SCA understands the value of operating quickly and efficiently, as is expected to complete a successful project in this marketplace. City of Pinole’s projects are unique in size and complexity but demands a team that is attentive to details to reach critical construction deadlines. Personnel working on such projects at SCA will be available via phone or email to immediately address concerns or provide additional clarification of code concerns to applicants or City of Pinole staff.
Commitment to providing additional technical support when needed often keeps projects on deadlines and under budget.
Commitment to Quality Service
SCA’s continued growth is attributed to our sound client relationships and demonstrated value in providing contract services, to municipalities of all sizes. We have enjoyed successful partnerships with numerous jurisdictions throughout California, as well as other states, and we welcome the opportunity to partner with the City of Pinole. We are proud of the superior level of assistance provided to our clients, and we are confident in our overall company structure to commit to the services outlined – responsiveness, on-time delivery, local staff members, and superior code knowledge.
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Shums Coda Associates
City of Pinole
Plan Check and On-Call Staffing Services
30 E. Cost, Rate and Service Structure
Building Plan Check Fees
Fees for comprehensive plan reviews, performed at SCA offices, will be equal to sixty- five percent (65%) of the plan review fees as calculated per the jurisdiction. The City will provide SCA with jurisdiction plan review fees (project-by-project) for use in calculating SCA’s fees. In return, invoicing will be done on a monthly basis with detailed description of each project.
As indicated in the previous turnaround table, SCA anticipates that almost all reviews will be approved within the third review cycle, which would include a meeting to discuss extensive second review concerns prior to the third submittal to the City of Pinole. This is included in our percentagebased fee for each project.
Extensive plan reviews (longer third reviews or more) may be required to be charged on an hourly rate shown on the next page, when significant revisions occur in the design between the first to third review submittal. The hourly rate may also be applied when the applicant does not provide an expected effort to resolve code concerns between submittals (despite conversations that happen after the second review comments are generated). Further, smaller projects that take one or more reviews may also be charged at an hourly rate when agreed upon with the Chief Building Official; specifically, when the over-the-counter reviews are sent to the SCA offices for review, as the collected fees do not typically cover time needed for the approval of the project (even with redlines to approve). Pre-application, pre-construction, or additional meeting attendance that is necessary for unusual or complex projects may also be charged at the same hourly rate schedule.
If an expedited plan review is requested, the turn-around time can be as quick as a single day, but these types of review schedules are typically determined based on the complexity of the project and the availability of SCA staff to complete the review. Fees for expedited reviews will be
1.5 times the cost of a standard review.
If plan review staff is required to provide support in City’s offices, they will be charged hourly per the hourly rates.
Building Inspection Services and Fees
SCA will provide qualified ICC Certified building inspectors as needed to the City, within the next day, if requested by noon on the previous business day. Any inspector sent to the City will need to be interviewed and/or accepted by the Building Department staff prior to their commencement of inspections on behalf of the jurisdiction, as we want our staff to be appropriately qualified for and clear of City of Pinole’s expectations. Our inspection staff will be expected to input each day’s inspection results within the City’s permit software at the end of daily inspections. SCA inspectors will be available to answer questions by phone or email from contractors and homeowners regarding correction items and are available to attend pre-construction meetings as needed.
The building inspection fees will be based on an hourly rate found on the next page, with final rates for each inspector being based on certifications and experience, that will assist in determining agreed upon rates per the table. We provide ranges on inspection services to reflect options related to number of certificates and level of experience provided to the City. 258 of 1216
Shums Coda Associates
City of Pinole
Plan Check and On-Call Staffing Services
31 E. Cost, Rate and Service Structure
Hourly Rates
Inspection invoices will be submitted to the jurisdiction on a monthly basis (with the building plan review fees for the same previous month) and be based on hourly rates described below.
Fees for Inspection Services, Plans Examiners (outside of percentage-based fees), and Permit Technicians shall be billed at the following hourly rates:
Job Title Hourly Rate
In-House Plan Review $135
In-House Code Training $150
Code Enforcement $140
Principal $150
Senior Plan Review Engineer/Architect (comm., industrial & multi-fam.) $135 Plan Review Engineer/Architect (small comm./residential) $125 Senior Fire Protection Engineer/Fire Inspector $205 - $290 Fire Protection Engineer/Fire Inspector $190 - $205
Fire Plan Review (ICC certified, but non-FPE’s) $150
Permit Technician $65 - $85
Clerical Support $55 - $65
CASp Specialist – Plan Review $300
CASp Specialist – Inspection $350
CASp Specialist - Report TBD
Acting Supervisor of Inspectors (I.O.R.)** $125-$140
Senior Inspector** $110 - $125
Inspector II** $100 - $110
Inspector I** $90 - $100
Inspector in Training $60-$90
Overtime will not be charged for any plan review services, but SCA does reserve the right to negotiate additional fees for major re-designs or consistently incomplete responses to initial plan review comments (as agreed upon mutually with the jurisdiction). Inspection overtime services will be charged at 150% of the standard hourly rates (as agreed upon mutually with the jurisdiction).
** Hours for inspections in excess of 8 hours (per day) will be billed as overtime at the rate shown above.
When inspection overtime is requested, on days when inspector has not already performed inspections on the site (i.e., weekends, holidays, etc.), inspection overtime services will be provided in 4-hour minimum segments.
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Shums Coda Associates
City of Pinole
Plan Check and On-Call Staffing Services
32 F. Required Statements/Documents
1. SCA does not have any actual, apparent, direct or indirect, or potential conflicts of interest that may exist with respect to the firm, management, or employees of the firm relative to the services to be provided under the Agreement.
2. SCA has the ability and agrees to fulfill the indemnification and insurance requirements contained in the sample contract provided.
3. Nothing contained in the submitted proposal will be proprietary.
4. SCA acknowledges and understands that all documents submitted to the City in connection with the proposal are subject to the California Public Records Act and may be disclosed without notice to the Consultant.
5. SCA does not have any proposed expections, alternation s or amendamenst to the Scope of Services or other requirements of the RFP, including the Sample Contract (Attachment B).
6. SCA does not have any pending bankruptcies, liens, stop payment notices, judgments, lawsuits, arbitrations, mediations, foreclosures, or any similar actions filed or resolved in the past seven years. SCA has never had a client terminated a contract for breach. 260 of 1216
Sacramento
Santa Clara
Long Beach
San Ramon
PROPOSAL TO PROVIDE
City of
Pinole
Todd Bailey, PE, LEED AP, CASp, MBA
Principal-in-Charge
[email protected]
October 25, 2022
Plan Check and On-Call
Staffing Services
EXHIBIT E
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CITY OF PINOLE | PLAN CHECK AND ON-CALL STAFFING SERVICES
PROPOSAL TO PROVIDE
Plan Check and On-Call
Staffing Services
October 25, 2022
PRESENTED TO:
City of Pinole
Community Development Department
Attn: Lilly Whalen, Director
Email: [email protected]
2131 Pear Street
Pinole, California 94965
CONTACT INFORMATION:
Todd Bailey, PE, LEED AP, CASp, MBA
Principal & Project Manager
Tel: 925-866-2633
Email: [email protected]
TRB and Associates, Inc.
3180 Crow Canyon Place, Suite 216
San Ramon, CA 94583
Tel: 925-866-2633
www.trbplus.com
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CITY OF PINOLE | PLAN CHECK AND ON-CALL STAFFING SERVICES A1 section a. TABLE OF CONTENTS
Section A | Table of Contents ………………………………… A1
Section B | Cover Letter …………………………………..….. B1
Section C | Experience, Qualifications and References………… C1
Section D | Services Understanding…………………………… D1
Section E Cost, Rate and Service Structure ……………….... E1
Section F | Required Statements / Documents ……………..... F1
Section G
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Corporate Office Silicon Valley Office Sacramento Office Southern California Office 3180 Crow Canyon Place, Suite 216 1265 El Camino Real, Suite 209 1900 Point West way, Suite 261 4182 N Viking Way, Suite 204 San Ramon, CA 94583 Santa Clara, CA 95050 Sacramento, CA 95815 Long Beach, CA 90808 Tel: 925.866.2633 Tel: 408.642.1068 Tel: 916.384.0900 Tel: 562.566.4144
COVER LETTER
section b.
B-1
October 25, 2022
City of Pinole | Community Development Department
Lilly Whalen, Community Development Director
SUBJECT: TRB and Associates Proposal to Provide Plan Check and On-Call Staffing Services Dear Ms. Whalen,
TRB and Associates, Inc. (TRB) is pleased to submit this Proposal to Provide Plan Check and On-Call Staffing Services to the City of Pinole for consideration. We have reviewed the contents of the City’s RFP and are prepared to provide the requested scope of services and adhere to the requirements described, including any addenda. We look forward to the opportunity to partner with the City of Pinole Community Development Department on this assignment.
For this engagement, Todd Bailey, P.E., CASp, LEED AP, MBA will serve as the Project Manager responsible for ensuring timely delivery of quality support services. The balance of our proposed key staff is identified in the following pages of this Section B – Firm Information and Qualifications of our proposal.
All correspondence and questions related to this proposal may be directed to the Project Manager, Todd Bailey using email, telephone, and/or direct mail.
Todd Bailey, Project Manager
T: (925) 866-2633 F: (925) 790-0011
C: (925) 876-4596
Email: [email protected]
Project Office Location
TRB and Associates, Inc.
3180 Crow Canyon Place, Suite 216
San Ramon, CA 94583
TRB and Associates provides Plan Review, Inspection, Delegate Chief Building Official, and CASp services to municipal building and public works departmentsthroughout California. Our corporation, which comprises over 50 team members, was established in 2006 and has been a growing business since its founding. We specialize and serve exclusively in the code compliance role. We would like to highlight the following about the company:
• Our firm is engaged to provide as-needed Building Department and related services to over 50 municipalities in Northern California, including the Cities of Oakland, Concord, Oakley, Benicia, Richmond, and San Ramon. As a result, our team is very familiar with the many region-specific considerations that need to be considered when evaluating code compliance including flood zone, seismic design, wind exposure, soil/liquefaction, wildland urban interface, and landslide criteria.
• Our team has extensive experience using digital plan review platforms and has specific experience with the existing and future tracking systems utilized by the City – TRAKIT and Central Square. Having this level of experience, our team will be able to be quickly integrated into the City’s review workflow and processes.
• As a value-added service, noted instructor Paul Armstrong will be available to provide code training to City staff and invited guests on the California Building Codes Standards if desired by the City.
• The staff of TRB includes licensed Civil, Structural, Mechanical, Fire Protection, and Electrical Engineers; Architects; and ICC, CASp, LEED®, and SAP/ATC 20 certified individuals who have an average 25 years of experience in the architecture-engineering-construction industry. An Organizational Chart identifying proposed staff is included in the following section. • Our staff are active in industry organizations such as ICC, CALBO, CBOAC, ASCE, and SEAOC. Of note, TRB’s roster includes past ICC Chapter Presidents and a CBOAC Board Member – Todd Bailey (East Bay Chapter, 2009), Paul Armstrong (Orange Empire Chapter, 2019), and Shelley Loughran (CBOAC 2022).
• Our firm was recognized as Industry Member of the Year by the City Building Officials Association of California (CBOAC) in 2019. • We have a strong track record of producing quality results and meeting turnaround goals, a track record to which our clients will attest.
Our firm looks forward to the opportunity to assist the City of Pinole as a Building Safety Services provider and is prepared to enter into an agreement with the City immediately. To confirm, TRB and Associates has reviewed the City’s Agreement and is able to meet the agreement requirements. Also, to confirm, this proposal will remain valid for a period of ninety (90) days from the date of submission. If you have questions or need further information, please do not hesitate to contact Todd Bailey by phone at (925) 876-4596 or by email at [email protected]. We look forward to hearing your feedback soon.
Sincerely,
TRB and ASSOCIATES, INC.
Todd Bailey, P.E., LEED AP, CASp, MBA
ICC Certified Building Plans Examiner + Combination Commercial Inspector | President 264 of 1216
CITY OF PINOLE | PLAN CHECK AND ON-CALL STAFFING SERVICES B-2 Firm Profile
TRB and Associates, Inc. (TRB) is a California based Building and Fire Life Safety services corporation with offices in San Ramon, Sacramento, Santa Clara, and Long Beach. To confirm, work performed for this contract will be based out of our San Ramon office location. As highlighted in the Cover Letter, our firm provides Plan Review, Inspection, Building Department Administration, Delegate Chief Building Official, Code Enforcement, and Disabled Access (CASp) Consulting services to public agencies throughout California.
TRB and Associates was established in 2006 and has been a growing business since its founding. The firm is owned by its Principal-in-Charge Todd Bailey, PE, LEED AP, CASp, MBA who has over 25 years of experience working in the Building Safety field in California. Our over 50 team members have an average of 25 years of experience in the Architecture-EngineeringConstruction industry, encompassing building safety and related services across a full range of code disciplines.
Consultant Information
TRB and Associates, Inc.
3180 Crow Canyon Place, Suite 216
San Ramon, CA 94583
T: (925) 866-2633
F: (925) 790-0011
website: www.trbplus.com
Year Established
TRB was established in 2006 and has been a growing organization since its founding.
Primary Contacts within the Company
Firm’s Owner & Project Manager (Primary contact for RFP process) Todd Bailey, PE, LEED AP, CASp, MBA
T: (925) 866-2633, (925) 876-4596 [cell]
Email: [email protected]
Building Plan Review Services Manager
Bing Young, RA
T: (925) 866-2633
Email: [email protected]
Building Inspection Services Manager
Doug Simms, CBO, CASp, CHST
T: (925) 866-2633
Email: [email protected]
Client Services Manager (Secondary contact for RFP process) Shelley Loughran
T: (925) 866-2633
Email: [email protected]
Number of Employees in Firm
TRB and Associates has a combined team of over 50 employees across our 4 California office locations, the majority of which are based at our San Ramon office location.
COVER LETTER - FIRM INFORMATION AND QUALIFICATIONS
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CITY OF PINOLE | PLAN CHECK AND ON-CALL STAFFING SERVICES B-3
COVER LETTER - FIRM INFORMATION AND QUALIFICATIONS
Consultant Specialties
TRB and Associates specializes in and offers the following services to its clients:
Building and Fire Plan Review
Building and Fire Inspection
Building Department Administration
Code Enforcement Inspection
Consulting Chief Building Official
Disabled Access (CASp) Consulting
Building Standards Codes Training
Civil & Planning Plan Review & Inspection
TRB team members possess multiple certifications and registrations to assure compliance with all requirements mandated by the State and local jurisdiction ordinances. Our team comprises of individuals who are either engineers or architects licensed in the State of California, or who possess ICC certifications in their respective disciplines. Of note, our team includes 8 licensed Structural Engineers. In addition, our staff includes 4 LEED® Accredited Professionals and 5 CASp certified individuals. The majority of our staff possesses a combination of these industry-recognized credentials.
Our staff members are regular instructors and attendees at construction code and standards training offered through the local ICC Chapters, CALBO, CBOAC, SEAOC, AISC, ASCE, NFPA and other building industry organizations. In addition, several of our staff members are current or past board members with industry organizations and as such, are well aware of many aspects of the development of relevant construction codes.
Staff experience encompasses a full range of construction types and occupancies including the following:
ADUs and JADUs
Photovoltaic Systems
Assembly Occupancies
Commercial Tenant Improvements
Detention Facilities
Distribution Centers
Hotels
Industrial/Storage Warehouses
Malls
Manufacturing Facilities
Medical Office Buildings
REACH Code Projects
Battery Energy Storage Systems
Mixed-Use Projects
Multi-Family Dwellings
Office Buildings
Steel Buildings
Parking Structures
Power Plant Facilities
Recreation/Gymnasium Facilities
Restaurants
Gas Stations
Cannabis Facilities
Hazardous Chemical Facilities
High Rise Buildings
Hospitals
Retail Centers
Schools
Single Family Dwellings
Sports Arenas
Theaters
List of Lead Professional Personnel by Area of Expertise Our proposed team is comprised of senior-level professionals most of whom have worked together across many large design-build projects and who possess an average of 25 years of experience in the Architecture-Engineering-Construction (AEC) industry. We are pleased to be able to present a team with this combination of interpersonal familiarity and extensive AEC experience. We would like to highlight that the majority of our team members have worked together for over five years on a myriad of project types. Our proposed Key Project Team members are presented on the following page. Please note that select previous project experience related to the services described in the City’s RFP are included in proposal Section C – Experience, Qualifications and References.
Electronic Plan Review
To confirm, TRB is prepared to accommodate and review plan documents electronically for the City. We are prepared to track and communicate all plan review comments and approvals through the City-designated tracking system, and any future or anticipated electronic review platform, including the City’s new permitting system (Central Square, which is expected to go live in Spring of 2023. Also to confirm, our team has extensive experience working with the several electronic plan review systems including Bluebeam, DigEplan, and ProjectDox.
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COVER LETTER - FIRM INFORMATION AND QUALIFICATIONS
Key Project Team Members
TRB’s team of professionals are prepared to provide the proposed services of Plan Check and Field Inspection Services as outlined in the City’s RFP in an efficient manner, and in the best interest of the City of Pinole. Mindful of the potential complexity of projects in the City of Pinole, TRB and Associates has assembled a team that has worked together for many years and have built strong relationships based on understanding, appreciation, and the drive to deliver the highest quality service for our clients. We would like to highlight that our Project Manager, Plan Review, Inspection & Onsite Services Managers are well tenured in the industry.
PRO JECT MANAGER
Todd Bailey, PE, LEED AP, CASp, MBA, our company Principal and Founder, will serve in the role of Project Manager for this engagement and will be the main point of contact for the City. Todd has over 25 years of experience in the industry which includes serving as a Delegate Chief Building Official for the California Energy Commission on over 14 large-scale fast-track design build projects in California having a combined valuation of over $10 billion. All work performed will be under the direct supervision of Todd. He will work closely with our team to ensure that project goals are met and that findings are communicated in a timely and clear manner.
PLAN REVIEW TEAM LEADERSHIP
Our plan review group is led by our Plan Review Services Manager, Bing Young, RA. Bing possesses extensive experience in plan review on both residential and commercial projects and includes more than 25 years of professional experience in production, project management, construction management, energy, and accessibility analysis. Bing will have overall responsibility for Plan Review Services on this assignment.
Dominic Ma, SE, MPA serves as our Quality Control Principal, responsible for ensuring the technical accuracy of the work performed. Dominic has more than 30 years of experience in reviewing building plans and specifications submitted for building permit applications to assure compliance with adopted building codes and reference standards.
INSPECTION AND ONSITE SERVICES TEAM LEADERSHIP
Our inspection and onsite services group is led by our Inspection and Onsite Services Manager, Doug Simms, CBO, CASp, CHST. Doug has over 30 years of experience encompassing delegate chief building official, plans examiner and combination commercial, industrial, and residential inspector roles on a variety of projects; his experience includes serving as Supervisor Inspector with the City of San Leandro.
CLIENT RELATIONS MANAGER
Our client relations group is led by our Client Relations Manager, Shelley Loughran. Shelley has over 25 years of experience in the industry which includes serving in both public and private sector roles. She is responsible for all marketing-related functions including strategic planning, client development and public relations. Shelley will be available as a secondary point of contact.
TECHNICAL DIRECTOR & INSTRUCTOR
As an additional resource, our Technical Director - Paul Armstrong, PE, CBO will be available to assist with code interpretation and training support. With more than 30 years of building safety management experience, Paul teaches regularly for California Building Officials (CALBO) and has developed a number of CALBO training courses.
As a Chief Building Official, he managed building plan review, counter assistance, and inspection for numerous California agencies. His previous experience at International Code Council (ICC) included leading the Architectural and Engineering Services Department, International Conference of Building Officials (ICBO) Technical Services Department.
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CITY OF PINOLE | PLAN CHECK AND ON-CALL STAFFING SERVICES B-4
COVER LETTER - FIRM INFORMATION AND QUALIFICATIONS
Organizational Chart
The following Organization Chart identifies those individuals who are designated to this project. Please note that a Team Experience Matrix and Resumes for each listed individual listing project experience, licenses & certifications, and work history are included on the following pages of this proposal. We would like to confirm that key personnel will be available to the extent proposed for the duration of the assignment and acknowledge that no person designated as key to the project shall be removed or replaced without the prior concurrence of the City.
Inspection and Onsite Services
Bing Young, RA
Plan Review Services Manager
Thomas Hemenway SE
Sr. Plan Review Engineer
Karin Kuffel, SE
Sr. Plan Review Engineer
Deborah Sandercock, SE, CASp
Sr. Plan Review Engineer
Bill Vaughn, SE
Sr. Plan Review Engineer
Mike Kaszpurenko, SE
Sr. Plan Review Engineer
Dan McLaughlin, PE, CASp
Sr. Plan Review Engineer
Jeff Brooks, CASp
Sr. Plans Examiner
Jim Begley, FPE, CFM
Fire Protection Engineer
James Johnson, EE
Sr. Plan Review Engineer
Steven Block, EE
Sr. Plan Review Engineer
Alan Roth, EE
Sr. Plan Review Engineer
Peter Kogan, ME
Sr. Plan Review Engineer
Doug Simms, CBO, CASp, CHST
Inspection & Administrative
Services Manager
Todd Bailey, PE, LEED AP, CASp, MBA
Principal & Project Manager
Paul Armstrong, PE, CBO
Technical Director & Instructor
Shelley Loughran
Client Relations Manager
Reggie Meigs, CBO
Supervising Inspector /
Building Official
Monty Straub
Senior Inspector
Kevin Mulcahy
Senior Inspector
Dominic Ma, SE, MPA
Quality Control Principal
Plan Review
Jacqueline O’Keefe
Sr. Permit Technician
Seana Fields, AICP
Sr. Planner / Technician
Lara Aldridge
Engineering Technician
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COVER LETTER - FIRM INFORMATION AND QUALIFICATIONS
Team Experience Matrix
The following matrix lists our proposed personnel with their certifications. Resumes are provided on the subsequent pages.
