissioners to identify any concerns that would be forwarded to the City Council. 17 18 Commissioner Kurrent was excited about the project. He spoke to the loss of retail and 19 intermix of retail and residential but he found the handwriting was on the wall that shopping 20 centers were on their way out. The mix of residential and commercial would be a positive 21 with the future residents walking to the retail and there were many examples of a mix of 22 residential and commercial uses in the Bay Area prior to the advent of shopping centers. 23 There were also examples in neighboring cities where retail had been removed to build 24 residential. In 2010, the General Plan included a residential overlay in the Appian 80 25 Shopping Center, with the thought it would be a good place to mix retail and residential. 26 The new Pinole Square did not want residential but now they had the opportunity to 27 achieve that idea. The applicant had also stated they had tried to bring new retail to the 28 former Kmart building without success and suggested they had to put that idea aside and 29 had merged retail and commercial, which made sense.
30 31 Commissioner Kurrent agreed a pathway for students to walk to school should be pursued 32 and there were opportunities that should be evaluated more thoroughly. In terms of the 33 traffic, anytime there was rush hour traffic and students going to school there would be 34 problems and they would have to work things out and people may have to learn when to 35 shop to avoid the peak traffic periods. He agreed the occupants in the development would 36 likely walk to the nearby retail and was very much in support of the project and found it to 37 be well designed with the future occupants to really enjoy living in Pinole. He supported 38 a favorable recommendation to the City Council for the approval of the project. 39 40 Commissioner Menis asked the Assistant City Attorney to clarify the State Density Bonus 41 as it applied to this project.
42 43 Mr. Mog explained that the concessions had been defined in the Density Bonus Law and 44 as stated in the staff report: The State Density Bonus law provides special multiple 45 incentives to projects that include affordable housing units. First, projects that provide 46 affordable units are entitled to “bonus units” that allow the project to include more units 47 than would otherwise be allowed by a city’s adopted density requirements. The greater 48 the percentage of affordable units in the project, the greater the percentage bonus a 49 project is entitled to receive, with the specific percentages established by state law. 50 1952 of 2177
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1 In addition to a density bonus, the State Density Bonus law provides projects with 2 “concessions.” An applicant may use a concession to reduce or eliminate any specific site 3 development standards, zoning code requirements or architectural design requirements. 4 An applicant is entitled to between 1-4 concessions based on the percentage of affordable 5 units in the project. In addition, projects are automatically entitled to reduced parking 6 requirements even without the use of any concession. Finally, density bonus projects are 7 also entitled to “waivers.” An applicant may use a waiver to reduce or eliminate any 8 standard that would physically prevent the project from being built at the density allowed 9 (with the density bonus units included).
10 11 In addition to the Density Bonus Law, the Housing Accountability Act prohibits a city from 12 denying, or reducing the density of, any project that complies with all of the City’s adopted 13 objective standards. Conditions imposed on the project must not make the project 14 infeasible. Under state law, a project complies with an adopted objective standard if that 15 standard has been reduced or eliminated pursuant to the Density Bonus Law. The City 16 may only deny the use of a concession or waiver under the Density Bonus Law or deny 17 or reduce the density of a project that complies with all adopted objective standards if the 18 City can make very specific and narrow findings that the project would cause a “specific, 19 adverse impact upon the public health or safety” that cannot be mitigated. A “specific, 20 adverse impact” is defined under state law as “a significant, quantifiable, direct, and 21 unavoidable impact, based on objective, identified written public health or safety 22 standards, policies, or conditions as they existed on the date the application was deemed 23 complete.
24 25 Commissioner Menis referenced Attachment F, the FIA, and the information contained 26 therein specifically Section B, Feasibility of Retail Re-Tenanting of Existing Kmart Building. 27 He found there was reliance on optimistic projections to reach the values shown. 28 Specifically, speaking to the information shown in Table A-11, Projected General 29 Government Costs, he questioned the Police Department costs for a fully occupied retail. 30 He also referenced the applicant’s unsuccessful efforts to retain new retail for the former 31 Kmart building for a number of reasons and commented in terms of Section B, Feasibility 32 of Retail Re-Tenanting of Existing Kmart Building of the FIA, questioned how feasible it 33 would be to actually have re-tenanting done.