NAME ROLE
YEARS OF
RELEVANT
EXPERIENCE
CERTIFICATIONS
PROJECT M ANAGEMENT
Todd Bailey, PE, CASp,
MBA, LEED AP
Principal-In-Charge / Project
Manager 25
Registered Civil Engineer California (#C-56425) Hawaii
(#11647)
ICC Certified Building Plans Examiner
ICC Certified Commercial Building Inspector
ICC Certified Commercial Electrical Inspector
ICC Certified Commercial Plumbing Inspector
ICC Certified Commercial Mechanical Inspector
LEED Accredited Professional
Certified Accessibility Specialist (CASp-229)
SAP / ATC 20 Certified
DSA-Approved Fire Life Safety Plan Reviewer
Bing Young, RA Plan Review Services Manager 25 Registered Architect, California Doug Simms, CBO, CASp,
CHST Inspection Services Manager 30
Certified Building Official
Combination Building Inspector
Plans Examiner
Building Inspector
Electrical Inspector
Plumbing Inspector
Mechanical Inspector
Green Point Rater
Certified Accessibility Specialist (CASp)
Certified Health Safety Technician
Paul Armstrong, PE, CBO Technical Director & Instructor 30 Registered Professional Engineer, CA (#45464) ICC Certified Building Official
Dominic Ma, SE, MPA Quality Control Principal 30
Registered Structural Engineer California (#1920)
Registered Civil Engineer California (#20018)
ICC Certified Plans Examiner
Shelley Loughran Client Relations Manager 25
FEMA
Incident Command System, National Response Network
PLAN REVIEW
Karin Kuffel, SE Sr. Plan Review Engineer 25 Registered Structural Engineer California Tom Hemenway, SE Sr. Plan Review Engineer 30 Registered Structural Engineer California (#5348) Registered Civil Engineer California (#52357)
Bill Vaughn, SE Sr. Plan Review Engineer 30 Registered Structural Engineer, California Registered Civil Engineer California
Deborah Sandercock, SE,
CASp Sr. Plan Review Engineer 25
Structural Engineer, California (4511)
Professional Engineer, CA (56904)
Certified Access Specialist (CASp), California (288)
Dan McLaughlin, PE, CASp Sr. Plan Review Engineer 10
Registered Civil Engineer, California
Certified Access Specialist (CASp), California (1029)
ICC Certified Plans Examiner
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PLAN REVIEW (Continued)
Mike Kaszpurenko, SE Sr. Plan Review Engineer 30 Registered Structural Engineer, California Registered Civil Engineer California
Jeff Brooks, CASp Sr. Plans Examiner 25
Certified Access Specialist (CASp)
ICC Commercial Building Inspector
ICC Commercial Electrical Inspector
Jim Begley, FPE, CFM Fire Protection Engineer 25 Registered Fire Protection Engineer – California ICC Certified Fire Marshal
James Johnson, EE, QCxP Electrical Plan Review Engineer 30 Registered Electrical Engineer – Hawaii
ICC Certified Electrical Plans Examiner
Qualified Commissioning Services Provider (QCxP)
Construction Quality Control Reviewer (CQCR)
Steven Block, EE Electrical Plan Review Engineer 25 Registered Electrical Engineer California, Nevada, Arizona, Hawaii
Alan Roth, EE Sr. Plan Review Engineer 30 Registered Electrical Engineer: California Peter Kogan, ME Mechanical/Plumbing Plan
Review Engineer 30
Registered Professional Mechanical Engineer: California, Hawaii, Nevada, Texas, Colorado, Arizona
Certified Energy Manager (CEM), State of California
LEED Accredited Professional
INSPECTION / CODE ENFORCEMENT / ADMINISTRATION
Reggie Meigs, CBO Building Official / Supervising
Building Inspector 42 CABO Registered Building Official, CBO #1003 ICC Certified Professional Building Official #5215342
Monty Straub Sr. Building Inspector 25
ICC Certified Building Inspector
ICC Certified Mechanical Inspector
ICC Certified Plumbing Inspector
ICC Certified Electrical Inspector
ICC Certified Combination Inspector
Kevin Mulcahy Sr. Building Inspector 30 ICC Certified Building Inspector Jacqui O’Keefe Sr. Permit Technician 10
Plans Examiner, ICC
Residential Energy Inspector /Plans Examiner, ICC
NFPA 472 Hazardous Materials Awareness
Seana Fields, AICP Sr. Planner | Technician 25 AICP, ICC Certified Permit Technician, 10138631 Lara Aldridge Engineering Technician 8 ICC Certified Permit Technician, 8805197 270 of 1216
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COVER LETTER - FIRM INFORMATION AND QUALIFICATIONS
Todd Bailey, PE, LEED AP, CASp, MBA | Principal-In-Charge & Project Manager
Todd Bailey is a registered professional engineer with over twenty-five years of experience in the Architecture / Engineering /Construction industry encompassing project management, plan review, engineering design, structural and architectural building code interpretation, permit center administration, and litigation support. He has extensive experience working with architects, engineers, contractors, building departments and other regulatory authorities to ensure compliance to adopted Building Code Standards and local ordinances.
Todd has provided Building Safety services to over thirty jurisdictions as a consultant and spent three years with the City of Concord performing architectural, structural, energy conservation and disabled access plan reviews for both residential and commercial structures. Todd is also approved as a Delegate Chief Building Official for the California Energy Commission responsible for verifying new power project conformance to engineering construction codes on behalf of the Commission.
Select Project Experience
Building Safety Plan Review
• Sacramento Convention Center Project, Sacramento, CA
• Los Altos Gardens Project, Los Altos, CA
• Packard Foundation Project, Los Altos, CA
• Santa Clara Square Apartments and Parking Structures, Santa Clara, CA • NASA Moffett Federal Airfield, Historic Building Project, Mountain View, CA • War Memorial Community Center, Daly City, CA
• Concrete Tilt-Up Shell Building (60,000 sf), Concord, CA • Marin Health Campus - Buildings A-E, County of Marin, CA • New Medical Research Facility (44,000 sf.), Walnut Creek, CA • Major Office Remodel (Three 40,000 s.f. buildings), Pleasant Hill, CA • Rivertown Apartments, Petaluma, CA
• Palolo Chinese Home, Senior Housing Complex, Honolulu, HI • Spanos Park West Apartment Complex, Stockton, CA
Project Management / Administration
Have served as Delegate Chief Building Official / Engineering Manager for the California Energy Commission on thirteen natural gas fired power projects and one wind power generation facility in California having a combined valuation of over $3 billion.
Responsible for oversight of plan review tasks and coordination of submittals numbering up into the thousands on these design-build projects.
• Russell City Energy Center Project (600 MW), Hayward, CA • Mountain View Power Project (1,056 MW), Redlands, CA
• Palomar Energy Center Project (546 MW), Escondido, CA Work Experience
TRB + Associates Inc., Principal & Founder, 2006 – Present Bureau Veritas, Building & Facilities Code Compliance Services, 2001 - 2006 Deloitte & Touche LLP, Construction Consulting Services, 1999 - 2001 City of Concord, California – Permit Center, 1996 - 1999 Luhdorff & Scalmanini Consulting Engineers, 1993 - 1996 Tosco Refining Company, 1991 & 1992
Education
Master of Business
Administration
Walter Haas School of Business
University of California
Berkeley
Bachelor of Science
Civil Engineering
Cum laude
University of California Davis
Registration
Registered Civil Engineer
California (#C-56425) Hawaii
(#11647)
ICC Certified Building Plans
Examiner
ICC Certified Commercial
Building Inspector
ICC Certified Commercial
Electrical Inspector
ICC Certified Commercial
Plumbing Inspector
ICC Certified Commercial
Mechanical Inspector
LEED Accredited Professional
Certified Accessibility Specialist
(CASp-229)
SAP / ATC 20 Certified
DSA-Approved Fire Life Safety
Plan Reviewer
Professional Affiliations
ICC East Bay Chapter
Past President (2009)
International Code Council
Other
Delegate Chief Building Official
for the California Energy
Commission – Power Plant
Facilities
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Bing Young, Architect | Plan Review Manager & Senior Plan Review Architect
Bing Young is a registered Architect with plan review experience on both residential and commercial projects. He provides comprehensive life safety, accessibility, energy, and mechanical/electrical/plumbing reviews on a variety of residential and commercial project types.
Bing possesses over 25 years of professional experience which includes roles in production, project management, construction management, energy, and accessibility analysis.
Work Experience
Plan Review Architect, TRB + Associates, Inc. 2018 - Present • Review drawings and calculations for code compliance on behalf of client agencies • Projects include residential subdivisions, custom homes, additions, remodels, new commercial buildings, and tenant improvements
Project Architect, PSM Architects, Inc. 2008 – 2018
• Prepared and managed the development of comprehensive construction documents for new commercial buildings, tenant improvements, and additions • Oversaw and directed production staff
• Performed quality control review of building permit submittal documents • Facilitated client and permit processing meetings
• Collaborated with engineers, ancillary designers, and vendors • Prepared and reviewed project specifications
• Reviewed shop drawings and submittals for compliance with specifications and design intent • Performed accessibility evaluation of existing sites and buildings • Prepared detailed accessibility reports for building and business owners • Facilitated pre-construction and post-construction on-site meetings with construction project managers and general contractors
• Performed construction administration and project closeout duties Staff Architect, Hollman Bologna Architecture & Planning, Inc. 1996 - 2008 • Prepared schematic design and construction documents for single-family and multi-family residential remodels, additions, and new buildings
• Performed residential building reconnaissance for additions and remodel projects • Prepared design review documents for planning approvals • Facilitated building permit processing
• Prepared and reviewed Title 24 Energy Efficiency Compliance documents Certified Energy Plans Examiner, BETA, Inc. 1993 - 1999
• Reviewed and approved Title 24 Energy Efficiency Compliance documents for residential and non-residential buildings for local jurisdictions
Education
Bachelor in Architecture,
California Polytechnic State
University
San Luis Obispo, CA
Registration
Registered Architect, California
Professional Affiliations
National Council of
Architectural Registration
Boards Certified
ICC Member
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Douglas Simms, CBO, CASp, CHST | Inspection & Onsite Services Manager Doug Simms has over 30 years of combination building inspection experience. He has inspected numerous commercial and residential projects including high-tech clean room and complex electrical system installations. Doug has the ability to problem solve and research processes involved in highly technical systems. During his career, he has been responsible for the oversight of field inspectors and other building department staff. Doug employs a customer service focus in carrying out his building safety inspection responsibilities.
Select Project Inspection Experience
• Onsite Interim Supervising and Senior Inspector – City of Tracy, CA (TRB and Associates).
Served in Interim Supervising and Senior Inspector roles for the City. Provided inspection on several large-scale projects including distribution warehouses and multifamily projects.
While serving as interim Supervising Inspector, coordinated closely with the building official and inspection team members, and mentored junior level inspectors. • Delegate Building Official Services, Inspector of Record – California Energy Commission (TRB and Associates). Provided inspection, safety monitoring and onsite project review on four Power Plant projects having a combined power output of over 1,500 MW. Completed onsite inspections to verify project conformance to the California Building Standards codes, applicable project conditions of certification, and local ordinances, standards, and regulations. Provided oversight of all systems to verify compliance with design documents and governing codes and requirements. Role included preparation of daily and weekly project inspection reports. Doug served on the following power generation projects:
o Russell City Energy Center (600 MW Combined-Cycle), Hayward, CA o Lodi Energy Center (296 MW Combined–Cycle), Lodi, CA
o Almond 2 Power Plant (174 MW Simple-Cycle), Ceres, CA o Walnut Creek Energy Park Project (500 MW Simple-Cycle), Industry, CA • PG&E Training Center, Livermore CA. This project comprised creating a leak detection training center for gas line workers. The project included an elaborate piping system used to simulate a commercial or a residential event scenario; a large rainwater containment system; and a helicopter landing pad.
• Lucky’s Regional Distribution center, San Leandro, CA. Project inspector for 410,000 square foot refrigerated and frozen food warehouse. The project comprised inspection of structural, mechanical, and electrical systems. This facility incorporated use of an ammonia-based refrigeration system.
• Kaiser Medical Center, Livermore CA. As project inspector for this medical clinic, inspected all phases of construction. Structure comprised a steel frame with concrete tilt-up wall construction. The building included treatment rooms, waiting areas, and clerical spaces, as well as a large generator and automatic transfer switch. • Form Factor, Livermore CA. Inspected the construction of a series of projects which included office space, employee areas and complex clean room facilities.
Work History
TRB + Associates, Inc., 2011- Present, Supervising Building Inspector City of Livermore, CA, 2001 - 2009, Building Inspector II City of San Leandro, CA, 1990 - 2001, Senior Building Inspector Education
Certificate of Completion
Building Inspection
Butte Community College
Oroville, CA
Certifications
Certified Building Official
Combination Building
Inspector
Plans Examiner
Building Inspector
Electrical Inspector
Plumbing Inspector
Mechanical Inspector
Green Point Rater
Certified Accessibility Specialist
(CASp)
Certified Health Safety
Technician
Professional Affiliations
NECA East Bay Electrical Code
Committee
Past Chairman (3 years)
NECA East Bay Uniform Code
Committee
Past Member
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Dominic Ma, SE, PE, MPA | Quality Control Principal
Dominic has more than 30 years of experience in reviewing building plans and specifications submitted for building permit applications to assure compliance with adopted building codes and reference standards. Dominic’s experience includes working for more than 27 years as a plan check engineer for the City of San Leandro and 6 years as a supervising civil engineer for the City of Oakland, where he led the City’s plan review division.
Dominic has considerable knowledge of civil engineering and structural engineering principles and practices, California Building Code and Title 24 provisions. His strengths include having the ability to review, analyze and evaluate plans, specifications, engineering reports and calculations; possessing knowledge to identify code deficiencies; and evaluating alternate methods and materials of construction. Dominic is adept at reviewing plans for adherence to the California Building Code, ASCE 7-05/10, and when applicable FEMA, ASCE 41, NEHRP provisions.
Select Project Experience
Building Safety Plan Review
Plan Review projects supervised in the City of Oakland
• 2121 Harrison Street. The Cathedral of Christ the Light (also called the Oakland Cathedral).
A new modern Roman Catholic Cathedral with glass walls 120 ft. high. The $190 million, 224,000 square feet structure sits on 36 innovative “friction pendulum double-concave bearing isolators,” consisting of two facing concave surfaces. • 2100 Franklin Street. The $45 million, 245,000 s.f. project is 9 stories high and built with steel frames. To compensate for its slightly smaller than code required width, the interior atrium is equipped with smoke control system to provide fire protection for its occupants. Evaluated the alternate materials methods request associated with this design element. • 100 Grand Avenue. 22 Story Condominium Building budgeted at $150 million. • Oakland Airport (Expansion and interior remodeling). A $350 million Terminal Improvement Program.
Plan Review projects performed
• Bayfair Mall (Tenant improvements), San Leandro
• Century 21 Theatre, San Leandro
• San Leandro Dialysis Clinic
• San Leandro Honda
• San Leandro Hospital (New doctors’ office building)
• Carlton Plaza of San Leandro (Assisted living facility) • Costco Building Addition, City of Concord
• New Gas Compressor Building, Butte County
• AT&T Rooftop solar Panel Installation, City of San Ramon • Tilt-up Warehouse Buildings (2), City of Sacramento
• Historic Building Seismic Retrofit, City of Benicia
• Cancer Treatment Facility, City of Pleasant Hill
Work Experience
TRB + Associates, Inc., Senior Plan Review Engineer, 2007 to present City of Oakland, Supervising Civil Engineer (Building Division), 2000 – 2006 City of San Leandro, Plan Check Engineer, 1973 – 2000
Education
Master of Science Structural
Engineering UCLA, Los Angeles,
CA
Master of Public
Administration, California State
University, East Bay Hayward,
CA
B.S. Civil Engineering
University of California,
Berkeley, CA
Registration
Registered Structural Engineer
California (#1920)
Registered Civil Engineer
California (#20018)
ICC Certified Plans Examiner
Certified Energy Plans
Examiner Residential (#R05-94-
5121) - Inactive
Certified Energy Plans
Examiner Non-Residential
(#NR05-94-5576) - Inactive
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Paul Armstrong, PE, CBO | Technical Director & Instructor Paul Armstrong is a Registered Professional Engineer with over 30 years of engineering experience. His vast experience in all manner of construction, be it industrial, commercial, and residential project types, provides our clients with a strong skill set and wealth of industry knowledge. In addition to Paul’s engineering experience, he is also a Certified Building Official, serving in this capacity at the City of El Monte, as well as Laguna Hills, Signal Hill, and Palos Verdes.
A noted author and lecturer in the building life safety industry, Mr. Armstrong has earned many awards, including CALBO Instructor of the Year.
Select Project Experience
• Apple Campus Theater, Cupertino, CA – The plan review of the Apple Campus’ Theater where new products would be announced, and corporate meetings held. Mostly subterranean structure that has a glass entry lobby supporting a carbon fiber roof (disk). • ARTIC (Anaheim Regional Transportation Intermodal Center), Anaheim, CA – Plan review of the fire and life safety regulations for this new transportation center. The building is a steel tube framework with a 2-story administration area with a mezzanine inside. This review included a pedestrian bridge leading to the train platforms. • Anaheim Convention Center Expansion, Anaheim, CA – A very large expansion of the convention center meeting space with an associated parking garage addition. • Disneyland Star Wars Expansion, Anaheim, CA – A very visible area of the Disney resort that is about to open this year.
• Rams/Chargers NFL Stadium, Inglewood, CA – The plan review of the newest NFL Stadium project in So CA. The stadium itself is covered by a large steel tube framed roof structure that is not connected to the stadium.
• Rio Tinto Soccer Stadium, Sandy City, Utah – The plan review of the Salt Lake area’s professional soccer stadium. It included a roof canopy structure with a wave feature in the leading edge.
• Building Official Roles:
o Palos Verdes Estates
o Laguna Hills
o Whittier (interim position)
o Signal Hill
o El Monte
Regional Director, Building & Safety Services, TRB + Associates 2019 – Present Responsible for new business development for building life safety services for various jurisdictions throughout California. Provide client relations and code assistance. Perform training lectures on building and residential codes. Participate on various local, state-wide and national committees. Building Official of the City of Signal Hill.
Group Leader, Building and Safety Services, Industry Consultant 2017 – 2019 Responsible for the development of new business for inspection services and plan review services for various jurisdictions across the United States. Provide client care and assistance on code related issues. Give training lectures on the building and residential codes. Participate on various local, state-wide, and national committees. Building Official of the City of Palos Verdes Estates and Laguna Hills.
Education
B.S. Civil Engineering California
State University, Long Beach
Advanced Study, Fire
Protection Engineering,
Cal-Poly San Luis Obispo
Registration | Certification
Registered Professional
Engineer, CA (#45464)
ICC Certified Building Official
Awards
CALBO Instructor of the Year,
2010
CALBO Course Developer Merit
Award, 2014
Committees
International Association of
Building Officials Board, 2018
ICC Code Correlation
Committee, 2018
Orange Empire Chapter of ICC,
Vice President
ICC Residential Energy Code
Development Committee,
Chair 2013
ICC Building Official
Membership Council,
Governing Committee, 2011
CALBO State Code Committee,
2011, 2012(Chair), and 2013
CALBO Building/Fire Advisory
Committee, 2011
LA Basin Chapter and Orange
Empire Chapter Code
Committee, Chair 2011, 2012
(Chair) and 2013 (Chair)
Secretariat to the International
Residential Code for One- and
Two-Family Dwellings (1997-
2000)
(Ctd. on next page)
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Vice President, Various Industry Consultant Firms 2005 – 2017 Responsible for the development of new business for inspection services and plan review services for various jurisdictions across the United States. Provide client care and assistance on code related issues. Give training lectures on the building and residential codes. Participate on various local, state-wide and national committees. Participate on various local, state-wide, and national committees. Promotion and sales of the Firms’ in-house electronic plan review system. Building Official of the City of Signal Hill. Contract Plan Review Engineer for the City of Anaheim Chief Building Official, City of El Monte, Industry Consultant 2011 – 2012 Responsible for the City of El Monte Building Division. Review plans for the City and issues permits. Conduct investigations of non-complying facilities frequently in conjunction with the Planning Division, Code Enforcement Division and LA County Fire Department. Develop presentations for City Council on adoption of new codes, etc.
Vice President, ICC 1991 – 2005
Led the ICC Architectural and Engineering Services Department, responsible for technical opinions, plan review and the administration of technical contracts during the consolidation into the International Code Council. Managed ICBO Technical Services Department which was responsible for the maintenance of the code development process, plan review service and code opinion service for both external and internal customers. Represented the Council to many national, state and local organizations. Responsible for the technical image of the conference.
Provided technical assistance on code related issues to both jurisdictional and professional members and non-members. Provided research on many code-related issues. Secretariat to most ICBO code development committees and the initial drafting secretariat to the ICC International Residential Code.
City of Los Angeles, Dept. of Building and Safety 1988 – 1991 Structural Engineering Associate
Responsible for the structural, architectural and zoning review of proposed projects in the city.
Chief of Coordinating Division and Preservation Coordinator. Evaluation of building products for LA code compliance.
Teaching Experience
International Code Council (ICC)
Lecturer –Non-structural Fundamentals of the 2009 IBC (domestically and internationally) Lecturer – Non-structural Fundamentals of the 2012 IBC
Lecturer – ICC Code Development Process
California Building Officials
Lecturer- Significant Changes to the 2013 CBC and CRC for CALBO, and ICC Lecturer – 2016 Introduction to the CBC Means of Egress Lecturer - Updates to the 2010, 2013 and 2016 California Residential Code Lecturer – Updates to the 2010, 2013, and 2016 California Building Code Advanced Building Code Enterprises - Developed and presented coursework Lecturer – Accessibility topics
Lecturer – Updates to the 2006 International Residential Code and 2007 California Building Code Publications and Papers
ICC Significant Changes to the 2019 CBC/Significant Changes to the 2019 CRC ICC Significant Changes to the 2016 CBC/Significant Changes to the 2016 CRC ICC Significant Changes to the 2013 CBC/Significant Changes to the 2013 CRC ICC Dwelling Construction under the 2007 CBC - Technical Editor 1997 Uniform Codes and UBC Handbook - Staff Technical Editor Committees (Ctd.)
Author, 2013 and 2016
Significant Changes to the CBC
and CRC
UL Fuel Gas Products Council
(2002)
BCMC (BDMC) staff liaison
(1993-2002)
Co-secretariat to the ICC
Performance Based Building
Code
Secretariat to the International
Zoning Code (1996-2000)
Secretariat to the General
Design, Administrative, Lateral
Design, Fire and Life Safety and
Fire Risk Code Committees of
ICBO (1992-1996)
Staff secretariat responsible
for the rewrite of the Means of
Egress Chapter in the 1994
UBC
NIBS HHS Code Comparison
Committee (1994)
FEMA Building Performance
Review Team member (1993)
NIBS Flood Standards
Comparison Committee (1992)
Coordinator, Pacific Rim
Conference on Performance
Based Codes
Various ASCE standards
committees
SEAOC Code Committee liaison
ASME A17.1 Code Coordinating
Committee
ANSI Construction Standards
Board
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Shelley Loughran | Client Relations Manager
Shelley has over 25 years of professional experience in the building safety industry. Her experience includes both public and private sector work; including experience working in various jurisdictional departments such as Planning, Redevelopment and Public Works. Her private sector work includes serving as a Client Relations Manager, Human Resources Coordinator and Permit Technician for several Bay Artea Consultants.
Serving as Client Relations Manager on behalf of TRB+, Shelley currently works with over 50 jurisdictions to serve as a liason to the firm’s clients; ensuring client needs are met.
Select Project Experience
Client Relations Manager, TRB and Associates 2016 – Present • Responsible for all marketing-related functions; including strategic planning, client development and public relations.
Permit Technician, City of Napa 2013 – 2016
• Served as a Permit Technician in the City of Napa’s Community Development Department – Building Services Division for over 2 ½ years. Under the direction of the Chief Building Official, Shelley processed building permits from initial submittal through permit issuance. In addition, Ms. Loughran coordinated projects with City staff in multiple departments as well as outside agencies, including: Environmental Health, Napa Sanitation, Napa School District and the development community.
Marketing Coordinator, Bay Area Consultant 2006 – 2013
• Responsible for marketing-related functions for the firm; including proposal writing, attending conferences and public relations.
Permit Technician, Various Jurisdictions 1997 – 2006
• Worked for many bay area jurisdictions as a contract Permit Technician on an as needed basis from 1997-2006.
Permit Technician, Various Jurisdictions 1985 – 1996
• Served in various departments at the City of Huntington Beach from 1985 – 1996; working in Community Development, Redevelopment and Public Works while pursuing a bachelor’s degree. Served as a Permit Technician at the City’s Building Counter for over 5 years.
Work Experience
• TRB + Associates, Inc., Client Relations Manager/Permit Technician 2016 - Present • City of Napa, Building Dept., Permit Technician (City Employee) 2015—2016 • East Bay Area Municipal Consultant Firm, Contract Permit Technician for Napa 2013—2015 • Bay Area Municipal Consultant Firm, Permit Technician/Marketing Coordinator 1996—2013 • City of Huntington Beach, Permit Technician/Administration 1985-1996 Education
Bachelor of Arts, Liberal Arts
California State Long Beach
University, Long Beach, CA
Certification
FEMA
Incident Command System,
National Response Network
Professional Affiliations
Board Member - CBOAC
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Thomas Hemenway, SE, PE | Senior Plan Review Engineer
Tom Hemenway is a Registered Structural Engineer with over 30 years of engineering experience.
Tom’s experience includes providing structural, civil, and architectural design and quality control on a variety of industrial, commercial, and residential project types including multifamily podium projects, utility-scale power plant facilities, and retail buildings. He has served in design and analysis capacities for several seismic strengthening projects involving timber, steel, concrete, and masonry buildings in the greater San Francisco Bay area. His technical skills include 3D modeling and dynamic analysis for large foundations and structures.
Select Project Experience
• Lead Civil/Structural Engineer on multiple projects including the following:
o NUMMI, Stamping Plant and Plastics Plant Expansion, Fremont o Vandenberg AFB housing development phases III and IV
o 140 Geary Street seismic retrofit, San Francisco, CA
o Amgen, Process Lab Building 99, Thousand Oaks, CA.
o Huntington Hotel, San Francisco, CA
o Wells Fargo Bank, Fremont Data Center, Fremont, CA.
• Responsible for Civil, Structural, and Architectural designs for industrial projects domestic and international.
• Responsible for structural analysis and design of seismic strengthening to existing timber, steel, concrete, and masonry buildings in the greater San Francisco Bay area. • Responsible for 3D model constructability review for a new GE 7FA natural gas-fired and GE A10 steam turbine, 1x1 combined cycle electric power generating facility. • Responsible for ensuring quality of Civil, Structural, and Architectural construction activities for 600-megawatt natural gas-fired, combined cycle electric power generating facility.
• Performed dynamic structural analysis and concrete design for new steam turbine foundation.
• Designed concrete and steel structures for Kennecott Copper Smelter Modernization Project, Salt Lake City, UT using STAAD III and Microstation for PC computer. • Designed steel pile and conventional concrete pad foundations for overland conveyor at Falkirk Mine in Underwood, North Dakota.
Work Experience
TRB + Associates, Inc., Senior Plan Review Engineer, 2016 - Present Owner, TjHemenway Design Consultant, 2014 to 2016
Construction and Engineering Interface Manager, Kvaerner North American Construction Inc. and Parson Brinkerhoff JV, 2013
Owners Representative, Calpine, Russell City Energy Center, 2011 – 2012 Lead Structural Engineer, Aker Kvaerner, 2002 – 2003
Resident Engineer, Kvaerner, 2000 – 2002
Civil/Structural Discipline Manager, Kvaerner Metals, 1998 – 2000 Senior Structural Engineer, Kvaerner Metals, 1997
Civil/Structural Lead Engineer, The Bentley Company, 1995 – 1996 Others, 1981 – 1994
Education
B.S. Civil Engineering
Technology, Structural
Emphasis
Metropolitan State College,
Denver
Registration
Registered Structural Engineer
California (#5348)
Registered Civil Engineer
California (#52357)
Professional Affiliations
SEAONC Member
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Karin Kuffel, SE, PE | Senior Plan Review Engineer
Karin has over 30 years of structural engineering experience. Ms. Kuffel has vast structural design experience in both complex commercial and residential projects. She has managed many largescale projects, including hospitals, OSHPD and the Chabot Space and Science Center. Her experience includes staff training, building design, and design review, as well as construction supervision and development of design and construction guidelines for new single-family residences.
Work Experience
Plan Review Engineer, TRB + Associates, San Ramon, CA 2016 - Present Provide structural plan check reviews of large commercial and institutional structures for multiple Bay Area building departments.
Build Change; Philippines 2014 - 2016
Lead Engineer - Philippines. Responsible for all technical work and staff of Denver-based engineering non-profit’s programs and operations throughout the Philippines, including management of Filipino engineering/technical staff comprised of engineers and builder trainers.
Supervised training of local staff, building design, design review, construction supervision, and development of design and construction guidelines and recommendations for single-family homes and schools based on the National Structural Code of the Philippines.
Crosby Group; San Mateo, CA 2011 - 2014
Senior Structural Engineer/Project Manager. Project management on multiple design-build projects, working with design team and contractor on fast-track work both in- and out-of-state.
Responsible for managing project team from design through construction, developing and tracking fees, deadlines, and deliverables.
Independent Consultant 2009 - 2011
Structural engineering consultant in San Francisco Bay Area. Consultant for small commercial and residential work. Extended contract work for Rutherford & Chekene included multiple hospital projects covering new hospital facility design, OSPHD plan-check work, and construction administration assistance.
Biggs Cardosa Associates, Inc., SF, CA 2006 - 2009
Senior Engineer. Project management with responsibility for developing work, managing project production work, and overseeing construction administration. Representative projects include oversight for design of 8-story residential and parking structure for Santana Row Parcel 8b (San Jose, California) and the Lowe’s parking structure in San Francisco.
KPFF Consulting Engineers; SF, CA 2004 - 2006
Project Manager. Responsible for developing work and fee proposals, managing project engineering, and drafting work, and overseeing construction administration. Project management included design of 5-story addition to Kaiser Santa Rosa Hospital, construction administration for 7-story addition to Modesto Memorial Hospital, and design and construction of low-income housing for South County Housing.
Independent Consultant 2001 - 2004
Structural engineering consultant in San Francisco Bay Area. Consulting clients included Chabot Space and Science Center, SOHA Engineers, and Gerson/Overstreet Architects.
Education
Bachelor of Science
Civil Engineering
Purdue University; West
Lafayette, Indiana
Masters of Business
Administration
Saint Mary’s College of
California; Moraga, California
Registration
Registered Structural Engineer
California
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Deborah Sandercock, SE, PE, CASp | Senior Plan Review Engineer Deborah has nearly 25 years of building life safety experience, serving as a Building Official, Supervising Structural Engineer and Deputy Director of Planning and Building for multiple jurisdictions. From her private sector work, to serving as a Supervising Structural Engineer for Contra Costa County, and later a Deputy Director for the City of Oakland, she has been involved in the building industry since 1993. Ms. Sandercock has vast experience in complex industrial, commercial, and residential projects. She has also managed multi-division staff in the areas of building, housing, zoning, code enforcement and inspection.
Work Experience
TRB + Associates, Senior Plan Review Engineer 2018-Present Building Official/Deputy Director Planning & Building, City of Oakland 2013 – 2016 • Plan, direct and coordinate through subordinate supervisors a variety of building services including building, housing and zoning code compliance and enforcement, inspection services, engineering and plan review services, permit processing and seismic safety programs; develop and implement the new Accela permitting system; develop and present legislation for new programs and adoption of local codes to County, Administrator and Mayor; perform analysis for fee study and develop new fee schedules; resole complex building service issues; provide code interpretations to staff, city officials and constituents; handle disciplinary issues and performance appraisals; direct the process for hiring staff; oversee department budget and finances, develop and implement department policies and procedures; work closely with Council, public and private groups to explain or coordinate programs and proposed projects.
Supervising Structural Engineer, Contra Costa County, Martinez CA 1999 – 2013 • Supervisor of plan check and engineering staff as well as the Application and Permit Center; develop department policies and County ordinances, make policy recommendations on code interpretations, provide technical training/support for plan check and inspection staff, review plans for compliance with structural, fire and life safety, disabled access requirements. • Perform and manage plan review for oil refineries and power generating plants, review and update permit fees, assist in the development and maintenance of the Accela permitting system, handle disciplinary issues and perform annual appraisals, Certified Access Specialist for the department.
• Powerplant Experience – Marsh Landing Generating Station, Antioch – 2010-2013 Project Engineer, DASSA Design, San Francisco, CA 1998 – 1999 • Structural analysis and inspection of public-school buildings for the development of seismic strengthening plans. Structural analysis and inspections of hospital buildings for the development of Senate Bill 1953 reports.
Project Engineer, Deems Lewis McKinley Architecture 1997 – 1998 • Structural design of new public-school buildings and seismic strengthening plans for existing public-school buildings.
Design Engineer, Ficcadebti & Waggoner, Inc. 1993 – 1997 • Structural design of commercial buildings. Inspection and design of repair plans for earthquake damaged buildings. Forensic inspection and analysis of existing residential buildings to determine structural deficiencies and develop repair plans. Design of curtain wall systems in light gauge and structural steel.
Education
MS in Civil Engineering,
University of California, Irvine
BS in Architectural Engineering,
California Polytechnic
University, San Luis Obispo
Licenses and Certifications
Structural Engineer, California
(4511)
Professional Engineer, CA
(56904)
Certified Access Specialist,
California (288)
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William Vaughn, SE, PE | Senior Plan Review Engineer
William Vaughn is a Registered Structural and Civil Engineer with over 35 years of experience in construction, structural engineering design, seismic investigation and structural peer and plan review. Bill has extensive knowledge in commercial and residential buildings as well as industrial facilities using steel, concrete, masonry and timber design. He also has a wide range of construction field experience including supervision, construction methods, product development and structural inspection. Of particular note, Bill’s steel design portfolio includes 2 Moment Frame patents with HSS Steel Columns and Wide Flange Beams.
Select Project Experience
• Provided structural design and peer review services for clients with residential, multi-family, and commercial buildings using timber, steel, concrete, and masonry design. • Produced structural designs for new buildings and provided structural designs and evaluations for alterations to existing buildings.
• Designed seismic strengthening of un-reinforced masonry buildings, wood buildings, and concrete tilt-up buildings.
• Produced repair designs for earthquake damaged facilities and for other structurally damaged buildings.
• Conducted analyses of existing buildings to assess compliance with codes and drawings. • Performed investigations of earthquake, fire, and flood distress. Prepared reports, engineering analyses, and repair recommendations.
• Provided expert witness, structural peer review and plan review services. • Investigated structural damage and distress for litigation preparation purposes. Prepared reports, engineering analysis, and recommendations to client. Provided design preparation and construction observations for repair designs.
Structural Peer Review
• Haas School of Business, University of California, Berkeley, CA Structural Plan Review
• Russell City Energy Center, New $800 million Power Plan Project (for California Energy Commission), Hayward, CA
• Newell Village Mixed Use Project, Walnut Creek CA
• Terraces at Los Altos Mixed Use Project (Phase 3), Los Altos, CA • New Family Dollar Store, Sacramento, CA
Structural Design
• Chevron Willbridge Terminal Upgrade, Portland, OR
• Chevron Eureka Terminal Upgrade, Eureka, CA
• Kaiser - Lennon Lane Mechanical & Seismic Upgrade, Walnut Creek, CA Work Experience
TRB + Associates Inc., Senior Plan Review Engineer, 2011 – Present Vaughn Engineering, Principal Structural Engineer, 1994 - 2011 David L. Messinger & Associates, Civil & Structural Engineer, 1990 -1994 Alan R. Horeis Structural Engineers, Civil Engineer, 1987 -1990 Others, 1971 – 1987
Education
Bachelor of Science,
Structural Engineering,
Masters-level Course Work in
Structural Engineering,
Portland State University,
Portland, Oregon
Bachelor of Arts, Economics,
Course Work in Business
Administration and Industrial
Engineering, State University of
New York, Buffalo, New York
Registration
Registered Structural Engineer,
California
Registered Civil Engineer
California
Professional Affiliations
Structural Engineers
Association of Northern
California (SEAONC)
Structural Engineers
Association of California
(SEAOC)
International Code Council
(ICC)
East Bay Chapter of ICC
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Mike Kaszpurenko, SE, PE | Senior Plan Review Engineer
Mike Kaszpurenko is a registered Structural and Civil engineer with over 30 years of engineering experience. His experience encompasses the plan review, design, evaluation, and retrofit of various types of building and non-building structures using concrete, steel, masonry, wood, and light-gage metal.
Mike’s experience includes working for a large structural steel fabricator where he was involved in detailing of shop drawings, design of connections, and on-site field review.
Select Project Experience
Industrial, Manufacturing
• Corn Products Cogeneration Facility, Stockton, CA. Plan review of boiler building and miscellaneous foundations for new facility.
• Nine Mile Point Two Nuclear Power Plant, New York. Miscellaneous connection designs. • Oswego Power Plant, Oswego, New York. On site engineer, for fabricator of breeching, during construction of oil-fired power plant.
Commercial / Government /Civic
• 600 Sutter, San Francisco, CA. New eight story building. • 973 Market, San Francisco. Seismic upgrade of an existing 8 story brick and concrete building. • Saks Fifth Avenue, San Francisco, CA. Foundation shoring for a new department store. • El Camino Real Hotel, San Mateo, CA. Preliminary design of a new three-story hotel. • 1989 Loma Prieta Earthquake, San Francisco, CA. Damage assessment of numerous apartment buildings and other structures for the City of San Francisco. • City Center Rotunda, Oakland, CA. Upgrade of three, eight story adjacent buildings into one multifunction facility.
Education, Assembly / Healthcare
• Windsor Middle School, Windsor, CA. New $11 million School Campus. • Laguna Salada School District, Pacifica, CA. Survey of 12 school campuses for Pacifica School District.
• Clovis East High School, CA. Plan check review for the Office of the Office of State Architect on several buildings of a new campus.
• Kaiser Hospital Service Building, Walnut Creek, CA. New two-story support facility for a hospital.
Multi-unit Residential
• Winterland Apartments, San Francisco, CA. Engineer of record for a 304-unit apartment complex consisting of four stories of wood framing over several levels of concrete parking. • Park Hill Terrace, San Francisco. Upgrade and extension of former 8 story hospital building into condominiums.
Work Experience
TRB + Associates, Inc. San Ramon, CA, 2009 - Present
Structural Engineers Collaborative, San Francisco, CA, 1986—Present Culley Associates, San Francisco, CA, 1980—1986
H. J. Degenkolb & Associates, San Francisco, CA, 1978-1980 Cives Steel Corporation, Gouverneur, New York, 1976—1978 Education
Bachelor of Science,
Civil Engineering, Clarkson
University, Potsdam, New York,
1976
Registration
Registered Structural Engineer,
California
Registered Civil Engineer
California
Professional Affiliations
Structural Engineers
Association of Northern
California (SEAONC)
FEMA Structural Specialist, for
Urban Search and Rescue, Task
Force 7, Sacramento, CA.
California Office of Emergency
Services Volunteer for postearthquake building review.
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COVER LETTER - FIRM INFORMATION AND QUALIFICATIONS
Daniel McLaughlin, PE, CASp | Senior Plan Review Engineer
Dan McLaughlin is a registered Civil Engineer and ICC Certified Plans Examiner with plan review experience on numerous residential and commercial projects. He has provided structural, life safety, and mechanical/electrical/plumbing, and energy reviews on a variety of residential and commercial project types. Project types include complex single-family homes, small to mid-sized retail shell buildings, office and mercantile tenant improvements, and mixed-use projects. Dan possesses strong structural analysis skills and has an excellent working knowledge of ADAPT, RAM, SAP2000, AutoCAD, Revit, and MathCAD structural engineering software packages.
Work Experience
Plan Review Engineer, TRB + Associates, Inc. 2014 - Present • Review drawings and calculations for code compliance on behalf of client agencies • Projects range from small residential to large apartment and office buildings • Recently participated in structural review of 4 story 135,000 sf wood apartment building over 2 story PT parking garage
• Participated in structural review of a 6 story 133,000 sf steel buckling restraint braced frame office building
• Review a variety of wood, concrete, and steel building types • Communicate with project engineers and architects on a regular basis Engineering Assistant, Contra Costa County Sanitary District 2011 - 2014 • Performed submittal check to ensure use of proper materials and equipment • Created site maps to discover location of overflows in the event of clogs in the systems • Performed sewer line inspections to ensure proper installation by contractor • Supervised bore sight to allow continual work when lead engineer not on site Engineering Internship, City of Pleasant Hill, Engineering Division 2007 • Performed quality control of storm drainage system project • Supervised ADA sidewalk installation to ensure proper installation by contractor • Developed PowerPoint Presentation of the City department functions for the City Engineer Residential Construction, McLaughlin Construction 2011, 2013 • Extensive knowledge in residential wood construction. Restored Victorian home including repair and seismic retrofit of foundation, re-leveled house and conducted full replacement of electrical, plumbing and sewer line. Completed unfinished basement including framing, insulation, electrical, sheetrock and finish work
Collection System Operation Laborer, Contra Costa County Sanitary District 2009, 2010 • Performed assigned duties on the hydro, rodding, construction, and utilities location crews Education
Masters in Structural
Engineering
Lehigh University
Bethlehem, PA
B.S Civil Engineering
Lehigh University
Bethlehem, PA
Registration
Registered Civil Engineer,
California
ICC Certified Plans Examiner
DSA Certified CASp (1029)
Professional Affiliations
American Institute of Steel
Construction
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CITY OF PINOLE | PLAN CHECK AND ON-CALL STAFFING SERVICES B-20
COVER LETTER - FIRM INFORMATION AND QUALIFICATIONS
Jeff Brooks, CASp | Senior Plans Examiner
Jeff possesses over 40 years in the construction industry with 21 years as a building inspector performing commercial and residential inspections with extensive knowledge of plan review in the building life safety, accessibility, plumbing, mechanical disciplines throughout Northern California. Jeff’s expertise spans in the review of highly complex projects of all types. He also has 20 years of experience working in the trades and as a contractor building custom homes.
As a collaborative leader, Jeff recently provided exceptional leadership skills as the Cannabis Project Manager for the City of Sacramento Building Division. He also provided training and direction for other plans examiners and inspectors for legal related facilities. He works well with the public as well as his colleagues and maintains high levels of productivity, reliability with excellent work ethic to deliver high quality customer service.
Jeff is ICC certified as a Commercial Building and Electrical Inspector. In addition, he is also certified as a California Access Specialist (CASp). Jeff has well-rounded experience in the building industry.
Work Experience
Senior Plans Examiner, TRB and Associates, Inc. 2021 - Present • Reviews complex plan drawings and calculations for code compliance on behalf of client agencies.
• Performs residential combination inspections and commercial building inspections. • Inspects and reviews all manner of construction, including new residential, additions, alternations, improvements, and commercial projects.
Building Inspector/Plans Examiner, City of Sacramento 2000 – 2021 General Contractor, Brooks Construction 1980 – 2000
Education
Cosumnes River College
Building/Home/Construction
Inspection/Inspector
Licenses and Certifications
Certified Access Specialist
ICC Commercial Building
Inspector
ICC Commercial Electrical
Inspector
Honors/Awards
Building Official Leadership
Academy – CALBO
Building Official Leadership
Academy (BOLA) Award for
completing the CALBO BOLA
program for2017-2018.