34 35 Commissioner Menis questioned whether or not the projections in the FIA should include 36 customers as part of the cost base for assigning cost basis for police and fire and other 37 subcategories, otherwise it may be slanted negatively on residences. He questioned how 38 realistic Section B, Feasibility of Retail Re-Tenanting of Existing Kmart Building was given 39 the applicant’s failure to gain a new tenant over a multi-year period. 40 41 Mr. Mog clarified what was before the Planning Commission was design review and not a 42 use permit as to whether this was a good use. He read into the record the section of the 43 PMC related to design review and reiterated that the Planning Commission was looking 44 at the design and layout of the project and had been asked to make a recommendation 45 on that information and to possibly consider modifications to the conditions of approval. 46 The studies included in the various attachments had been provided for informational 47 purposes but not for the basis of the Planning Commission’s recommendation to the City 48 Council.
49 50
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1 Commissioner Menis asked if the design was to create a negative economic impact to the 2 City of Pinole, whether the Planning Commission may consider that and Mr. Mog 3 reiterated a use permit was not before the Planning Commission. If there were economic 4 impacts due to design elements such as a discussion about right turns in and out of the 5 parking lot which could cause circulation problems, as an example, those types of issues 6 could be addressed as part of the Planning Commission’s consideration. The consultant 7 for the FIA was not present and possibly could be contacted to provide additional 8 information that may be desired.
9 10 Commissioner Menis understood the fiscal impact could not be a determinative factor but 11 understood it could be discussed as part of the Planning Commission’s recommendation. 12 13 Mr. Mog reiterated the recommendation from the Planning Commission to the City Council 14 would be on the design and layout of the comprehensive design review pursuant to the 15 regulations of the PMC.
16 17 Commissioner Banuelos found the issue to be complex and disagreed with the guidance 18 provided by the Assistant City Attorney. He suggested the additional reports should not 19 have been provided to the Planning Commission and should just have been provided to 20 the City Council. In his opinion, there were economic impacts due to the design elements 21 due to the ramifications involved and while he understood the direction being provided by 22 the Assistant City Attorney, this was the first time where money and certain building types 23 would have economic ramifications. He again disagreed with the opinion being offered by 24 the Assistant City Attorney on what the Planning Commission may evaluate. 25 26 Chairperson Moriarty agreed this specific discussion was important and should continue 27 to allow citizens to hash out the issues, but it would also be heard at the City Council level. 28 She acknowledged that the recommendation from the Planning Commission to the City 29 Council must be based on design review and then the Commission could include any 30 concerns that may be outside of that recommendation. 31 32 Mr. Mog confirmed that additional concerns could be forwarded with any recommendation 33 to the City Council.
34 35 Commissioner Menis otherwise asked for the following modifications to the Conditions of 36 Approval, as shown in Exhibit A of Attachment A, as follows:
37 38 • Condition 81, remove subsection (b) and remove the condition from 39 subsequent conditions of approval.
40 41 • Condition 85 was incomplete and should be clarified. 42 43 • Condition 87, subsections (a) and (b), questioned why commercial and 44 industrial buildings had been flagged in the condition. 45 46 • Condition 113, (1), asked whether or not Saturday work would be allowed with 47 staff clarifying the project was located in a commercial zone where Saturday 48 work was allowed.
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1 Commissioner Menis also asked that the larger of the two lawns located in Courtyard 2 be 2 not just straight water thirsty grass but less water thirsty material such as hybrid grass that 3 could still be used as a play area.