Employee of the Month - City of
Sacramento Director of
Community Development
Awarded to the employee who
demonstrates excellent
customer service and
performance
Skills
Municipalities
Construction
Code Enforcement
Life Safety
Building Codes
Plan Review
Building Inspections
NFPA
Interpersonal Skills
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COVER LETTER - FIRM INFORMATION AND QUALIFICATIONS
Jim Begley, F.P.E., CFM, LEED AP | Fire Protection Engineer
Jim Begley has almost 20 years of experience and began his engineering career in 1993 at Lockheed Martin Energy Systems in Oak Ridge, TN. After relocating to Las Vegas in 2002, Jim was responsible for hospitality projects such as Caesars Palace, Hard Rock Hotel, the Palms Casino, Bally’s and Paris Hotel Resort while managing the Las Vegas office of Schirmer Engineering Corporation. In May 2005 Jim joined JBA Consulting Engineers as the Director of Fire Protection Engineering and became Director of Domestic Business Development in 2008 prior to establishing his own firm in 2010.
Jim is a registered Fire Protection Engineer in 18 states. While at the University of Maryland, Jim was awarded membership to the Salamander honorary fire protection engineering fraternity. Jim is a past President of the Southern Nevada chapter of the Society of Fire Protection Engineers (SFPE) and currently sits on the SFPE Board of Directors on an international level.
Select Project Experience
SHRA 12-Story Building Remodel, Sacramento, CA
Russell City Energy Center Project, Hayward, CA
Lodi Energy Center Project, Lodi, CA
River Rock Casino, Healdsburg, CA
Aliante Station Hotel and Casino, Las Vegas, NV
Barona Resort & Casino, Lakeside, CA
Caesars Palace Hotel and Casino, Las Vegas, NV
Diamond Jo Casino, Northwood, IA
Diamond Jo Casino Dubuque, Dubuque, IA
Durango Station Hotel and Casino, Las Vegas, NV
Encore at Wynn Las Vegas, Las Vegas, NV
Golden Nugget Hotel & Casino, Las Vegas, NV
Legends Casino, Yakima, WA
Little Six Casino, Prior Lake, MN
Mystic Lake Casino, Prior Lake, MN
Palms Casino Resort Phase II, Las Vegas, NV
Palms Casino Resort Concert Venue, Las Vegas, NV
Snoqualmie Casino, Snoqualmie, WA
Tropicana Mega Resort, Las Vegas, NV
Wynn Las Vegas, Las Vegas, NV
Work Experience
TERP consulting, 2010 to present
jba consulting engineers, 2005 to 2010
Schirmer Engineering Corporation, 2001 to 2005
Fire Protection unlimited, 1999 to 2001
Performance Design Technologies, 1997 to 1998
Nexus Technical Services Corporation, 1996 to 1997
Lockheed Martin Energy Systems, 1993 to 1996
Education
Worcester Polytechnic
Institute
M.S. in Fire Protection
Engineering - 2006
University of Maryland at
College Park
B.S. in Fire Protection
Engineering - 1996
Registration
Licensed Fire Protection
Engineer:
California, Nevada, Arizona, 15
additional states
LEED Accredited Professional
ICC Certified Fire Marshal
ICC Certified Fire Plans
Examiner
ICC Certified Fire Inspector
Professional Affiliations:
National Fire Protection
Association (NFPA)
Society of Fire Protection
Engineers (SFPE)
Member grade
SPFE
Member of International Board
of Directors
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James Johnson, E.E., QCxP | Senior Plan Review Engineer James Johnson is a Registered Electrical Engineer (Hawaii), ICC Certified Electrical Plans Examiner, and Qualified Commissioning Services Provider (QCxP) with over 30 years of experience encompassing electrical engineering design and plan review. Mr. Johnson has provided electrical plan review on a variety of project types including commercial building, tenant improvements, and photovoltaic systems. In addition, Mr. Johnson has performed extensive power and lighting systems design, engineering and construction document production, and project management.
Select Skills / Project Experience
• Analyze permit submittal plan documents for conformance to adopted national, state, and city/county codes including NEC, NFPA, IBC, ICC and UFC standards. • Conduct forensic electrical systems investigations to determine origin and cause failure of equipment and associated distribution systems including power, lighting and fire alarm with analysis and resolution of legally adopted Code compliance issues. • Provide scheduled review as CQCR of electrical construction documentation with scheduled site inspection to assure quality construction in accordance with minimum codes and standards for U.S. government projects.
• Professionally managed a wide variety of governmental, commercial, institutional, and residential projects with associated commercial and emergency, renewable and nonrenewable power, lighting, and telecommunication systems. • Provided oversight of engineering skills development and implements of Engineers-InTraining. As a lead instructor at Leeward Community College, taught Math, English and Writing from high school through college freshman levels. • Proficient in Microsoft Word, Excel, PowerPoint, Adobe Photoshop and Acrobat Pro, AutoDesk AutoCAD MEP 2013. Revit MEP 2013.
Work Experience
• Senior Plan Review Engineer, TRB + Associates, Inc., 2014 to Present • Certified Electrical Plan Reviewer, City and County of Honolulu, 2013 to Present • Senior Electrical Engineer/Project Manager, Moss Engineering, 2005 – 2013 • Office Manager, Senior Electrical Engineer, Tower Engineering, 2000 – 2005 • Senior Project Engineer/Manager, Applied Engineering, 1995 – 2000 • Lead Instructor, Office of Continuing Education and Training, Leeward Community College, Pearl City, HI, 1995 – 2000
• Senior Electrical Design/Project Manager, Bennett, Drane, Karamatsu Engineers, Honolulu, HI, 1985 – 1995
Registration/Certification
Registered Electrical Engineer –
Hawaii
ICC Certified Electrical Plans
Examiner
Qualified Commissioning
Services Provider (QCxP)
Construction Quality Control
Reviewer (CQCR)
Professional Affiliations
Illuminating Engineering Society
(IESNA)
International Association of
Electrical Inspectors
Building Commissioning
Association (BCA)
International Code Council (ICC)
Volunteer Affiliations
Board Member,
Richmond High School
Engineering Academy Advisory
Board
2014 – Present
Volunteer Writer/Coach,
El Cerrito and Richmond High
Schools
2013 – Present
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COVER LETTER - FIRM INFORMATION AND QUALIFICATIONS
Steven Block, E.E. | Senior Plan Review Engineer
Steven Block is a highly skilled electrical engineer with over 25 years’ experience in the electrical engineering field. His expertise includes electrical design and plan review for compliance with the National Electrical Code, California Electrical Code, California Energy Code, local ordinances, National Electrical Safety Code, California Electrical Code, California Energy Code, local ordinances, National Electrical Safety Code, OSHA and other applicable laws, ordinances, regulations, and standards (LORS).
Projects reviewed for code compliance include commercial and industrial solar power plants, commercial natural gas power plants, wastewater treatment plants, and cement plants, industrial and commercial buildings, parking structures, hotels, and municipal utilities. Designed and provided construction support for traffic signals, highway lighting, closed circuit television, traffic monitoring stations, maintenance stations, and storm water pumping stations.
Work Experience
Senior Electrical Plan Review Engineer, TRB and Associates 2016 - Present • Plan review for residential, commercial, and industrial installations – Phillips 66 Naval Weapons Station, OSHPD 3 reviews for the City of Sacramento, Benicia Valero Refinery Audit, Child Daycare Center in Santa Clara, new apartments in Sacramento.
Senior Electrical Engineer, Private Consulting Firm 2004 - 2016 Plan review for code compliance and field inspector support – Silver State North Photovoltaic Generating Station, transmission lines, and high voltage substation (Nevada), Palomar Power Project (California), Panoche Energy Center (California), Abengoa Solar Thermal Generating Station and substation (California), Genesis Solar Collector Generating Station (California), Inland Empire Energy Center (California), Distributed Energy Partners Generating Stations (Hawaii), Various Wind Power Generating Stations in Solano County, CA, and other generating stations.
Plan review for commercial and industrial installations – FBI Honolulu, Disney Hawaii, Fort Irwin Military Housing (California), various rooftop photovoltaic installations (Hawaii), Valero Refinery Benicia (California), Transmission Line Feeder for Concrete Plant (Nevada) and Various Cellular Tower Installations (Hawaii).
Education
B.S. Engineering, Physics
California State University,
Northridge, CA
Registration
Registered Electrical Engineer
California, Nevada, Arizona,
Hawaii
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Alan Roth, E.E. | Senior Plan Review Engineer
Alan Roth is a registered professional electrical engineer with over 30 years of engineering experience. His experience encompasses extensive electrical systems design, quality control, and oversight roles at power plant and other industrial facility types. Past roles include working for Calpine, Inc. and Dow USA on power generation and chemical plant projects.
Work Experience
Senior Electrical Plan Review Engineer, TRB + Associates 2016 – Present • Conducts electrical code compliance plan review of industrial and power generation facilities.
Currently assisting with plan review $1 billion petrochemical refinery expansion project.
Electrical Engineering, Calpine Corporation 1998 – 2014 During tenure at Calpine Corporation, held positions of Senior Electrical Engineer, Senior Project Engineer, Senior Operations Engineer, and Senior Electrical Engineer 3. • Provided support for the design and construction of a new combined cycle power plants and installation of new combustion turbine generators in existing plants. Duties included:
o Reviewed engineer’s design documents for compliance with Calpine standards and proper interface with OEM documentation
o Provided field support as required
o Design
o Management of capital projects
o Analysis of protection and control systems
o Root cause analysis and determination of corrective actions for equipment and protection system failures
o Recommended predictive preventative maintenance
• Provided interface with consultants for complete protection reviews at 12 Calpine power plants in CA. Duties include:
o Compiled all protection related drawings
o Compiled any relay coordination and settings documents o Provided field support to consultants to verify drawings and actual protective relay settings • Determined the preliminary conceptual design, using standard design guidelines for plants in development
• Interfaced with local utilities for new interconnections for projects in the development phase • Represented Calpine to WECC and other regulatory bodies. • Provided guidance to plants on maintaining compliance with regional and national reliability standards.
• Interfaced with local utilities for new interconnections for projects in the development phase. • Represented Calpine to WECC and other regulatory bodies. • Determine the specification of the major equipment to be selected for the projects as well as interfacing system design.
• Interfaced with utilities, steam hosts, gas suppliers, permitting agencies, consultants and other organizations involved with the development of power projects. • Directed transmission consultants in initial studies for power plant siting.
Education
B.S. Electrical Engineering
California State Polytechnic
University
Registration
Registered Electrical Engineer
California
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Peter Kogan, M.E., LEED AP | Senior Plan Review Engineer Peter Kogan is a licensed mechanical engineer with over 30 years of diversified experience in the construction industry. His expertise lies in the areas of design and construction administration for Heating, Ventilation and Air Conditioning, Plumbing, Fire Protection, Energy and Building Studies, and Value Engineering. In the past ten years he was responsible for the design and renovation construction of several historical preservation projects. Peter’s extensive experience and personal attention to project details has always assured professional services performed within budget and to complete client satisfaction.
Peter has published several technical articles in the national magazine "Heating, Piping, Air Conditioning" and recently had an article published in the architectural magazine "Progressive Architecture". Peter has presented a technical paper on World Energy Congress in Atlanta, Georgia in 1990.
Select Project Experience
Healthcare
• New Medical Facility, Nevada Air National Guard, Reno, NV • Radiology/ Oncology Labs Renovation, Hospital Building, UCSF, San Francisco, CA • Renovation of Buildings 210/212 & 301, Metropolitan State Hospital, Norwalk, CA • Sonoma State Hospital, Central Plant HVAC Modifications, Sacramento, CA Education, Assembly
• Wet Research Laboratories in Building 74, Lawrence Berkeley Lab, Berkeley, CA • Medical Research Laboratories, Warren Hall, UC Berkeley, CA • Calvary Church, Los Gatos, CA. New 80,000 sq.ft., 2-story Life Center with Classrooms, Multi-Use Room, Gymnasium, Meeting Halls, etc.
Multi-unit Residential
• New Condominium Complex, San Francisco, CA. New 7 Story Condominium Complex located at 1438 Green Street
• Military Housing and Commercial Facilities, NAS Fallon, NV. New 3 Building Housing Complex comprising 126 Bachelor Enlisted Quarter units & new base Administration, Maintenance, Shop and Storage Facilities.
Commercial
• The Disney Store, New Retail Store, Winward Mall, Kaneohe, HI • Office Building, San Francisco, CA. New 3 Story Office Building located at 325 Pacific Avenue
• New Ruth’s Chris Steak House Restaurant, The Montage, Reno, NV • Foods Pilot Plant Expansion for Clorox Corporation, Pleasanton, CA Government, Civic
• Renovation of 3–Building Command Headquarter Complex, Travis Air Force Base, Fairfield, CA
• New 2-story Fitness Center at Naval Postgraduate School, Monterey, CA • New International Arrival Building, Oakland Airport, CA Work Experience
TRB + Associates, Inc, 2008-Present
Peter Kogan Associates, Owner, 1988-Present
Education
Master of Science, Mechanical
Engineering, Moscow
Aeronautical Institute, Russia
Registration/Certification
Registered Professional
Mechanical Engineer:
California, Hawaii, Nevada,
Texas, Colorado, Arizona
Certified Energy Manager
(CEM), State of California
LEED Accredited Professional
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COVER LETTER - FIRM INFORMATION AND QUALIFICATIONS
Reggie Meigs, CBO | Chief Building Official
Reggie has 42 years of comprehensive building safety experience. He has overseen the provision of plan review, inspection, counter, permitting, and code compliance services to more than 35 cities and counties throughout California. He has been a CALBO instructor for courses in the computerization of Building Departments, Disabled Access, and Occupancy Groups. Reggie has also been a member of various professional code committees; including the State Fire Marshal’s Committee for Residential Care Facilities.
Reggie provides project management and supervisorial services to clients on an as-needed basis.
He has served as a Chief Building Official for numerous jurisdictions in the public sector as well as on a consultant basis.
Select Project Experience
• A/E Planning and Engineering, County of Orange, CA. Building and Safety Task Leader overseeing building plan review and inspection efforts for planned developments in the county. Currently, focusing services on the Ranch Plan, County’s largest development. • Chief Building Official, City of Jurupa Valley, CA. Manages the City’s Building and Safety Department overseeing plan review, permit counter assistance, inspection, and code enforcement. Building plan reviews are checked for compliance with building codes and access requirements, as well as any adopted codes to promote sustainability. Reviews include architectural, structural, mechanical, electrical, plumbing, green, and energy.
Accessibility Code Enforcement includes managing complaints, investigating potential violations and enforcing the City’s codes.
• Building Safety Services, County of Los Angeles, CA. District Engineering Associate and Senior Building Engineering Inspector/Office Manager. Trained 100+ building inspectors. Oversaw building inspection services for the Cities of Artesia, Cerritos, and Lancaster. • Chief Building Official, City of Riverside, CA. Managed the City’s Building and Safety Division, supervising 21 full-time employees. Developed programs to track permits and inspections as part of the City’s program of office automation, which drastically improved efficiency. One major project under his oversight involved overseeing the Building Safety plan review and inspection for the Riverside Municipal Airport expansion (hangers, office space, other buildings).
• Chief Building Official, City of Orange, CA. Managed the Building and Safety Division.
Prepared budgets totaling $1.2 billion for several sections within the division, managed an in-house staff of 19 employees and oversaw contracts with two plan check firms. Also assisted in the development of a custom permit tracking program that saved the City $20,000.
• Chief Building Official, City of Berkeley, CA. Responsible for the City’s plan checking, inspections, housing code enforcement and counter administration and supervised a staff of 22 employees. Implemented a “One Stop Permit Center Process” which reduced plan check turnaround time from 8-12 weeks to 1-2 weeks without hiring additional staff. • Chief Building Official, City of San Ramon, CA. Helped expand services (code enforcement), added services at the front counter and incorporated local Fire District and Engineering Department representatives to create a true “One Stop Shop”. Assisted the Building Division with streamlining the Building Permit computer system and helped implemented and design new software to assist the code enforcement section in maintaining their case files. Achieved 90% cost recovery on code enforcement.
Education
College Coursework,
Civil / Electrical Engineering
Registration
CABO Registered Building
Official, CBO #1003
ICC Certified Professional
Building Official,
#5215342
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COVER LETTER - FIRM INFORMATION AND QUALIFICATIONS
Monty Straub | Senior Building Inspector
Monty Straub possesses over 25 years of experience in the construction and building & fire/life safety industry. For over 14 of those years, Monty served as a Building Inspector for Contra Costa County. He has extensive knowledge of the practical application and enforcement of adopted construction codes, standards, and local ordinances in construction inspection. Monty applies a customer service focus in carrying out his building safety inspection responsibilities.
Monty’s professional inspection experience encompasses commercial, industrial, and residential projects. His experience includes serving as a Delegate CBO inspector on two power plant projects located in Contra Costa County. In that role, he provided daily inspections to verify compliance with all applicable laws, ordinances, and regulations, as required by the California Energy Commission.
Select Project Inspection Experience
• City of Walnut Creek Staff Augmentation Assignment - Building Inspector • Served as Delegate CBO Inspector on the following California Energy Power Plant Projects located in Contra Costa County
o Gateway / Mirant Energy Center (530 MW, Combined-Cycle Facility) o Delta Energy Center (880 MW, Combined-Cycle Facility) • Provided code compliance inspection services at the Shell and Conoco/ Phillips Oil Refineries located in Contra Costa County.
• Inspected numerous commercial buildings, e.g., AAA Building in Walnut Creek • Avalon 5 story multifamily residential project near Pleasant Hill Bart • Stratford Sr. Housing in Pleasant Hill, CA
• Seeno Tract Subdivisions, Pittsburg CA
• Blackhawk Plaza shopping center remodel and addition, Blackhawk CA • Several Custom Homes, Blackhawk CA
Work Experience
TRB and Associates, Inc., Senior Building Inspector, 2012 - Present Contra Costa County, Senior Building Inspector, 1997 - 2011 Straub Construction, Independent Contractor, 1984 - 1996 Education
Certificate of Achievement,
Construction and Building
Inspection, Diablo Valley
College, CA
Certifications
ICC Certified Building
Inspector
ICC Certified
Mechanical Inspector
ICC Certified Plumbing
Inspector
ICC Certified Electrical
Inspector
ICC Certified
Combination Inspector
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COVER LETTER - FIRM INFORMATION AND QUALIFICATIONS
Kevin Mulcahy | Senior Building Inspector
Kevin Mulcahy has over 30 years of experience in the fire and life safety industry. He has 15 years of working experience in the public sector serving as plan reviewer and building inspector for the City of Concord Building Department and Contra Costa County Fire Prevention District.
In addition to Kevin’s extensive knowledge of building and fire code standards, his experience working for a general contractor has allowed him to provide excellent customer service while performing over the counter plan reviews to the general public.
He has held ICBO Certifications in Plan Review and Building, Plumbing and Mechanical Inspection, as well as being certified in the National Fire Protection Agency Fire Code.
Select Project Experience
• Serve in role of as-needed Building Inspector. Currently on assignment at the Cities of Martinez and El Cerrito.
• Served as plan reviewer and senior inspector for The City of Concord, Building Department for projects ranging from conventional construction for single family dwellings, commercial tenant improvements, to high rise buildings.
• Served as plan reviewer for the Contra Costa County Fire Prevention District (CCCFPD) for non-structural commercial plans to verify compliance with NFPA Fire Codes, standard building codes and local ordinances.
Work Experience
TRB + Associates, Inc. Building Inspector, 2012 - Present City of Concord, Building Dept. CA, Senior Inspector/Plans Examiner, 1999—2009 Contra Costa County Fire Prevention District, Plan Reviewer, 1995—1999 City of Pleasant Hill, CA, Plan Reviewer and Building Inspector, 1985—1994 Lester Enterprises, Oakland, CA, 1980—1994
Education
Humboldt State College,
Arcata, CA
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Jacqui O’Keefe | Senior Permit Technician
Jacqueline (Jacqui) has extensive experience working as both an ICC Certified Plans Examiner as well as a Permit Technician. This experience includes reviewing commercial, industrial, and residential projects for multiple jurisdictions. She is skilled in the application of building practices; regulatory compliance issues involving federal, state and local requirements. Her broad background in coordinating projects ensures a high level of customer satisfaction. This includes extensive building and life safety experience for numerous jurisdictions throughout California.
Work Experience
Senior Permit Technician | Plans Examiner, TRB + Associates 2017 - Present • Reviews plans for new residential, additions, improvements, and light commercial projects. • Assists clients with questions and inquiries
• Manages the demands of multiple jurisdictions
• Assist with Document Control for various projects
• Contract Permit Technician for jurisdictions on an as needed basis.
Plans Examiner | Permit Technician, Bay Area Municipal Consultant 2013 –2017 • Provided plan review of residential and commercial projects, including additions and tenant improvements.
• Contract Permit Technician for multiple jurisdictions • Document Control for various high scale commercial and power plant projects.
Event Director | Office Manager– Bay Area Catering 2009 - 2011 • Responsible for all aspects of event management, including preparing proposals/contract negotiation, discussing rental upgrade options with clients, developing event timelines with clients, developing menus, working with outside vendors, and arranging rentals for events. • Recruited, trained, delegated, coached, motivated, and evaluated the performance of staff for all events. Inputted, retrieved, and updated event setup information and produce event reports through a computerized event management system.
Event Director | Office Manager– East Bay Golf Course 2004 - 2009 • “Command Center” for office, handled issues/problems. Relayed accurate information to and from sales staff, chef, employees, and managing partner. This included guest counts, menus and tastings, location, and timing. Created a monthly binder of all events and staffing for managing partner, chef, and sales staff. Acted as the office administrator, answering phones, e-mails, scheduling meetings and conferences, managing transportation and travel, mail processing. Proficient in Microsoft office programs (word, excel), a variety of email systems (1and1, outlook). Proficient in QuickBooks including invoicing, billing, payroll, bill pay, and running reports. Managed the office schedule for all staff (front and back of house production) and oversaw sales staff appointment setting. Tracked all accounts payable and receivable, maintained working relationships with vendor billing departments and processing client payments. Created budgets, tracked inventory, completed profit and loss sheets.
Education
Bachelor of Arts, Chico
State University
Licenses/Certifications
Plans Examiner, ICC
Residential Energy
Inspector /Plans Examiner,
ICC
NFPA 472 Hazardous
Materials Awareness
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Seana Field, AICP | Senior Permit Technician / Planner
Seana possesses over 25 years of professional administrative and customer service roles in the building industry, including, as a Permit Technician, Land Use Planning Coordinator, Building Official, and Associate Planner. She has extensive knowledge of office policies and procedures.
She has worked for a few jurisdictions including the City of Antioch as a Permit Technician. Her skills encompassreviewing and processing applications and building permitsfor compliance with zoning, subdivision, and other regulations, performing various inspection duties and assisted developers, inspectors, and the general public. This has enabled her to utilize her strong customer service, organizational and effective communication skills. ICC certified as a Permit Technician, Ms. Field is focused, results-driven and thrives in a fast paced and changing environment.
Work Experience
Permit Technician, TRB and Associates, Inc. 2021– Present • Processes and routes plans for all manner of projects; including residential, commercial, industrial, and major high-rise projects
• Contract Permit Technician for jurisdictions on an as needed basis • Assists clients with questions and inquiries
• Assists with Document Control on various projects
Permit Technician, City of Antioch, Antioch, California 2020 – 2021 • Performed a variety of responsible technical, paraprofessional office, building and community development tasks.
Land Use Planning Coordinator, Polk County, Des Moines, Iowa 2016 – 2020 • Performed senior level professional planning activities relating to community development, comprehensive land use planning and code enforcement. • Assisted with the implementation, interpretation and enforcement of the Polk County Zoning Ordinance, Subdivision Ordinance and Land Use policies including the Comprehensive Plan.
• Served as project leader for major projects, processes land use applications and building permits for compliance with zoning, subdivision, and other regulations, performs various inspection duties relative to the enforcement of County zoning and subdivision ordinances and provided information/technical assistance to developers and the general public on planning and zoning related matters.
• Provided direction and guidance to planning staff and had considerable contact with key County officials, department heads, elected officials, and the public.
Building Official: City of Ames Fire Department, Ames, Iowa 2013 – 2016 • Provided leadership to the Inspection Division including five direct reports. • Facilitated process improvement strategies.
• Coordinated and lead the Property Maintenance Appeals Board • Presented to community groups, Building Board of Appeals, Property Maintenance Appeals Board, City
• Council and internal groups.
• Report writing and research for data driven decision making. • Collaboration with internal and external stakeholders to establish policies. • Annual budget preparation and daily implementation of the budget.
Licenses/Certifications
ICC Certified Permit Technician
Certificate No. 10138631
Education
• Graduated with a BA Cum
Lade from Southern Oregon
University, Ashland, Oregon
• Ankeny Leadership Institute,
• Supervisory Essentials
Course, City of Ames
• Upper Midwest Basic
Economic Development
Course
• Leadership Ames
• EnerGov System
Administration Training
• APA Planning Supervisor’s
Playbook Series
Professional Memberships
• American Planning
Association, Member
• American Planning
Association Northern
California Chapter, Member
• American Planning
Association Iowa Chapter,
Communications Chair,
Website Editor
• American Institute of
Certified Planners -
Certification
Computer Skills
• Microsoft Works/Word
• Microsoft Outlook
• Apple desktop applications
• Macromedia Contribute
• Adobe Acrobat,
• Adobe Illustrator
• Adobe Photoshop
• Adobe PageMaker
• GIS ArcView/Arc-Map
• MODX Content Management
System
• Location One Information
System (LOIS)
• Buxton software
• Adobe InDesign
• Wagtail and EnerGov
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COVER LETTER - FIRM INFORMATION AND QUALIFICATIONS
VP, Business Development & Marketing, Ames Economic Development Commission Business Development Coordinator, City of Ames, Ames, Iowa. 2011 – 2013 • Utilized as a liaison between the City of Ames and the Ames Economic Development Commission/Chamber of Commerce and between the City of Ames and the Ames business community.
• Responsible for soliciting and documenting commercial/multi-family/industrial building permit feedback and planning permit feedback.
• Responsible for the creation and deployment of the annual Development Process Survey. • Acted as a facilitator for the Development Review Committee, including process improvement coordination.
• Ames Economic Development Commission project coordination.
Associate Planner, City of Ankeny Planning & Building, Ankeny, Iowa 2007 – 2011 • Creation and presentation of staff reports and other research topics to staff, Zoning Board of Adjustment, Plan and Zoning Commission and to the community at-large. • Extensive customer service in person and via phone and e-mail to provide information to the public and to explain City processes and ordinances. • Creation of maps and informational packets for staff and the community. • Coordinating and scheduling meetings, attending as the planning staff representative, and determining staff attendance needs.
• Presentation of planning topics to various community groups.
Planner, City of Ames Planning and Housing Department, Ames, Iowa. 2006 – 2007 • Chairperson of the Development Review Committee, a cross-departmental committee that reviews multifamily, commercial, and industrial submittals. • Responsible for reviewing and processing land use submittals, including organizing and attending pre-application meetings with developers and staff, researching, and analyzing pertinent information on applicable zoning, flood plain, utilities, transportation, and verifying zoning ordinance requirements, writing staff reports and recommendations, and managing casefiles.
• Extensive customer service in person and via phone and e-mail to provide information to the public and to explain City processes and ordinances • Presentation of planning topics to various local organizations and to Iowa State University planning classes.
• Presentation of staff reports and other pertinent information to the Zoning Board of Adjustment, the Planning and Zoning Commission and to the City Council. • Responsible for providing code enforcement assistance to the Building Inspections Division regarding zoning ordinance education and assistance with zoning process enforcement.
Volunteer Services Supervisor, City of Hillsboro Parks and Rec, Oregon. 2003 – 2005 Assistant Planner / Urban Planner, City of Hillsboro, Oregon 1999 – 2003 Land Use Planner: Westlake Consultants, Tigard, Oregon 1998 – 1999 City Planner: City of Molalla, Molalla, Oregon 1995 – 1998 295 of 1216
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COVER LETTER - FIRM INFORMATION AND QUALIFICATIONS
Lara Aldridge | Permit Technician / Engineering Technician Lara possesses eight (8) years of experience as a Permit Technician and Engineering in the building and public works industry, working for various jurisdictions in Southern California. Lara is skilled at providing permit and engineering technician services to the general public and development community.
A certified permit technician, Lara’s skills encompass customer inquiries, issuing permits, coordinating inspection requests, performing minor plan checks, routing plans for plan review, and interface with building inspectors, in-house and contract plan reviewers. She has extensive knowledge of building and public works department policies and procedures. Lara is customerfocused, results driven and thrives in a fast-paced work environment.
Work Experience
Permit Technician / Engineering Technician, TRB and Associates 6/2022 - Present • Contract Permit Technician for jurisdictions on an as needed basis • Assists clients with questions and inquiries
Permit Technician, Private Consultant, Azusa, CA 7/2021 - 05/2022 • Receive and review building applications from customers; assess scope of project and relevant permit requirements; educate customers regarding necessary permits and general code compliance of proposed projects.
• Perform minor plan check of proposed projects
• Verify that projects have obtained all necessary approvals; verify professional and contractor licensing.
• Calculate and verify valuations and fees; accept payments; issue permits as authorized. • Track plan check applications from submission until approval; route plan checks to appropriate personnel.
• Log inspection requests and prepare field files for daily inspection for building inspections. • Prepare Certificate of Occupancy as required.
• Assist building inspectors in coordinating inspection requests; perform clerical duties for building inspectors.
Permit Technician, RemX Staffing, San Juan Capistrano, CA 2/2021 - 7/2021 • Received and reviewed building applications from customers; assessed scope of project and relevant permit requirements; educated customers regarding necessary permits and general code compliance of proposed projects.
• Performed minor plan check of proposed projects
• Verified that projects have obtained all necessary approvals; verified professional and contractor licensing.
• Calculated and verified valuations and fees; accepted payments; issued permits as authorized.
• Tracked plan check applications from submission until approval; routed plan checks to appropriate personnel.
• Logged inspection requests and prepared field files for daily building inspections. • Prepared Certificate of Occupancy as required.
• Assisted building inspectors in coordinating inspection requests; performed clerical duties for building inspectors.
Licenses and Certifications
ICC Permit Technician
#8805197
Education
Chaffey College, Rancho
Cucamonga, CA
Skills
Trak-it
Accela
Energov
Bluebeam
Adobe Acrobat
DocuSign
Dropbox
Microsoft Office:
Excel, Outlook, Word
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COVER LETTER - FIRM INFORMATION AND QUALIFICATIONS
Permit Technician, Private Consultant, Orange, CA 8/2020 11/2020 • Received and reviewed building applications from customers; assessed scope of project and relevant permit requirements; educated customers regarding necessary permits and general code compliance of proposed projects.
• Verified that projects have obtained all necessary approvals; verified professional and contractor licensing.
• Calculated and verified valuations and fees; accepted payments; issued permits as authorized.
• Tracked plan check applications from submission until approval; routed plan checks to appropriate personnel.
• Logged inspection requests and prepared field files for daily building inspections. • Prepared Certificate of Occupancy as required.
• Assisted building inspectors in coordinating inspection requests; performed clerical duties for building inspectors.
Permit Technician, Private Consultant 6/2017 - 11/2019
• Received and reviewed building applications from customers; assessed scope of project and relevant permit requirements; educated customers regarding necessary permits and general code compliance of proposed projects.
• Performed minor plan check of proposed projects
• Verified that projects have obtained all necessary approvals; verified professional and contractor licensing.
• Calculated and verified valuations and fees; accepted payments; issued permits as authorized.
• Tracked plan check applications from submission until approval; routed plan checks to appropriate personnel.
• Logged inspection requests and prepared field files for daily building inspections. • Prepared Certificate of Occupancy as required.
• Assisted building inspectors in coordinating inspection requests; performed clerical duties for building inspectors.
Permit Technician, Private Consultant, Pico Rivera, CA 8/2014 - 3/2016 • Received and review building applications from customers; assess scope of project and relevant permit requirements; educate customers regarding necessary permits and general code compliance of proposed projects.
• Verified that projects have obtained all necessary approvals; verified professional and contractor licensing.
• Calculated and verify valuations and fees; issued permits as authorized. • Tracked plan check applications from submission until approval; routed plan checks to appropriate personnel.
• Logged inspection requests and prepared field files for daily building inspections. • Assisted building inspectors in coordinating inspection requests; performed clerical duties for building inspectors.
• Received complaints and forward to appropriate departments. 297 of 1216
CITY OF PINOLE | PLAN CHECK AND ON-CALL STAFFING SERVICES C-1 EXPERIENCE, QUALIFICATIONS AND REFERENCES section c.
Relevant Project Experience
TRB and Associates, Inc. (TRB) staff members have extensive experience providing Building Department Services to municipal agencies. As requested in the City’s RFP document, please find the following profiled projects for your reference. Please note that additional project experience information is also included (follows profiled projects).
The Veranda Shopping Center
Valuation: $75 million
Completion Date: 2019
Project address/location: Concord, CA
Project contact person: City of Concord; Ryan Pursely, PE CBO, Building Official, (925) 671-3173 Scope of work: Combination Code Compliance Plan Review and Inspection TRB provided comprehensive Plan review and Inspection services on the construction of this 6-anchor store shopping center which encompassed core and shell; assembly, retail, and business use tenant improvements. The project includes 12 buildings of various building types (concrete tilt-up, masonry, steel frame, and wood frame construction) having a combined area of 375,000 s.f.
UC Davis Health – Aggie Square Mixed-Use Project
Valuation: $1.3 – 1.9 billion
Completion Date: In Progress
Project address/location: Sacramento, CA
Project contact person: UC Davis Health; Paul Menard RA, Building Official, (916) 734-7416 Scope of work: Fire Life Safety, Disabled Access, MEP Code Compliance Plan Review TRB was selected to provide Building and Fire Plan Review Services for the Aggie Square Project expansion of the UC Davis Medical Center from 3.5 to 6.2 million sf. The project consists of three high-rise towers and a separate mixed-use building (1.2 million s.f. portion). This multi-phase project includes research, laboratory, housing, and commercial components.
Sacramento Convention Center Expansion & Renovation
Valuation: $240 million
Completion Date: 2021
Project address/location: Sacramento, CA
Project contact person: City of Sacramento; Winfred DeLeon PE, Building Official(ret), (916) 808-5475 Scope of work: Combination Code Compliance Plan Review
TRB was selected to provide combination Plan Review for the large-scale and high-profile expansion (245,000 s.f.) and renovation (200,000 s.f.) of the City's convention center facility. TRB reviewed the project for adherence to adopted building standards codes in Life Safety, Structural, MEP, Accessibility disciplines. TRB's scope of work included regularly scheduled telecommunication meetings to ensure schedule alignment. In addition, our firm was engaged in the evaluation of Alternate Materials and Methods requests to address several performancebased design elements on the project. Our review included assessment of a fire modeling study presented as part of the performance-based design consideration.
Santa Clara Square Mixed Use Development Project
Valuation: $200 million
Completion Date: 2019
Project address/location: Santa Clara, CA
Project contact person: City of Santa Clara; David Tran SE, Assistant Building Official, (408) 615-2436 Scope of work: Combination Code Compliance Plan Review
TRB provided combination plan review support to the City of Santa Clara for a series of Mixed Use, Residential, and Parking structures on the project. Reviewed project elements included:
New Building 2 + Garage: - 385,000 sf total
New Building 1 + Garage: - 400,000 sf total
Parking Garages: Buildings 3, 4 & 5: - 525,000 sf total 298 of 1216
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EXPERIENCE, QUALIFICATIONS AND REFERENCES
Additional Staff Experience - Plan Review
The following is a partial list of plan review projects worked on by our staff members. The project valuation for all belowreferenced projects ranges from $1 million to over $1 billion.
Mixed Use
• Mixed-use Residential/Office, 630 I Street, Sacramento, CA • New 39-Story High Rise Building, $110 million, 916 Broadway, Oakland, CA • SoFi Stadium, $5 billion, Inglewood, CA
• Santa Clara Square Project, $200 million, Santa Clara, CA • Agora Mixed Use Building, 1500 Newell Avenue, Walnut Creek, CA • Anaheim Regional Transportation Center, Anaheim, CA
• Mixed-use Residential/Retail/Parking Garage (230,000 s.f.), Los Altos, CA Biotechnology / Healthcare
• UC Davis Health System, Aggie Square Project, $1.3 billion, Sacramento, CA • UC Davis Heath System, Midtown Clinic (100,000 s.f., I2.1 & B occs), Sacramento, CA • Cancer Treatment Center (44,000 s.f.), Pleasant Hill, CA • Varian Inc. New Medical Research Facility (44,000 s.f.), Walnut Creek, CA • Kaiser Medical Office Building 2, $100 million, Redwood City, CA • Marin Health Campus - Buildings A-E, County of Marin, CA • Children’s Hospital TI, $37 million, Walnut Creek, CA Government / Civic
• Sacramento Convention Center Expansion, $240 million, Sacramento, CA • Anaheim Convention Center Expansion, Anaheim, CA
• Veteran’s Administration, Menlo Park Campus
• Fire Station Remodel & Addition (12,000 s.f.), County of Marin, CA • Performing Arts Center, County of Marin, CA
• Sonoma Academy School (99,000 sf), Santa Rosa, CA
Commercial
• Monterey Bay Aquarium Learning Center, $42 million, Monterey, CA • Industrial Ave. Self-Storage Facility, Roseville, CA
• Major Office Remodel (Three 40,000 s.f. buildings), Pleasant Hill, CA • Organic Material Composting Facility, $120 million, San Leandro, CA • New Charles Schwab Building, 1231 S. California Blvd, Walnut Creek, CA • New 6 Story Tech Campus Building, San Leandro, CA
Industrial and Power Plant Cogeneration Facilities
• SPG Solar Depot Park, Photovoltaic Array (2.1 MW), Sacramento, CA • Delegate CBO Services, California Energy Commission
• Lodi Energy Center Project (300 MW), Lodi, CA
• Russell City Energy Center Project (560 MW), Hayward, CA • Almond 2 Power Plant (300 MW), Ceres, CA
• Walnut Creek Energy Park (500 MW), Industry, CA
• Shiloh Wind Farm (150 MW, 100 Turbines), Solano County Residential / Residential Care Facilities
• Campus Crest Apartment Complex (240,000 s.f.), Sacramento, CA • Fiddyment Apartments (342 Units), Roseville, CA
• Brio Apartments, Walnut Creek, CA
• Arroyo Apartments, Walnut Creek, CA
• The Terraces Phase II (Res. Care Facility), Los Altos, CA • Valley Vista Senior Housing Complex (Res. Care Facility), San Ramon, CA 299 of 1216
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EXPERIENCE, QUALIFICATIONS AND REFERENCES
Staff Experience - Inspection / Building Department Administration The following is a partial list of Inspection and Administrative assignments worked on by our staff members:
• Building Official: City of Oakley, City of Concord, California Energy Commission, City of Signal Hill, City of Whittier • Combination Inspection: City of Concord, City of Fairfield, City of Sacramento, County of Butte, City of San Ramon, City of El Cerrito • Code Enforcement and Multifamily Inspection: County of Solano, City of Concord, City of Antioch, City of Benicia • Permit Technician: City of Sacramento, City of Vallejo, City of Redwood City, City of Santa Clara, City of Concord • OSHPD-3 Inspection: City of Walnut Creek, City of Sacramento • Delegate CBO Services: California Energy Commission
o Russell City Energy Center Project, Hayward, CA
o Mountainview Power Plan, Redlands, CA
o Walnut Creek Energy Park Power Plant, City of Industry, CA o Almond 2 Power Plant, Ceres, CA
Staff Experience - Emergency Response and Damage Assessment TRB and Associates, Inc. is prepared to assist in the event of a local, regional, or national emergency or disaster. Our assigned staff are ready and available to immediately respond to a disaster and provide assistance as needed. Many of our technical staff members possess SAP/ATC-20 post-disaster evaluator certification and have experience with providing disaster response support to municipalities. Of note, our firm provided post-disaster engineering and inspection support to the City of Vallejo in response to the 2014 Napa Earthquake.
Representative Client List
TRB staff members have extensive experience working with public sector agencies in California. The following is a partial list of California agencies currently or previously served by our staff:
LOCAL AGENCIES – NORTHERN CALIFORNIA
City of Benicia City of Oakley City of San Ramon
City of Concord City of Pleasant Hill City of Santa Clara City of Davis City of Redwood City City of Vallejo
City of Dublin City of Richmond City of Walnut Creek
City of Fremont City of Sacramento County of Butte
City of Los Altos City of San Jose County of Marin
City of Monterey City of San Leandro County of Placer
City of Oakland City of San Mateo County of Sonoma
City of Roseville City of Palo Alto County of Sacramento City of Tracy City of Burlingame City of Pleasanton
City of Davis City of El Cerrito City of Antioch
STATE AND FEDERAL AGENCIES
California Energy Commission Division of the State Architect Veterans Administration NASA UC Davis Health UC Berkeley
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EXPERIENCE, QUALIFICATIONS AND REFERENCES
Client References
TRB and Associates understands the importance of maintaining a high level of quality and customer service. We encourage you to contact the following references to provide testimony of our performance of work. Please note that additional references are available upon request.
City of Benicia
Contact: Rachel O’Shea, CBO | Chief Building Official
Community Development Services Department | 370 East L Street, Benicia, CA 94510 Email: [email protected]
Phone: (707) 746-4233
Dates of service: 2006 – present (16 years) | Current contract value: $200k Services Provided: As-Needed Plan Review, Inspection, Code Enforcement and Permit Technician Support Services TRB has provided Building Department Support Services to the City of Benicia since our founding in 2006. Our experience encompasses residential, commercial, and industrial project types.
City of Concord
Contact: Ryan Pursley, P.E. | Chief Building Official
Building Division | 1950 Parkside Drive, Concord, CA 94519 Email: [email protected]
Phone: (925) 671-3119
Dates of service: 2008 – present (14 years) | Current contract value: $500k Services Provided: Onsite Building Official, Plan Review, Permit Technician, and Building & Multifamily Inspection Services TRB has provided Building Department support services to the City of Concord for over 13 years. In addition to providing offsite plan review support, our firm has provided onsite plan review and inspection staff to help support the activities of the building department.
City of San Ramon
Contact: Vance Phillips, CBO | Building Official
7000 Bollinger Canyon Rd, San Ramon, CA 94583
Email: [email protected]
Phone: (925) 973-2583
Dates of service: 2007– present (15 years) | Current contract value: $250k Services Provided: Plan Review, Inspection, and Permit Technician Support TRB has held a contract with the City of San Ramon to provide Building Division Support services since 2007. Along with offsite plan review and permit technician support, we have provided staff to assist the City with onsite inspection, permit technician, and plan review support.
City of Sacramento
Contact: Winfred DeLeon, P.E. | Chief Building Official (ret.) Development Services Department
Email: [email protected]
Phone: (916) 808-5475
Dates of service: 2007 – present (15 years) | Current contract value: $500k Services Provided: As-Needed Plan Review, Inspection, and Permit Technician Support TRB has held a contract with the City of Sacramento to provide Building Division Support services since 2007. Along with offsite plan review and permit technician support, we have provided staff to assist the City with onsite inspection, permit technician, and plan review support.