4 5 Commissioner Banuelos commented that as part of his day job he saw similar projects in 6 places where streets were busier than in Pinole, which had some of the same issues. He 7 questioned if an illuminated crosswalk was included across Fitzgerald Drive to create better 8 connectivity on both sides of the street, as the applicant had described, how it could be done 9 absent a signal given the need for safety considerations. He also recognized the state 10 was facing a massive housing shortage, had taken much of the power out of the hands of 11 local municipalities and had given developers incentives to build such projects. 12 13 Commissioner Banuelos recognized the building could have been taller but the applicant 14 had decided not to go so high and it could have been worse and that should be kept in 15 mind when considering what to recommend to the City Council. He would rather see a 16 thriving development than a vacant building and he accepted the applicant’s statement 17 they had done all they could to find a tenant to lease the space. Rather than have a vacant 18 building and end up with a vacant center like Hilltop Mall in the City of Richmond, the City 19 had to have an open mind to mixed use development. He also recognized if retail were 20 to falter, the property owner had to think out of the box as well. Mixed use development 21 had been discussed for years in Pinole and the City was now getting the projects that had 22 been expected years ago. While there had been economic challenges along the way and 23 with the state housing challenges and legislation limiting local jurisdictions, the City had to 24 consider what was before it right or wrong.
25 26 Commissioner Banuelos commented in terms of the project many Commissioners had 27 seen the project at its earlier stages. He found the applicant had responded to the input 28 provided during earlier discussions, with articulation offering a sophisticated project better 29 than similar projects in other communities. He agreed there would always be concerns 30 with traffic, some of which had nothing to do with the subject project, but there would be 31 transit provided. With respect to the actual land use, he found the applicant had taken 32 many concerns into account via the courtyards and green fencing, which were things that 33 would make the project successful.
34 35 Commissioner Banuelos agreed the project was different contextually since it was larger 36 in size but it would be fairly similar to other developments in Pinole that had been approved 37 or were anticipated. He suggested the City would benefit from the mix of uses, he could 38 foresee residents of the building walk to the nearby retail uses and suggested the project 39 would be successful in many ways in terms of architecture and land use. He 40 acknowledged there were many issues that would have to be considered by the City 41 Council but he supported the project that would benefit the City and he recognized that 42 change would happen whether they liked it or not.
43 44 Commissioner Benzuly agreed with the comments related to the nature, use and change 45 of retail spaces over time and the move from big box retailers and finding ways to re-use 46 those spaces. He found the project was a good use of the space and a way to reuse 47 space that had sat vacant for years. He would like to see the grass/lawn area remain in 48 Courtyard 2 since he saw the development as a residential island in a sea of commercial 49 uses, and a more natural grass lawn should be retained as much as possible given the 50 limited amenities for the tenants to utilize.
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1 Commissioner Benzuly also wanted to see the children’s play area at the southern border 2 be expanded to allow for children to congregate and play. He urged the City Council to 3 consider the nature of the retail space and what could be done in the future in terms of 4 economic impacts before a final decision was made.
5 6 Vice Chairperson Martinez supported the project and was excited about the investment 7 into the community. He recognized the property owner had carrying costs related to the 8 vacant building and had tried to aggressively market the building to potential retail tenants 9 but to no avail. He did not want to see the City’s retail centers become ghost towns and 10 supported investment into the community bringing in union jobs and increased sales tax 11 revenues.
12 13 Vice Chairperson Martinez reiterated a recommendation as part of Safe Routes to School 14 that the City set aside $100,000 to build a pathway around the southern border connecting 15 to Stallion Street to ensure students could safely reach the neighboring schools within the 16 WCCUSD.
17 18 Chairperson Moriarty clarified Commissioner Menis’ recommendation for the greenspace 19 in Courtyard 2 to be green space but not lawn and be a space that children could play on, 20 although the preference of the majority of the Commission was that the area consist of 21 lawn and green space regardless.