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EXPERIENCE, QUALIFICATIONS AND REFERENCES
City of Roseville
Contact: Jim Mangino, CBO | Chief Building Official
Community Development Services Department | Building Division Email: [email protected]
Phone: (916) 774-5332
Dates of service: 2021 – present
Services Provided: As-Needed Plan Review, Inspection, Code Enforcement and Permit Technician Support Services TRB has provided Building Department Support Services to the City of Roseville since 2021.
City of Davis
Contact: Ashley Feeney | Community Development Director Email: [email protected]
Phone: (530) 757-5610 x7347
Dates of service: 2017 – present
Services Provided: As-Needed Plan Review Services
TRB has provided plan review services to the City of Davis for over 5 years. The firm regularly meets its Plan Review objectives, including staffing requirements and turnaround goals.
University of California Davis Health
Contact: Paul Menard, RA | Chief Building Official
Facilities, Design & Development
4800 2nd Ave, FSSB Suite 3010 Sacramento, CA 95817
Email: [email protected]
Phone: (916) 734-7416
Dates of service: 2020 - present
Services Provided: As-Needed Plan Review Services
TRB is currently providing as-needed building and fire plan review services to the University of California Davis Health Facilities, Design & Development group. Notable projects include the $1.3 billion Aggie Square Project.
California Energy Commission
Contact: Dale Rundquist | Compliance Program Manager
Email: [email protected]
Phone: (916) 651-2072
Dates of service: 2008 – present
Services Provided: Delegate Chief Building Official, Plan Review, and Inspection Services TRB has assisted the California Energy Commission as a Delegate Chief Building Official for the past 14 years. TRB staff have assisted in this role on 15 projects including utilityscale Energy Storage Systems, and Peaker and Combined-Cycle natural-gas fired power generation facilities. As Delegate Chief Building Official, TRB serves in building department, fire department, public works, and worker safety support capacities, providing the following:
• Building Plan Review and Inspection
• Fire Plan Review and Inspection
• Civil & Grading Plan Review and Inspection
• Geotechnical Peer Review
• Fire Protection Engineering Peer Review
• OSHA Standards Plan Review
• Worker Safety Monitoring
• Project Management
• Document Control
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CITY OF PINOLE | PLAN CHECK AND ON-CALL STAFFING SERVICES D-1 SERVICES UNDERSTANDING section d.
Scope of Work Understanding
TRB and Associates understands that the City of Pinole is seeking to contract for As-Needed Plan Check and On-Call Staffing Services to assist the Department of Community Development as scoped in the City Request for Qualifications (RFP) document. The achievement of the City’s goals is at the heart of the services we provide. We have been able to consistently meet our clients’ goals by implementing the following principles:
Garnering a problem-solving attitude
Gaining awareness of the issues that affect the
community
Applying the right expertise in a responsive manner
Given our proximity and 15-year history serving agencies in Northern California, we submit that we are well equipped to perform the services requested under the City’s RFP. To confirm, TRB and Associates is an independent firm, properly licensed to practice in California, and has no conflict of interest with regard to any other work performed on behalf of the City. The following reflects our proposed work plan for providing the requested scope of services.
TRB has reviewed the Scope of Work as outlined in the City’s RFP and is prepared to provide the requested services of Plan Check and On-Call Staffing Services including:
Building and Fire Plan Review
Building and Fire Field Inspection Services
Permit Counter Services
Code Enforcement Services
The following reflects our proposed work plan for providing the requested scope of services.
Project Approach Overview
Our approach to this engagement is centered on fostering open communication between our firm and the City. Our firm is committed to maintaining regular open communication with City staff to ensure that we are kept apprised of current code interpretations and policies, and to enhance our ability to quickly respond to any issues that may arise during permit counter, document review, and/or inspection activities. We value the importance of the City’s projects and are committed to meeting all project service delivery deadlines. Under the direction of the City Building Official, we will diligently document and report all plan review and inspection findings, tracking information, and other reports, as required by the City of Pinole.
We value the importance of the City’s projects and are committed to meeting all project service delivery deadlines. Under the direction of the City Building Official, we will diligently document and report all plan review and inspection findings, tracking information, and other reports, as required by the City.
Throughout this engagement, our key team members will be available to meet with City staff either via phone or in person to address questions that may come up during the course of a project. We understand that being accessible to project stakeholders is essential in helping ensure that decisions are made in timely manner; as such, our firm is committed to responding to all inquiries within 1 business day. We encourage discussions via in-person meeting, telecon, and/or WebEx formats as agreeable and necessary to achieve the most expeditious results.
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CITY OF PINOLE | PLAN CHECK AND ON-CALL STAFFING SERVICES D-2
SERVICES UNDERSTANDING
Quality Control Measures
Quality and on-time service are of paramount importance to us. Though we employ only licensed and experienced plan reviewers, certified inspectors and key administrative staff and expect their work to be of high standard, we have instituted a quality control policy to ensure this standard is maintained. At the core of our quality control approach is a “two sets of eyes” policy in place.
All work performed by staff are reviewed for quality control by senior members of our team. Our Project Manager, Quality Control Principal, Plan Review Manager, and Inspection Services Manager hold primary responsibility for ensuring accuracy and consistency (QA/QC) in the application of adopted codes and standards. On an ongoing basis, our Inspection Services Manager assesses Inspector performance, and our Plan Review Manager assesses Plan Review and Document Control performance. In addition, our organization performs annual Performance Evaluations to monitor project performance and identify training and promotional opportunities.
Independent, Licensed California Firm
To confirm, TRB is an independent, properly licenses firm in California and has no conflict of interest with regard to any other work performed for the City.
Project Workplan
Project Initialization, Scheduling & Management
From our prior experience supporting municipal building departments and divisions, we know that developing a comprehensive understanding of project construction documents and supporting the timely execution of project schedules is of critical importance. To confirm, for any plan review, inspection, or permit technician assignment, TRB members will possess a thorough understanding of all applicable project documents and processes and will be committed to supporting the City with its specific project schedule needs.
Preliminary Meetings and Project Administration
Shortly after project award, we would propose to hold a meeting to verify project expectations, deliverables, scheduling, and logistical considerations. In this setting, we would look to verify the key roles and responsibilities for all team’s party to the assignment. Our Project Manager, Todd Bailey will coordinate with our Plan Review and Inspection Services Managers, to allocate plan review, inspection, and permit technician resources appropriately. The Plan Review Manager will be responsible for oversight of all plan review services provided, and our Inspection Services Manager will be responsible for monitoring and managing any staff augmentation activities. Regular communication between our Project Manager and the TRB team will be ongoing throughout this engagement to ensure alignment on staffing and schedule needs.
Project Communications
We understand that ongoing communication is essential to ensuring project success. We promote and endorse any tools which help enhance communications between all project participants. We have utilized regularly scheduled calls for instance as a means for TRB, designated project owner, constructor, designer representatives, and others to discuss project schedule and critical path, manpower needs, potential challenges, and other related matters. Having these types of communications allows teams to identify when additional support may be needed and how resources may be best allocated to accommodate the project schedule and critical path. Throughout this engagement, our team members will be available to attend meetings with City staff, as well as design, constructor, and owner teams as needed.
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CITY OF PINOLE | PLAN CHECK AND ON-CALL STAFFING SERVICES D-3
SERVICES UNDERSTANDING
Code Interpretation Support
The TRB team is well versed in the intent of codes and standards as they apply to the noted range of projects expected on this assignment. To ensure that our technical findings are easily understood, we work to ensure that all of our plan review and inspection findings / communications are done in a clear and concise manner. As part of this effort, we include references to any applicable Code or Standard sections to help ensure recipients understand the basis of our findings. Throughout the project, our team will be available to answer questions related to codes or standards at any time.
For those items where additional information may be needed, our team has access to additional resources in the form of code and commentary guidelines, illustrations, and agency interpretations. TRB is prepared to offer any reference information to whomever may be requesting the clarifying material.
In addition, our team has experience supporting public agencies with Alternate Materials and Methods Requests. If a project warrants such consideration, we are qualified and prepared to review all AMMR requests.
As part of his purview, Paul Armstrong, PE, CBO will serve as a facilitator on any code interpretation items. Paul has extensive expert code interpretation experience on projects of great complexity in California and in national and international settings. Of note, Mr. Armstrong’s experience includes working for International Code Council (ICC/ICBO) for over 14 years.
Record Keeping and Document Management
From our prior experience, TRB understands that projects can involve concurrent, fast-track design and construction efforts, thereby necessitating implementation and management of well-organized processes in place to name and track documents in their various stages of development and review. TRB understands that tracking and maintaining well documented plan review and inspection findings is of paramount importance.
To facilitate timely access to construction inspection results and status information, TRB can initiate its Project Website for use on this assignment. With our project website, all plan review and inspection activities can be documented and posted daily. Our postings can include plan review comment letters and detailed inspection reports (i.e. approval/correction notices), project information, meeting notes, etc.; all of which may be updated on a daily basis. In addition, if so desired by the City, we can also accommodate incoming electronic document postings (i.e. electronic plans, calculations, RFI’s, etc.) to allow paperless documentation of the project.
Workload Accommodation | Timeliness of Response
It is understood that there are often periods of time where workload extends beyond what may be normally expected. We would like to highlight that our firm has a system in place to accommodate such peaks without compromising turnaround or quality. We have a large number of qualified and experienced team members who we access to assist at times of high workload or emergency need. In the event of a local, regional, or national emergency or disaster, our assigned staff are ready and available to immediately respond to a disaster and help as needed.
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SERVICES UNDERSTANDING
Plan Review Scope & Approach
TRB is prepared to provide as-needed plan review services for residential, multi-family residential, commercial, and industrial projects encompassing building & fire code, electrical, plumbing, mechanical, fire protection, Title-24 energy, accessibility, and green building standards; as well as grading, drainage, floodplain, wildland urban interface fire severity zone, stormwater, grading, hazardous materials, and State housing law Title-25 factory-built structure considerations, as applicable.
Our reviews consider all relevant project documentation including plans, specifications, calculations, and other related correspondence to verify conformance to adopted local codes, ordinances, regulations, and standards, including the 2019 and upcoming 2022 editions (effective January 1, 2023) of the following California Building Standards Codes:
• California Building Code
• California Residential Code
• California Electrical Code
• California Plumbing Code
• California Mechanical Code
• California Fire Code
• California Energy Code
• California Green Building Standards Code
To confirm, TRB is prepared to provide as needed plan check for Fire Compliance during the transition period through the Spring of 2023 and beyond if needed. We currently provide fire plan review services on behalf of numerous clients including the Cities of Palo Alto and Roseville.
Alternate Material and Methods
TRB and Associates recognizes that there are alternate materials and methods of construction that can be used to satisfy and comply with the provisions of the code. Our experience with the use of alternate materials, alternate design and methods of construction enhances our ability to solve specific issues that arise in design and construction.
Electronic Plan Review
As noted earlier in our proposal, TRB is prepared to accommodate and review plan documents electronically for the City. The staff of TRB has been leaders in the field of digital plan review and workflow management; as such, we have the experience and know-how to efficiently manage the review of electronic documents. We are prepared to track and communicate all plan review comments and approvals through the City-designated tracking system, and any future or anticipated electronic review platform, including the City’s new permitting system (Central Square Technology’s Community Development Suite - TRAKIT, which is expected to go live in Spring of 2023. Our team has extensive experience working with the several electronic plan review systems including Bluebeam, DigEplan, and ProjectDox.
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SERVICES UNDERSTANDING
Online Plan Check Status and Records
To facilitate access to plan review findings and status information, TRB is prepared to initiate its Project Website for use on this assignment if desired by the City. With our project website, all correspondence issued by our team can be posted and maintained for access by City and designated project stakeholder staff. Our postings can include plan review findings (i.e. approval/comment letters), plan review submittal status information, meeting notes, etc.; all of which may be updated on a daily basis. In addition, if so desired by the City, we can also accommodate incoming electronic document postings (i.e. electronic plans, calculations, RFI’s, etc.). To confirm, there is no additional cost for this service.
Plan Review Process
The following process represents an example plan review workflow. Please note that the plan review workflow utilized for the City will align with the City’s specific workflow requirements and needs.
Step 1 - Preliminary Discussions:
Prior to beginning our initial plan review project, our Project Manager proposes to conduct a meeting or conference call with the City to discuss local code policies, documentation procedures, plan processing protocols, plan review checklist items, and scheduling.
Step 2 - Initial Review:
Upon receipt of a complete set of plan documents, we will perform our plan review in the agreed-upon timeframe, checking for compliance to all applicable code standards. To confirm, we will adhere to the City’s Plan Review Turnaround timeframes, as reflected in the following Table.
*15 working days if project is exceptionally large or complex, as mutually agreed upon with City.
Type of Project
Turnaround
Time – First
Cycle of
Review
Turnaround
Time –
Second Cycle
of Review
Turnaround
Time – Third
Cycle of
Review
Turnaround
Time – Fourth
Cycle of
Review (and
so on)
Residential
New
Construction –
Single Family
10 Working
Days
5 Working
Days
5 Working
Days
5 Working
Days
New
Construction –
Multifamily
10-15*
Working Days
7-10 Working
Days
5 Working
Days
5 Working
Days
Addition 10 Working
Days
5 Working
Days
5 Working
Days
5 Working
Days
Remodel 10 Working
Days
5 Working
Days
5 Working
Days
5 Working
Days
NonResidential
New Construction 10-15*
Working Days
7-10 Working
Days
5 Working
Days
5 Working
Days
Addition 10 Working
Days
5 Working
Days
5 Working
Days
5 Working
Days
Remodel/
Tenant
Improvement
10 Working
Days
5 Working
Days
5 Working
Days
5 Working
Days
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CITY OF PINOLE | PLAN CHECK AND ON-CALL STAFFING SERVICES D-6
SERVICES UNDERSTANDING
All corrections are identified based on compliance with specified codes and regulations and worded so the designer will know what needs attention and how to respond to the issue stated. Generally, corrections are identified in two ways:
• Notes can be made on plans as appropriate and authorized to assist in locating the issue on the plans; • A correction sheet is generated detailing what items need to be addressed before plans can be approved.
The client will receive a copy of each correction list, as well as a cover memo containing the date plans were reviewed by TRB and Associates, and the date that the applicant/applicant’s designee was notified that the plan review was completed.
Step 3 - Transmittal of Plans and Comment Lists for Plan Review:
At the heart of our approach in delivering our services to you, is the recognition that there must be a coordinated effort to track and coordinate all submittals and requests received. To help assure that submittals are properly coordinated and tracked, TRB and Associates has established an internal plan review coordination process to ensure that each plan received for review is properly handled, processed, and returned on time. Our plan tracking procedures are computerized to track each submittal through the review process and maintain accurate and comprehensive records for each submittal. Upon completion of our review, any comments generated are consolidated into a correction letter in the City’s preferred format (e.g. Bluebeam, punchilist, or other eTrackit-compatible format) which is remitted to the City for its reference.
Step 4 - Rechecks:
Upon receipt of the resubmittal package from the applicant, once we have verified that the resubmittal package is complete, we perform a recheck in the agreed-upon timeframe. This process is repeated until the project plan documents are ready to be recommended for approval.
Step 5 - Plan Approval:
When all review comments are satisfied, we will forward two sets of all relevant correspondence bearing our company’s “Reviewed for Code Compliance” stamp (including plans, calculations, and specifications), along with a transmittal letter indicating our recommendation for project approval, and the project file to the City for processing.
Shipping and Delivery of Plans
TRB provides pre-printed overnight shipping labels and/or pickup services to facilitate the transport of hardcopy plan submittals to our office. Please note that the pickup, shipment and delivery of plan documents and other relevant correspondence to the City are provided at no additional cost.
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CITY OF PINOLE | PLAN CHECK AND ON-CALL STAFFING SERVICES D-7
SERVICES UNDERSTANDING
Building Inspection Scope & Approach
TRB is prepared to perform inspection, referring to building plans, structural plans, and material specifications for structures located within the City limits, upon 48-hour notice. Our inspectors are proficient at verifying project conformance to model code standards (Building, Electrical, Mechanical, Plumbing, Green Building and Title 24 Energy & Accessibility) and locally adopted ordinances. TRB provides all labor and technical, administrative, professional, and other personnel; supplies, materials, equipment, and all other resources necessary to perform the specified work. TRB will use existing City forms or can develop correction sheets which meet with the approval of the City and shall maintain written lists of corrections needed to ensure conformance to codes and regulations.
Field Inspection Process
Our experienced team includes individuals with extensive field inspection experience on a range of project assignment types including municipality “Called Inspections,” “Clerk of the Works,” and “Inspector of Record” roles; our team can assist with a broad range of inspection responsibilities. Our scope of service areas includes residential, commercial, and industrial facilities, capital improvement projects, municipal agency services and infrastructure revitalization. Our inspectors are careful to document all inspection activities, adhere to agency-adopted protocols, and follow field procedures and policies as dictated by the Building Official. TRB will maintain daily inspection records and all necessary documents on file for reference by the City. To confirm, TRB staff are available for applicant inquiries and/or conferences during normal City business hours. Our inspections include those identified in the California Model Codes and would be amended or modified as directed by the City. • Foundation Inspection
• Framing Inspection(s)
• Electrical, Mechanical, Plumbing systems inspection
• Lath and/or Gypsum Board Inspection
• Fire Code Inspection, e.g. fire suppression, alarms, etc. (if requested)
• Concrete Slab or under-floor Inspection
• Energy Efficiency Measures Inspections
• Green Building Inspection
• Fire Resistance Rated Construction Inspection
• Floodplain Inspection
• Final Inspection
Remote Virtual Inspection (RVI) Option
Many jurisdictions are considering or have started using virtual programs to provide remote inspection services, and we note that Placer City has a remote inspection option in place. Several of our clients have successfully implemented a virtual inspection program. The system allows staff to conduct their duties while abiding by social-distancing requirements. Programs such as Inspected.com (a teaming effort with the ICC) or Blitzz charge a per inspection fee as well as an annual lease of their software.
Tools like Facetime, Skype, Google Duo and Microsoft Teams are also being used. TRB has utilized Skype, Microsoft Teams and Facetime for these services, and is prepared to utilize the City’s process/system as requested. 309 of 1216
CITY OF PINOLE | PLAN CHECK AND ON-CALL STAFFING SERVICES D-8
SERVICES UNDERSTANDING
Permit Processing, Administration, Code Enforcement, and CASp Services Scope & Approach
TRB is prepared to provide Permit Technician, Administrative, Code Enforcement, and CASp services support to the City on an asneeded basis, upon 48-hour notice. TRB staff are prepared to work at the City’s offices as an extension of City staff under the supervision of the Chief Building Official or their designee with the knowledge, skills, and abilities to perform the following requisite functions.
Permit Technician / Administrative Assistant
• Assist the public at the front counter or by phone
regarding building, planning, and engineering permit
requirements, application and permit fees, application
filing procedures and processing, and permit status.
• Enter permit and related data into the City TRACKIT/
Central Square permit tracking system.
• Research, compile and prepare various limited reports and presentation graphics.
• Accept permit and related applications and collect fees. • Screen plans and application materials for completeness and for conformance with City ordinances standards,
policies, and guidelines.
• Review application materials for compliance with conditions of project approval; route plans to other City departments for review; approve and issue minor permits; research and respond to public inquiries.
Code Enforcement
• Enforce compliance with agency regulations and ordinances including those pertaining to zoning, land use, nuisance housing, building codes, health and safety, blight, graffiti, water waste, and other matters. • Respond to complaints and reports from other agencies and departments on alleged violations of agency zoning and related municipal codes and ordinances; conduct investigations and provide recommendations for resolution. • Conduct field investigations; inspect properties for violations; issue and post warning notices, notices of violation, corrective notices, orders to comply, and related documentation for code violations; schedule and performing follow-up functions to gain compliance including letters, inspections, calls, meetings, discussions, and negotiations to ensure compliance with appropriate codes and ordinances.
• Maintain accurate documentation and case files on investigations, inspections, enforcement actions, and other jobrelated activities including accurate and detailed information regarding code enforcement activity to substantiate violations; drawing, diagrams and illustrations and taking photographs.
Disabled Access (CASp) Services
TRB offers Certified Accessibility Specialist (CASp) Consulting Services to assist agencies with the compliance requirements of State of California Senate Bill 1608 (Corbett). Our team is skilled at reviewing facility plans and specifications for compliance with State and Federal accessibility laws, codes, and regulations; evaluating facilities for compliance with State and Federal accessibility codes and regulations; and conducting accessibility research, preparing accessibility reports, and performing accessibility inspections. We offer email/phone consultations, onsite facility inspections and certifications, and expert testimony services as part of our CASp consulting services portfolio.
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CITY OF PINOLE | PLAN CHECK AND ON-CALL STAFFING SERVICES E-1 section e. COST, RATE AND SERVICE STRUCTURE
Fee Schedule
TRB and Associates offers the following fixed-fee and hourly rate schedules for services provided. Please note that Building Plan Review services may be rendered on either a fixed fee or hourly rate basis, as noted below. Additional services such as Fire Plan Review, Building Inspection, Staff Augmentation and Other services (e.g., CASp consulting), would be provided on an hourly basis at rates shown in the Schedule of Hourly Rates and Reimbursables provided on the following page.
Plan Review Services
Our plan review fees are calculated as a percentage of the total Plan Review Fee collected by the City. The fee compensation shown covers three total plan review cycles – the initial plan review and two rechecks. Any further review cycles which become necessary and reviews of revisions to approved plans would be billed based upon a negotiated hourly rate. Please note that the turnaround timeframe for providing expedited plan reviews would be negotiated/mutually agreed upon prior to commencement of the review.