22 23 Chairperson Moriarty asked that the City Council consider the movement of pedestrians 24 and bicycles on Fitzgerald Drive which was an incredibly dangerous road. She also 25 wanted the City Council to see how that fit into the Bike | Pedestrian Plan in terms of what 26 the developer planned for public transportation and getting new covers over the bus stops. 27 She asked for consideration of some type of transportation during high peak traffic hours 28 to the transit center, such as a shuttle service, and suggested that having residential closer 29 to retail made sense. While she realized that change would be challenging, she found the 30 applicant and developer had been responsive to ideas. 31 32 Chairperson Moriarty otherwise spoke to Condition 3 and clarified with staff that the 33 reference to “unfinished work” would include work to the crosswalks and permanent 34 fencing as examples; Condition 12 should be modified to reflect the specific approved 35 routes for hauling activities; Condition 85 should be amended to reflect that each individual 36 unit would be equipped with smoke and carbon monoxide (Co2) detectors; and Condition 37 101 should also be modified to include a requirement to survey the roadway prior to 38 construction and issue a bond to cover any repairs needed post-construction. 39 40 Mr. Hanham clarified that Condition 7 read: PERMITS, BONDS, AND INSURANCE – The 41 applicant shall obtain an encroachment permit, posting the required bonds and insurance, 42 for all work to be done in the City’s right-of-way. This encroachment permit shall be 43 obtained prior to the issuance of a building permit and prior to any work being done in the 44 City’s right-of-way.
45 46 Mr. Mog stated the Planning Commission could recommend a condition be added to 47 require a survey of the roadway prior to construction and issue a bond to cover any repairs 48 needed post-construction, with staff to provide the City Council with further analysis of any 49 limitations.
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1 Chairperson Moriarty suggested that condition should be forwarded to the City Council as 2 well as the recommendation for funds to be set aside for a pathway to be provided behind 3 the project for school children; the lawn area in Courtyard 2 to be reviewed by the Planning 4 Commission Ad Hoc Subcommittee; and the City Council to explore the possibility of a 5 signalized crosswalk with either a flashing yellow, red or green light for the safety of 6 pedestrians walking across the street.
7 8 Ms. Whalen reported a site visit had been conducted with the Public Works Director and 9 there had been discussion about the possibility of additional signals given concerns with 10 the proximity of other signals along Fitzgerald Drive, but all options would be presented to 11 the City Council.
12 13 Commissioner Menis referenced Conditions 20, 117, 118 and 119 with none of the 14 conditions having called out the sidewalk and curb conditions related to the final conditions 15 of roads, and the Chair pointed out that would be highlighted as a concern for the City 16 Council to consider.
17 18 Ms. Whalen added the applicant’s landscape architect had stated as part of their 19 presentation there would be nine protected trees on-site to be removed. The staff report 20 had indicated only three trees would be removed with a condition requiring enhanced 21 larger boxed trees to replace those protected trees and the condition would have to be 22 modified accordingly to reflect the true number of protected trees to be removed. 23 24 Ms. Whalen summarized the direction from the Planning Commission as follows:
25 26 • Condition 85 to be updated to reflect the inclusion of smoke and Co2 detectors in 27 each individual unit;
28 29 • Staff to look into the request for a survey of the roadway prior to construction and 30 issue a bond to cover any repairs needed post-construction; 31 32 • Staff to look into the Safe Routes to Schools funding for a pathway behind the 33 project site and work with the applicant on designs for fencing; 34 35 • Staff to look at the possibility of enhanced safety at the crosswalk area and bring 36 forward to the City Council the most aggressive safety improvements possible; 37 38 • Staff to update the number of protected trees (9); 39 40 • Condition 3 to be reviewed by staff to clarify that “unfinished work” would include 41 all unfinished work to the crosswalks and permanent fencing as examples; 42 43 • Condition 12 to be modified to include the specific routes for material hauling; 44 45 • The children’s play area to be enhanced, as discussed; 46 47 • Condition 81 subsection (b) to be eliminated; and 48 1957 of 2177
19 July 25, 2022
1 • Condition 87 amended to eliminate the reference to commercial and industrial 2 uses.
3 4 MOTION by a Roll Call vote to extend the Planning Commission meeting to 11:15 p.m. 5 6 MOTION: Banuelos SECONDED: Benzuly APPROVED: 6-0
7 8 MOTION by a Roll Call vote to adopt Resolution 22-05, Recommending Approval of the 9 Comprehensive Design Review and CEQA Exemption for the Pinole Vista Shopping Center 10 at 1500 Fitzgerald Drive (PL21-0035 & DR21-12), with Exhibit A: Conditions of Approval, as 11 modified and subject to the list of concerns as discussed to be dealt with by the City Council, 12 as summarized by staff.