Plan Review Turnaround Timeframe Structural Only
Review
M/E/P Only
Review
Complete Review
(Structural, Life
Safety/Disabled Access,
M/E/P, Green, Energy)
Standard:
Turnaround Timeframes published in
Proposal Section D
[Reflected in Table below]
45% 45% 65%
Expedited:**
One-half of Turnaround Timeframes
published in Proposal Section D
[Reflected in Table below]
Standard fee plus an
additional 50 percent
Standard fee plus an
additional 50 percent
Standard fee plus an
additional 50 percent
Note: For other review scope combinations not specifically identified in the above table (e.g. Electrical Only, Mechanical/ Plumbing Only, etc.), the fee compensation would be on an hourly basis. * For exceptionally large/complex projects, 15-day first check and 10-day rechecks may apply, as mutually agreed upon prior to start of review. **For expedited plan reviews, turnaround timeframe would be mutually agreed upon prior to commencement of work.
Please note that the pickup, shipment, and delivery of hardcopy and/or electronic plan documents and other relevant correspondence to the City are included in the above-noted cost.
Type of Project
Turnaround Time
– First Cycle of
Review
Turnaround Time
– Second Cycle
of Review
Turnaround Time
– Third Cycle of
Review
Turnaround Time –
Fourth Cycle of Review
(and so on)
Residential
New Construction –
Single Family
10 Working Days 5 Working Days 5 Working Days 5 Working Days New Construction –
Multifamily
10-15* Working Days 7-10 Working Days 5 Working Days 5 Working Days Addition 10 Working Days 5 Working Days 5 Working Days 5 Working Days Remodel 10 Working Days 5 Working Days 5 Working Days 5 Working Days NonResidential
New Construction 10-15* Working Days 7-10 Working Days 5 Working Days 5 Working Days Addition 10 Working Days 5 Working Days 5 Working Days 5 Working Days Remodel/ Tenant
Improvement
10 Working Days 5 Working Days 5 Working Days 5 Working Days 311 of 1216
CITY OF PINOLE | PLAN CHECK AND ON-CALL STAFFING SERVICES E-2
COST, RATE AND SERVICE STRUCTURE
Schedule of Hourly Rates and Reimbursables
The following billing rates apply for services rendered on an hourly basis:
• Overtime, Emergency, Expedited, and After-hours work is billed at the above-noted rates plus an additional 50 percent (Note that no overtime will be charged without client authorization) • Project inspections subject to prevailing wage requirements are at the above-published rates plus 30 percent. • All requested inspection and other staff-augmentation services are subject to a minimum 4-hour fee. • Reimbursement for direct expenses, incurred in connection with the work, will be at cost plus 15 percent. • Reimbursement for non-City vehicles used in connection with the work will be at the current IRS rate plus 15 percent per mile.
The above Schedule is valid through June 30, 2023 and may be adjusted thereafter to account for CPI changes, as mutually agreed upon.
Position Hourly Rate
Principal / Director $175.00
Project Manager $150.00
Building Official $150.00
Assistant Project Manager $135.00
Analyst $ 95.00
Supervising Plan Review Engineer / Architect $145.00
Senior Plan Review Engineer / Architect $130.00
Senior Plans Examiner $120.00
Plan Review Engineer/Architect $115.00
Plans Examiner $105.00
Intern Plans Examiner $ 70.00
Senior Planner $145.00
Planner $130.00
Engineering Technician II $ 95.00
Engineering Technician I $ 85.00
Senior Permit Technician II $ 85.00
Senior Permit Technician I $ 75.00
Permit Technician $ 65.00
Clerical/Admin $ 58.00
Fire Protection Engineer $215.00
CASp Certified Inspector/Examiner $130.00
Geotechnical Engineer $215.00
Grading/Storm Water Plan Review Engineer $215.00
QSP Storm Water Inspector $195.00
Inspector of Record / Task Leader $140.00
Supervising Inspector $130.00
Senior Inspector III $120.00
Senior Inspector II $110.00
Senior Inspector I $105.00
Inspector II $ 98.00
Inspector I $ 88.00
Intern Inspector $ 65.00
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CITY OF PINOLE | PLAN CHECK AND ON-CALL STAFFING SERVICES F-1 section f. REQUIRED STATEMENTS | DOCUMENTS
Required Statements | Documents
As requested, TRB confirms the following statements of assurance in response to the requirements noted in the City’s Request for Proposal document:
• The absence of a conflict of interest.
TRB has no conflict of interest with the City of Pinole associated with the requested services. • Indicate your ability and agreement to fulfill the indemnification and insurance requirements contained in the sample contract.
TRB meets or exceeds these requirements and will provide certificates of insurance upon award. • A statement that nothing contained in the submitted proposal will be proprietary.
TRB agrees with this requirement.
• Acknowledgement that the consultant understands that all documents submitted to the City in connection with the proposal are subject to the California Public Records Act and may be disclosed without notice to the Consultant.
TRB agrees with this requirement.
• A description of any and all proposed exceptions, alterations, or amendments to the Scope of Service or other requirements of this RFP, including the Sample Contract (Attachment B).
TRB has no exceptions, alterations or amendments to the Scope of Service or requirements of the RFP, including the sample contract.
• Pending bankruptcies, liens, stop payment notices, judgments, lawsuits, arbitrations, mediations, foreclosures, an any other similar actions filed or resolved in the past seven (7) years.
TRB can confirm that there have been no actions related to the above in the past seven (7) years, nor for the life of the firm.
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CITY COUNCIL
REPORT
9I
DATE: JANUARY 17, 2023
TO: MAYOR AND COUNCIL MEMBERS
FROM: SANJAY MISHRA, PUBLIC WORKS DIRECTOR
SUBJECT: AWARD A CONTRACT TO WEST VALLEY CONSTRUCTION
COMPANY, INC. TO PROVIDE ENGINEERING DESIGN SERVICES FOR PINON-PHASE 1 SANITARY SEWER PROJECT (CIP PROJECT
#SS2201)
RECOMMENDATION
Staff recommends that the City Council adopt a resolution (Attachment A) to:
1. Award a contract (Attachment B) to West Valley Construction Company, Inc. for engineering design services for Pinon-Phase 1 Sanitary Sewer Project (CIP Project # SS2201, the “Project”);
2. Authorize the City Manager to execute a contract (Attachment B) with West Valley Construction Company, Inc. in an amount not to exceed $400,000 including a contingency of $38,863 for the Project; and
3. Authorize the City Manager or his designee to issue any necessary change orders to complete additional work within contract authority for the Project.
BACKGROUND
The City owns and operates approximately 50 miles of sewer pipelines and 2 sewage lift stations. This system collects and conveys wastewater generated at residential, commercial, and industrial buildings to the City’s wastewater treatment plant.
On March 9, 2021, the Regional Water Board inspected the City’s collection system to evaluate the City’s compliance with the Statewide General Waste Discharge Requirements for Sanitary Sewer Systems, Order No. 2006-2003-DEW (Order). Order Provision D.10 requires the City to provide adequate capacity to convey base flows and peak flows, including flows related to wet weather events.
A review by the Regional Water Board staff of Sanitary Sewer Overflow (SSO) data revealed that there were three category 1 SSO’s in 2019 near the intersection of Pinon 314 of 1216
City Council Report
January 17, 2023 2
Avenue and Bay View Farm Road. As a temporary mitigation measure, the City has contracted with a third-party provider to mobilize equipment to enhance capacity at this location. The Regional Water Quality Control Board requires the City inspect the condition of all pipes with an in-pipe camera by March 31, 2023, and to address the capacity related issues at Pinon Avenue as soon as possible. The City is currently completing in-pipe camera inspections and is on track to complete them on time.
The City’s wastewater collection system is aging with some segments over 50 years old and several studies and historic records indicate that the collection system experiences high levels of inflow and infiltration (I/I) caused by stormwater and groundwater entering into the sewer collection system.
On September 20, 2022, City Council adopted Resolution 2022-80 approving the Sanitary Sewer Master Plan (SSMP). The SSMP was developed to gain an understanding of the sanitary sewer system’s performance and to provide a planning document for the City’s wastewater collection system which would focus spending in key areas in need of improvement. The SSMP included hydraulic modelling of the existing collection system and proposed several capacity improvements projects that were separated into three phases: Phase 1 (5-7 years), Phase 2 (8-12 years), and Phase 3 (13- 20 years). The first project identified in the SSMP is the Pinon Ave. project.
Based on a preliminary review of video inspections and SSMP, several segments of the collection system will require replacement/rehabilitation to address inflow and infiltration as well as extend the useful life of the collection system. To implement proposed improvements identified in the SSMP, the City will take a phased approach and incorporate findings from the in-pipe camera inspections.
On October 4, 2022, City staff released a Request for Proposals for Engineering Design Services for Sanitary Sewer with a focus on phase 1 of the Pinon project on www.publicpurchase.com and also posted contract documents on www.ci.pinole.ca.us/bids. Responses were due on October 26, 2022.
A total of 7 responses were received and provided to the review panel (Panel) for evaluation and scoring. The Panel consisted of two City of Pinole personnel representing the Public Works Department, and an independent consultant who is currently assisting the City with in-pipe camera inspections of the collection system. All proposal responses were evaluated and rated independently by each Panel member using the criteria listed below:
Criteria Points
Qualifications and Staffing 35
Project Approach and Work Plan 30
Cost Proposal 20
Schedule 10
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City Council Report
January 17, 2023 3
Compliance with RFP 5
TOTAL 100
The top 3 respondents were invited to an interview to further demonstrate their qualifications. Interviews were conducted on December 6 and 7 with Freyer & Laureta, Inc. Bellecci & Associates, and West Valley Construction Company, Inc. Staff received scoring evaluations from Panel members and totaled the scores for each firm and generated ranking. West Valley Construction Company Inc. scored 92 points, Freyer & Laureta Inc. scored 81 points, and Bellecci & Associates scored 80 points.
Based on the ranking, City staff started contract negotiations with West Valley Construction Company, Inc.
REVIEW & ANALYSIS
City staff recommends West Valley Construction Company, Inc. given their extensive experience in delivering projects that cover all aspects of underground utility installation and partnerships with public and private utilities throughout the state. Through the written proposal and oral interview, the firm demonstrated experience delivering projects similar in scope and size as the Pinon project. West Valley Construction Company, Inc. has experience performing design work for public works infrastructure projects including sewer pipeline rehabilitation by both conventional open trench and trenchless methods.
Staff believes the firm’s team has the experience and professional competency that will result in a satisfactory product for the City.
The City, through the developed sewer rate structure, has inflow and infiltration program funds set aside and programmed in the approved Capital Improvement Plan to address inflow and infiltration. The cost proposal provided by West Valley Construction Company, Inc. for the scope of work as defined in the RFP and submitted proposal is $313,235.
West Valley Construction Company, Inc. has also proposed a few optional tasks at the City’s request, i.e.: to verify the hydraulic modeling, patch paving of pothole locations, and preparation of a technical memorandum for Alternative Design if needed. The total proposed amount for all the above task is $47,902. All the above optional tasks are warranted and will be monitored and controlled by City Staff. Staff recommends that the Council approve all the optional tasks above in an amount not to exceed $400,000 (includes a contingency of $38,863).
Staff recommends the City Council award a contract to West Valley Construction Company, Inc. for engineering design services for Pinon-1 Sanitary Sewer Project.
Furthermore, staff recommends that City Council authorize the City Manager to execute a contract with West Valley Construction Company, Inc. in an amount not to exceed 316 of 1216
City Council Report
January 17, 2023 4
$400,000 for the Project which includes a contingency of $38,863 to address any issues that may arise during the work as approved by the City Manager or his designee. In addition, staff recommends that City Council authorize the City Manager or his designee to issue any necessary change orders to complete additional work within contract authority for the Project.
FISCAL IMPACT
The City, through the developed sewer rate structure, has inflow and infiltration program funds set aside and programmed in the approved Capital Improvement Plan to address inflow and infiltration.
There are sufficient funds in the City’s adopted CIP to award the contract to West Valley Construction Company, Inc. in an amount not to exceed $400,000.
ATTACHMENTS
A. Resolution
B. Construction Contract
317 of 1216
RESOLUTION NO. 2022 – XX
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PINOLE, COUNTY OF
CONTRA COSTA COUNTY, STATE OF CALIFORNIA, AUTHORIZING THE CITY
MANAGER TO EXECUTE A CONTRACT WITH WEST VALLEY CONSTRUCTION COMPANY, INC. TO PROVIDE ENGINEERING DESIGN SERVICES FOR PINONPHASE 1 SANITARY SEWER PROJECT (CIP PROJECT #SS2201) WHEREAS, the City of Pinole (“City”) has adopted the FY 2022/23 through FY 2026/27 Capital Improvement Plan (CIP) which includes the Sanitary Sewer Rehabilitation (CIP Project # SS2201, the “Project”) as a funded project; and WHEREAS, the Project involves improvements to the sanitary sewer collection system as identified in the Sanitary System Master Plan; and WHEREAS, on October 4, 2022, City staff released the bid on www.publicpurchase.com and also posted contract documents on www.ci.pinole.ca.us/bids; and
WHEREAS, the Request for Proposals were due on October 26, 2022 and a total of 7 responses were received; and
WHEREAS, the Request for Proposals were evaluated based on the published criteria by a review panel and three top ranked firms were interviewed; and WHEREAS, the review panel determined that West Valley Construction Company, Inc. is the most responsive and responsible proposer.
NOW THERFORE BE IT RESOLVED that the City Council of the City of Pinole as follows:
1. West Valley Construction Company Inc.’s proposal is found to be the most responsive and responsible proposal and is accepted by the City Council for the sanitary sewer collection system (CIP Project # SS2201, the “Project”).
2. A total budget of $400,000 including a contingency amount of $38,863 are authorized by the City Council for engineering design services as described in the scope and other optional services that may be required.
3. The City Manager is authorized to execute a professional services contract with West Valley Construction Company, Inc. in an amount not to exceed $400,000 for the Project in a form to be approved by the City Attorney.
4. The City Manager or his designee is authorized to issue any necessary change orders to complete additional work within contract authority for the Project.
ATTACHMENT A
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PASSED AND ADOPTED at a regular meeting of the Pinole City Council held on the 17th day of January 2023 by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
I hereby certify that the foregoing resolution was regularly introduced, passed, and adopted on the 17th day of January 2023.
____________________________
Heather Bell
City Clerk
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CONSULTING SERVICES AGREEMENT BETWEEN
THE CITY OF PINOLE AND
WEST VALLEY CONSTRUCTION COMPANY, INC.
THIS AGREEMENT for consulting services is made by and between the City of Pinole (“City”) and West Valley Construction Company, Inc. (“Consultant”) (together sometimes referred to as the “Parties”) as of January 18, 2023 (the “Effective Date”) in Pinole, California.
Section 1. SERVICES. Subject to the terms and conditions set forth in this Agreement, Consultant shall provide to City the services described in the Scope of Work attached as Exhibit A at the time and place and in the manner specified therein. In the event of a conflict in or inconsistency between the terms of this Agreement and Exhibit A, the Agreement shall prevail.
1.1 Term of Services. The term of this Agreement shall begin on the Effective Date and shall end on January 18, 2024, and Consultant shall complete the work described in Exhibit A by that date, unless the term of the Agreement is otherwise terminated or extended, as provided for in Section 8. The time provided to Consultant to complete the services required by this Agreement shall not affect the City’s right to terminate the Agreement, as provided for in Section 8.
1.2 Standard of Performance. Consultant shall perform all services required pursuant to this Agreement in the manner and according to the standards observed by a competent practitioner of the profession in which Consultant is engaged in the geographical area in which Consultant practices its profession. Consultant shall prepare all work products required by this Agreement in a professional manner and shall conform to the standards of quality normally observed by a person practicing in Consultant's profession.
1.3 Assignment of Personnel. Consultant shall assign only competent personnel to perform services pursuant to this Agreement. In the event that City, in its sole discretion, at any time during the term of this Agreement, desires the reassignment of any such persons, Consultant shall, immediately upon receiving notice from City of such desire of City, reassign such person or persons.
1.4 Time. Consultant shall devote such time to the performance of services pursuant to this Agreement as may be reasonably necessary to meet the standard of performance provided in Section 1.1 above and to satisfy Consultant’s obligations hereunder.
Section 2. COMPENSATION. City hereby agrees to pay Consultant an amount not to exceed Four Hundred Thousand ($400,000), for all work set forth in Exhibit A and all reimbursable expenses incurred in performing the work. In the event of a conflict between this Agreement and Consultant’s proposal regarding the amount of compensation, the Agreement shall prevail. City shall pay Consultant for services rendered pursuant to this Agreement at the time and in the manner set forth herein. The payments specified below shall be the only payments from City to Consultant for services rendered pursuant to this Agreement. Consultant shall submit all invoices to City in the manner specified herein. Except as specifically authorized by City, Consultant shall not bill City for duplicate services performed by more than one person.
Consulting Services Agreement between the
City of Pinole and West Valley Construction Compnany, Inc.
ATTACHMENT B
320 of 1216
Consultant and City acknowledge and agree that compensation paid by City to Consultant under this Agreement is based upon Consultant’s estimated costs of providing the services required hereunder, including salaries and benefits of employees and subcontractors of Consultant. Consequently, the parties further agree that compensation hereunder is intended to include the costs of contributions to any pensions and/or annuities to which Consultant and its employees, agents, and subcontractors may be eligible. City therefore has no responsibility for such contributions beyond compensation required under this Agreement.
2.1 Invoices. Consultant shall submit invoices, not more often than once a month during the term of this Agreement, based on the cost for services performed and reimbursable costs incurred prior to the invoice date. Invoices shall contain the following information:
▪ Serial identifications of progress bills; i.e., Progress Bill No. 1 for the first invoice, etc.;
▪ The beginning and ending dates of the billing period; ▪ A Task Summary containing the original contract amount, the amount of prior billings, the total due this period, the balance available under the Agreement, and the percentage of completion;
▪ At City’s option, for each work item in each task, a copy of the applicable time entries or time sheets shall be submitted showing the name of the person doing the work, the hours spent by each person, a brief description of the work, and each reimbursable expense;
▪ The total number of hours of work performed under the Agreement by Consultant and each employee, agent, and subcontractor of Consultant performing services hereunder, as well as a separate notice when the total number of hours of work by Consultant and any individual employee, agent, or subcontractor of Consultant reaches or exceeds 800 hours, which shall include an estimate of the time necessary to complete the work described in Exhibit A;
▪ The Consultant’s signature.
2.2 Monthly Payment. City shall make monthly payments, based on invoices received, for services satisfactorily performed, and for authorized reimbursable costs incurred. City shall have 30 days from the receipt of an invoice that complies with all of the requirements above to pay Consultant.
2.3 Final Payment. City shall pay the last 10% of the total sum due pursuant to this Agreement within sixty (60) days after completion of the services and submittal to City of a final invoice, if all services required have been satisfactorily performed.
2.4 Total Payment. City shall pay for the services to be rendered by Consultant pursuant to this Agreement. City shall not pay any additional sum for any expense or cost whatsoever incurred by Consultant in rendering services pursuant to this Agreement. City shall make no payment for any extra, further, or additional service pursuant to this Agreement.
In no event shall Consultant submit any invoice for an amount in excess of the maximum amount of compensation provided above either for a task or for the entire Agreement, unless the Agreement is modified prior to the submission of such an invoice by a properly executed change order or amendment.
Consulting Services Agreement between the
City of Pinole and West Valley Construction Compnany, Inc. 321 of 1216 Page 2 of 58
2.5 Hourly Fees. Fees for work performed by Consultant on an hourly basis shall not exceed the amounts shown on the following fee schedule attached hereto as Exhibit A.
2.6 Payment of Taxes. Consultant is solely responsible for the payment of employment taxes incurred under this Agreement and any similar federal or state taxes.
2.7 Payment upon Termination. In the event that the City or Consultant terminates this Agreement pursuant to Section 8, the City shall compensate the Consultant for all outstanding costs and reimbursable expenses incurred for work satisfactorily completed as of the date of written notice of termination. Consultant shall maintain adequate logs and timesheets in order to verify costs incurred to that date.
2.8 Authorization to Perform Services. The Consultant is not authorized to perform any services or incur any costs whatsoever under the terms of this Agreement until receipt of authorization from the Contract Administrator.
Section 3. FACILITIES AND EQUIPMENT. Except as set forth herein, Consultant shall, at its sole cost and expense, provide all facilities and equipment that may be necessary to perform the services required by this Agreement.
Section 4. INSURANCE REQUIREMENTS. Before beginning any work under this Agreement, Consultant, at its own cost and expense, unless otherwise specified below, shall procure the types and amounts of insurance listed below against claims for injuries to persons or damages to property that may arise from or in connection with the performance of the work hereunder by the Consultant and its agents, representatives, employees, and subcontractors. Consistent with the following provisions, Consultant shall provide proof satisfactory to City of such insurance that meets the requirements of this section and under forms of insurance satisfactory in all respects to the City. Consultant shall maintain the insurance policies required by this section throughout the term of this Agreement. The cost of such insurance shall be included in the Consultant's bid. Consultant shall not allow any subcontractor to commence work on any subcontract until Consultant has obtained all insurance required herein for the subcontractor(s) and provided evidence thereof to City. Verification of the required insurance shall be submitted and made part of this Agreement prior to execution.
4.1 Workers’ Compensation. Consultant shall, at its sole cost and expense, maintain Statutory Workers’ Compensation Insurance and Employer’s Liability Insurance for any and all persons employed directly or indirectly by Consultant. The Statutory Workers’ Compensation Insurance and Employer’s Liability Insurance shall be provided with limits of not less than ONE MILLION DOLLARS ($1,000,000.00) per accident. In the alternative, Consultant may rely on a self-insurance program to meet those requirements, but only if the program of self-insurance complies fully with the provisions of the California Labor Code. Determination of whether a self-insurance program meets the standards of the Labor Code shall be solely in the discretion of the City. The insurer, if insurance is provided, or the Consultant, if a program of self-insurance is provided, shall waive all rights of subrogation against the City and its officers, officials, employees, and volunteers for loss arising from work performed under this Agreement.
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4.2 Commercial General and Automobile Liability Insurance.