13 14 MOTION: Banuelos SECONDED: Martinez APPROVED: 6-0 15 16
17 18 F. OLD BUSINESS: None
19 20 G. NEW BUSINESS: None
21 22 H. CITY PLANNER’S / COMMISSIONERS’ REPORT
23 24 Mr. Hanham reported staff was continuing to work on Pinole Shores II and on parklet 25 regulations.
26 27 Ms. Whalen reported the draft of the Economic Development Strategy was available on the 28 Economic Development page of the City website with a link to a recent community workshop 29 and survey.
30 31 Commissioner Kurrent reported the Valero Gas Station on Appian Way had been demolished 32 and asked whether it was part of a permit to redesign the gas station for a convenience store. 33 He also referenced the former Toys R’ Us which was undergoing major construction and 34 asked the status of that construction.
35 36 Mr. Hanham reported the work at the Valero Gas Station had been based on a prior Planning 37 Commission approval.
38 39 Contract Planner Justin Shiu reported Toys R’ Us had a building permit issued for the 40 demolition and the plan was to split the space into two spaces, one for HomeGoods and the 41 other for a currently unknown tenant.
42 43 Commissioner Menis reported the Land Use Planning for Pinole website remained up with a 44 deadline of July 29, 2022 to participate in the survey. 45 46 Chairperson Moriarty requested the meeting adjourn in honor of Simon Wong, a former long47 term Planning Commissioner who had recently retired. 48 49 I. COMMUNICATIONS: None
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1 J. NEXT MEETING
2 3 The next meeting of the Planning Commission to be a Regular Meeting scheduled for 4 August 8, 2022 at 7:00 p.m.
5 6 K. ADJOURNMENT: 11:08 p.m. In Honor of Simon Wong.
7 8 Transcribed by:
9 10
11 Sherri D. Lewis
12 Transcriber
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ATTACHMENT F
1960 of 2177
1961 of 2177
P.O. Box 489, Yorba Linda, California 92885
Phone: (714) 692-9596 . Fax: (714) 692-9597
M E M O R A N D U M
TO: Lilly Whalen
Community Development Director
City of Pinole
DATE: October 3, 2022
FROM: Roger Dale
Managing Principal
The Natelson Dale Group, Inc. (TNDG)
FILE: #4167
SUBJECT: Fiscal Impact Analysis (FIA) –
Proposed Pinole Vista Residential Project
Introduction
This memorandum1 summarizes a fiscal impact analysis (FIA) completed by The Natelson Dale Group, Inc. (TNDG) for the proposed Pinole Vista residential development project. In particular, the analysis focuses on annually recurring revenue and cost impacts to the City’s General Fund.
Consistent with the City’s request, TNDG’s analysis compares the fiscal impacts for the proposed project to the impacts that would result if existing structure on the project site (a vacant Kmart building) were re-tenanted with retail commercial uses.
Description of Proposed Project
The project applicant proposes to redevelop of a portion of the existing Pinole Vista shopping center. The project would involve demolition of the vacant Kmart building at 1500 Fitzgerald Drive and redevelopment of the site with 223 rental apartment units. The breakdown of the apartments by affordability level would be as follows:
• 196 market-rate units
• 14 units affordable to households with 80 percent of Area Median Income (AMI) • 13 units affordable to households with 50 percent of AMI As a point of comparison, the FIA also calculates the fiscal impacts which would result under a hypothetical project in which the existing Kmart building would be re-tenanted with 70,000 square feet of commercial uses. For purposes of the FIA, the assumed tenant mix for the commercial project would be as follows:
• 10,000 square feet of restaurant/fast food space
• 30,000 square feet of other retail space
• 30,000 square feet of services space
1 This memorandum reflects revisions to TNDG’s earlier memo (dated July 22, 2022) based on comments provided during the July 25, 2022 Planning Commission hearing for the proposed project.
ATTACHMENT G
1962 of 2177
Pinole Vista FIA
October 3, 2022