4.2.1 General requirements. Consultant, at its own cost and expense, shall maintain commercial general and automobile liability insurance for the term of this Agreement in an amount not less than ONE MILLION DOLLARS ($1,000,000.00) per occurrence, combined single limit coverage for risks associated with the work contemplated by this Agreement. If a Commercial General Liability Insurance or an Automobile Liability form or other form with a general aggregate limit is used, either the general aggregate limit shall apply separately to the work to be performed under this Agreement or the general aggregate limit shall be at least twice the required occurrence limit. Such coverage shall include but shall not be limited to, protection against claims arising from bodily and personal injury, including death resulting therefrom, and damage to property resulting from activities contemplated under this Agreement, including the use of owned and nonowned automobiles.
4.2.2 Minimum scope of coverage. Commercial general coverage shall be at least as broad as Insurance Services Office Commercial General Liability occurrence form CG 0001 (ed. 11/88) or GL 0002 (ed.1/73) covering comprehensive General Liability and Insurance Services Office form number GL 0404 covering Broad Form Comprehensive General Liability. Automobile coverage shall be at least as broad as Insurance Services Office Automobile Liability form CA 0001 (ed. 12/90) Code 1. No endorsement shall be attached limiting the coverage.
4.2.3 Additional requirements. Each of the following shall be included in the insurance coverage or added as a certified endorsement to the policy:
a. The insurance shall cover on an occurrence or an accident basis, and not on a claims-made basis.
b. Any failure of Consultant to comply with reporting provisions of the policy shall not affect coverage provided to City and its officers, employees, agents, and volunteers.
4.3 Professional Liability Insurance.
4.3.1 General requirements. Consultant, at its own cost and expense, shall maintain for the period covered by this Agreement professional liability insurance for licensed professionals performing work pursuant to this Agreement in an amount not less than ONE MILLION DOLLARS ($1,000,000) covering the licensed professionals’ errors and omissions. Any deductible or self-insured retention shall not exceed $150,000 per claim.
4.3.2 Claims-made limitations. The following provisions shall apply if the professional liability coverage is written on a claims-made form:
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a. The retroactive date of the policy must be shown and must be before the date of the Agreement.
b. Insurance must be maintained and evidence of insurance must be provided for at least five years after completion of the Agreement or the work, so long as commercially available at reasonable rates. c. If coverage is canceled or not renewed and it is not replaced with another claims-made policy form with a retroactive date that precedes the date of this Agreement, Consultant must provide extended reporting coverage for a minimum of five years after completion of the Agreement or the work.
The City shall have the right to exercise, at the Consultant’s sole cost and expense, any extended reporting provisions of the policy, if the Consultant cancels or does not renew the coverage.
d. A copy of the claim reporting requirements must be submitted to the City prior to the commencement of any work under this Agreement.
4.4 All Policies Requirements.
4.4.1 Acceptability of insurers. All insurance required by this section is to be placed with insurers with a Bests' rating of no less than A:VII.
4.4.2 Verification of coverage. Prior to beginning any work under this Agreement, Consultant shall furnish City with complete certified copies of all policies, including complete certified copies of all endorsements. All copies of policies and certified endorsements shall show the signature of a person authorized by that insurer to bind coverage on its behalf.
4.4.3 Notice of Reduction in or Cancellation of Coverage. A certified endorsement shall be attached to all insurance obtained pursuant to this Agreement stating that coverage shall not be suspended, voided, canceled by either party, or reduced in coverage or in limits, except after thirty (30) days' prior written notice by certified mail, return receipt requested, has been given to the City. In the event that any coverage required by this section is reduced, limited, cancelled, or materially affected in any other manner, Consultant shall provide written notice to City at Consultant’s earliest possible opportunity and in no case later than ten (10) working days after Consultant is notified of the change in coverage.
4.4.4 Additional insured; primary insurance. A certified endorsement at least as broad as Insurance Services Office form number CG 20 10 (11/85 ed.) shall be attached to all policies stating that the City and its officers, employees, agents, and volunteers shall be covered as additional insureds with respect to each of the following: liability arising out of activities performed by or on behalf of Consultant, including the insured’s general supervision of Consultant; products and completed operations of Consultant, as applicable; premises owned, occupied, or used by Consultant; and automobiles owned, leased, or used by the Consultant in the Consulting Services Agreement between the
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course of providing services pursuant to this Agreement. The coverage shall contain no special limitations on the scope of protection afforded to City or its officers, employees, agents, or volunteers.
A certified endorsement shall be attached to all policies stating that coverage is primary insurance with respect to the City and its officers, officials, employees and volunteers, and that no insurance or self-insurance maintained by the City shall be called upon to contribute to a loss under the coverage.
4.4.5 Deductibles and Self-Insured Retentions. Consultant shall disclose to and obtain the approval of City for the self-insured retentions and deductibles before beginning any of the services or work called for by any term of this Agreement.
During the period covered by this Agreement, only upon the prior express written authorization of Contract Administrator, Consultant may increase such deductibles or self-insured retentions with respect to City, its officers, employees, agents, and volunteers. The Contract Administrator may condition approval of an increase in deductible or self-insured retention levels with a requirement that Consultant procure a bond, guaranteeing payment of losses and related investigations, claim administration, and defense expenses that is satisfactory in all respects to each of them.
4.4.6 Subcontractors. Consultant shall include all subcontractors as insureds under its policies or shall furnish separate certificates and certified endorsements for each subcontractor. All coverages for subcontractors shall be subject to all of the requirements stated herein.
4.4.7 Variation. The City may approve a variation in the foregoing insurance requirements, upon a determination that the coverage, scope, limits, and forms of such insurance are either not commercially available, or that the City’s interests are otherwise fully protected.
4.5 Remedies. In addition to any other remedies City may have if Consultant fails to provide or maintain any insurance policies or policy endorsements to the extent and within the time herein required, City may, at its sole option exercise any of the following remedies, which are alternatives to other remedies City may have and are not the exclusive remedy for Consultant’s breach:
▪ Obtain such insurance and deduct and retain the amount of the premiums for such insurance from any sums due under the Agreement;
▪ Order Consultant to stop work under this Agreement or withhold any payment that becomes due to Consultant hereunder, or both stop work and withhold any payment, until Consultant demonstrates compliance with the requirements hereof; and/or ▪ Terminate this Agreement.
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Section 5. INDEMNIFICATION AND CONSULTANT’S RESPONSIBILITIES. Consultant shall indemnify, defend with counsel reasonably acceptable to the City, and hold harmless the City and its officials, officers, employees, agents, and volunteers from and against any and all losses, liability, claims, suits, actions, damages, and causes of action arising out of any personal injury, bodily injury, loss of life, or damage to property, or any violation of any federal, state, or municipal law or ordinance, to the extent caused, in whole or in part, by the willful misconduct or negligent acts or omissions of Consultant or its employees, subcontractors, or agents, by acts for which they could be held strictly liable, or by the quality or character of their work. The foregoing obligation of Consultant shall not apply when (1) the injury, loss of life, damage to property, or violation of law arises wholly from the negligence or willful misconduct of the City or its officers, employees, agents, or volunteers and (2) the actions of Consultant or its employees, subcontractor, or agents have contributed in no part to the injury, loss of life, damage to property, or violation of law. It is understood that the duty of Consultant to indemnify and hold harmless includes the duty to defend as set forth in Section 2778 of the California Civil Code. Acceptance by City of insurance certificates and endorsements required under this Agreement does not relieve Consultant from liability under this indemnification and hold harmless clause. This indemnification and hold harmless clause shall apply to any damages or claims for damages whether or not such insurance policies shall have been determined to apply. By execution of this Agreement, Consultant acknowledges and agrees to the provisions of this Section and that it is a material element of consideration.
In the event that Consultant or any employee, agent, or subcontractor of Consultant providing services under this Agreement is determined by a court of competent jurisdiction or the California Public Employees Retirement System (PERS) to be eligible for enrollment in PERS as an employee of City, Consultant shall indemnify, defend, and hold harmless City for the payment of any employee and/or employer contributions for PERS benefits on behalf of Consultant or its employees, agents, or subcontractors, as well as for the payment of any penalties and interest on such contributions, which would otherwise be the responsibility of City.
Section 6. STATUS OF CONSULTANT.
6.1 Independent Contractor. At all times during the term of this Agreement, Consultant shall be an independent contractor and shall not be an employee of City. City shall have the right to control Consultant only insofar as the results of Consultant's services rendered pursuant to this Agreement and assignment of personnel pursuant to Subparagraph 1.3; however, otherwise City shall not have the right to control the means by which Consultant accomplishes services rendered pursuant to this Agreement. Notwithstanding any other City, state, or federal policy, rule, regulation, law, or ordinance to the contrary, Consultant and any of its employees, agents, and subcontractors providing services under this Agreement shall not qualify for or become entitled to, and hereby agree to waive any and all claims to, any compensation, benefit, or any incident of employment by City, including but not limited to eligibility to enroll in the California Public Employees Retirement System (PERS) as an employee of City and entitlement to any contribution to be paid by City for employer contributions and/or employee contributions for PERS benefits.
6.2 Consultant No Agent. Except as City may specify in writing, Consultant shall have no authority, express or implied, to act on behalf of City in any capacity whatsoever as an agent. Consultant shall have no authority, express or implied, pursuant to this Agreement to bind City to any obligation whatsoever.
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Section 7. LEGAL REQUIREMENTS.
7.1 Governing Law. The laws of the State of California shall govern this Agreement.
7.2 Compliance with Applicable Laws. Consultant and any subcontractors shall comply with all laws applicable to the performance of the work hereunder.
7.3 Other Governmental Regulations. To the extent that this Agreement may be funded by fiscal assistance from another governmental entity, Consultant and any subcontractors shall comply with all applicable rules and regulations to which City is bound by the terms of such fiscal assistance program.
7.4 Licenses and Permits. Consultant represents and warrants to City that Consultant and its employees, agents, and any subcontractors have all licenses, permits, qualifications, and approvals of whatsoever nature that are legally required to practice their respective professions. Consultant represents and warrants to City that Consultant and its employees, agents, any subcontractors shall, at their sole cost and expense, keep in effect at all times during the term of this Agreement any licenses, permits, and approvals that are legally required to practice their respective professions. In addition to the foregoing, Consultant and any subcontractors shall obtain and maintain during the term of this Agreement valid Business Licenses from City.
7.5 Pinole Business License. Consultant shall obtain a City of Pinole business license according to the terms of Title 5 of the City of Pinole Municipal Code and deliver to City proof of such business license prior to beginning work under this Agreement. Work under this Agreement cannot begin until the City receives proof that Consultant has obtained a City of Pinole business license.
7.6 Nondiscrimination and Equal Opportunity. Consultant shall not discriminate, on the basis of a person’s race, religion, color, national origin, age, physical or mental handicap or disability, medical condition, marital status, sex, or sexual orientation, against any employee, applicant for employment, subcontractor, bidder for a subcontract, or participant in, recipient of, or applicant for any services or programs provided by Consultant under this Agreement. Consultant shall comply with all applicable federal, state, and local laws, policies, rules, and requirements related to equal opportunity and nondiscrimination in employment, contracting, and the provision of any services that are the subject of this Agreement, including but not limited to the satisfaction of any positive obligations required of Consultant thereby.
Consultant shall include the provisions of this Subsection in any subcontract approved by the Contract Administrator or this Agreement.
Section 8. TERMINATION AND MODIFICATION.
8.1 Termination. City may cancel this Agreement at any time and without cause upon written notification to Consultant.
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In the event of termination, Consultant shall be entitled to compensation for services performed to the effective date of termination; City, however, may condition payment of such compensation upon Consultant delivering to City any or all documents, photographs, computer software, video and audio tapes, and other materials provided to Consultant or prepared by or for Consultant or the City in connection with this Agreement.
8.2 Extension. City may, in its sole and exclusive discretion, extend the end date of this Agreement beyond that provided for in Subsection 1.1. Any such extension shall be specified in writing by the City. Consultant understands and agrees that if City issues such an extension, City shall have no obligation to provide Consultant with compensation beyond the maximum amount provided for in this Agreement. Similarly, unless authorized by the City, City shall have no obligation to reimburse Consultant for any otherwise reimbursable expenses incurred during the extension period.
8.3 Amendments. The parties may amend this Agreement only by a writing signed by all the parties.
8.4 Assignment and Subcontracting. City and Consultant recognize and agree that this Agreement contemplates personal performance by Consultant and is based upon a determination of Consultant’s unique professional competence, experience, and specialized professional knowledge. Moreover, a substantial inducement to City for entering into this Agreement was and is the personal reputation and competence of Consultant. Consultant may not assign this Agreement or any interest therein without the prior written approval of the City. Consultant shall not subcontract any portion of the performance contemplated and provided for herein, other than to the subcontractors noted in the proposal, without prior written approval of the City.
8.5 Survival. All obligations arising prior to the termination of this Agreement and all provisions of this Agreement allocating liability between City and Consultant shall survive the termination of this Agreement.
8.6 Options upon Breach by Consultant. If Consultant materially breaches any of the terms of this Agreement, City’s remedies shall included, but not be limited to, the following:
8.6.1 Immediately terminate the Agreement;
8.6.2 Retain the plans, specifications, drawings, reports, design documents, and any other work product prepared by Consultant pursuant to this Agreement;
8.6.3 Retain a different consultant to complete the work described in Exhibit A not finished by Consultant; or
8.6.4 Charge Consultant the difference between the cost to complete the work described in Exhibit A that is unfinished at the time of breach and the amount that City would have paid Consultant pursuant to Section 2 if Consultant had completed the work.
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Section 9. KEEPING AND STATUS OF RECORDS.
9.1 Records Created as Part of Consultant’s Performance. All reports, data, maps, models, charts, studies, surveys, photographs, memoranda, plans, studies, specifications, records, files, or any other documents or materials, in electronic or any other form, that Consultant prepares or obtains pursuant to this Agreement and that relate to the matters covered hereunder shall be the property of the City. Consultant hereby agrees to deliver those documents to the City upon termination of the Agreement. It is understood and agreed that the documents and other materials, including but not limited to those described above, prepared pursuant to this Agreement are prepared specifically for the City and are not necessarily suitable for any future or other use. City and Consultant agree that, until final approval by City, all data, plans, specifications, reports and other documents are confidential and will not be released to third parties without prior written consent of both parties.
9.2 Consultant’s Books and Records. Consultant shall maintain any and all ledgers, books of account, invoices, vouchers, canceled checks, and other records or documents evidencing or relating to charges for services or expenditures and disbursements charged to the City under this Agreement for a minimum of three (3) years, or for any longer period required by law, from the date of final payment to the Consultant to this Agreement.
9.3 Inspection and Audit of Records. Any records or documents that Section 9.2 of this Agreement requires Consultant to maintain shall be made available for inspection, audit, and/or copying at any time during regular business hours, upon oral or written request of the City. Under California Government Code Section 8546.7, if the amount of public funds expended under this Agreement exceeds TEN THOUSAND DOLLARS ($10,000.00), the Agreement shall be subject to the examination and audit of the State Auditor, at the request of City or as part of any audit of the City, for a period of three (3) years after final payment under the Agreement.
Section 10 MISCELLANEOUS PROVISIONS.
10.1 Attorneys’ Fees. If a party to this Agreement brings any action, including an action for declaratory relief, to enforce or interpret the provision of this Agreement, the prevailing party shall be entitled to reasonable attorneys’ fees in addition to any other relief to which that party may be entitled. The court may set such fees in the same action or in a separate action brought for that purpose.
10.2 Venue. In the event that either party brings any action against the other under this Agreement, the parties agree that trial of such action shall be vested exclusively in the state courts of California in the County of Contra Costa or in the United States District Court for the Northern District of California.
10.3 Severability. If a court of competent jurisdiction finds or rules that any provision of this Agreement is invalid, void, or unenforceable, the provisions of this Agreement not so adjudged shall remain in full force and effect. The invalidity in whole or in part of any Consulting Services Agreement between the
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provision of this Agreement shall not void or affect the validity of any other provision of this Agreement.
10.4 No Implied Waiver of Breach. The waiver of any breach of a specific provision of this Agreement does not constitute a waiver of any other breach of that term or any other term of this Agreement.
10.5 Successors and Assigns. The provisions of this Agreement shall inure to the benefit of and shall apply to and bind the successors and assigns of the parties.
10.6 Use of Recycled Products. Consultant shall endeavor to prepare and submit all reports, written studies and other printed material on recycled paper to the extent it is available at equal or less cost than virgin paper.
10.7 Conflict of Interest. Consultant may serve other clients, but none whose activities within the corporate limits of City or whose business, regardless of location, would place Consultant in a “conflict of interest,” as that term is defined in the Political Reform Act, codified at California Government Code Section 81000 et seq.
Consultant shall not employ any City official in the work performed pursuant to this Agreement. No officer or employee of City shall have any financial interest in this Agreement that would violate California Government Code Sections 1090 et seq.
Consultant hereby warrants that it is not now, nor has it been in the previous twelve (12) months, an employee, agent, appointee, or official of the City. If Consultant was an employee, agent, appointee, or official of the City in the previous twelve months, Consultant warrants that it did not participate in any manner in the forming of this Agreement. Consultant understands that, if this Agreement is made in violation of Government Code §1090 et.seq., the entire Agreement is void and Consultant will not be entitled to any compensation for services performed pursuant to this Agreement, including reimbursement of expenses, and Consultant will be required to reimburse the City for any sums paid to the Consultant. Consultant understands that, in addition to the foregoing, it may be subject to criminal prosecution for a violation of Government Code § 1090 and, if applicable, will be disqualified from holding public office in the State of California.
Consultant will comply with all conflict of interest laws and regulations including, without limitation, City’s Conflict of Interest Code (on file in the City Clerk’s Office). It is incumbent upon the Consultant or Consultant’s firm to notify the City pursuant to section 10.10 Notices of any staff changes relating to this Agreement. a. In accomplishing the scope of services of this Agreement, all officers, employees and/or agents of Consultant(s), unless as indicated in Subsection b., will be performing a very limited and closely supervised function, and, therefore, are unlikely to have a conflict of interest arise. No disclosures are required for any officers, employees, and/or agents of Consultant, except as indicated in Subsection b.
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_________________________
Initialed by City Attorney’s Office
b. In accomplishing the scope of services of this Agreement, Consultant(s) will be performing a specialized or general service for the City, and there is substantial likelihood that the Consultant’s work product will be presented, either written or orally, for the purpose of influencing a governmental decision. As a result, the following Consultant(s) shall be subject to the Disclosure Category “1-5” of the City’s Conflict of Interest Code:
______________________ ______________________
______________________ ______________________
10.8 Solicitation. Consultant agrees not to solicit business at any meeting, focus group, or interview related to this Agreement, either orally or through any written materials.
10.9 Contract Administration. This Agreement shall be administered by Sanjay Mishra, Public Works Director, who shall act as the City’s representative. All correspondence shall be directed to or through Sanjay Mishra or his or her designee.
10.10 Notices. Any written notice to Consultant shall be sent to:
Jasmine Cuffee, PE
Vice President of Engineering
2655 Stanwell Drive, Suite 215
Concord, CA 94520
Any written notice to City shall be sent to:
Sanjay Mishra, PE
Public Works Director
2131 Pear St.
Pinole, CA 94564
10.11 Professional Seal. Where applicable in the determination of the City, the first page of a technical report, first page of design specifications, and each page of construction drawings shall be stamped/sealed and signed by the licensed professional responsible for the report/design preparation.
10.12 Integration; Incorporation. This Agreement, including all the exhibits attached hereto, represents the entire and integrated agreement between City and Consultant and supersedes all prior negotiations, representations, or agreements, either written or oral. All exhibits attached hereto are incorporated by reference herein.
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10.13 Counterparts. This Agreement may be executed in multiple counterparts, each of which shall be an original and all of which together shall constitute one agreement.
The Parties have executed this Agreement as of the Effective Date.
CITY OF PINOLE CONSULTANT: WEST VALLEY CONSTRUCTION, INC. ____________________________ ______________________________ Andrew Murray, City Manager Jasmine Cuffee, PE
Date ________________________ Date __________________________ Consultant’s City of Pinole Business
License #:_____________________
Attest:
____________________________
Heather Bell, City Clerk
Date ________________________
Approved as to Form:
____________________________
Eric S. Casher, City Attorney
Date ________________________
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EXHIBIT A
SCOPE OF SERVICES
.
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ENGINEERING DESIGN SERVICES FOR
SANITARY SEWER PROJECTS
RFP No: PW – 2022-03
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October 26, 2022
Sanjay Mishra, P.E., T.E
Public Works Director
City of Pinole
2131 Pear Street
Pinole, CA 94564
RFP No. PW-2022-03
Dear Sanjay,
West Valley Construction Company, Inc. (West Valley) takes pride in our broad range of services in design and construction, specializing in utilities. We are pleased to submit this proposal to provide engineering design services for RFP No: PW-2022-03.
Project Understanding. This project includes upsizing of approximately 4,970 LF of existing gravity sewer from 8-12 inch diameters to 12-24 inch diameters. The sewers identified in this project run along San Pablo Avenue (1,050 LF of ex 8-inch), Robles Avenue (740 LF of ex 8-inch), Pinon Avenue (1,500 LFof ex 8- to 10-inch), through an easement (520 LF of ex 12-inch) and along Orleans Avenue (1,160 LF of ex 8- to 15- inch).
The scope of services for this project includes project management, coordination with the City and other agencies, utility investigation and potholing, geotechnical subsurface investigation, topographic surveying, preparing construction documents (plans, technical specifications and construction estimate).
According to the SSMP (adopted by the City in September 2022) the construction cost estimate is $3.145 million based on open-cut methods. West Valley will review the project conditions and constraints to determine if trenchless methods are feasible to reduce cost and impacts to the community.
Trusted and responsive team that has no learning curve. With over 20 miles of sanitary sewer design experience, Project Manager, Daniel Wilkins, PE will lead the project team using his extensive knowledge. He is a strong project manager with experience on all the tasks of a project lifecycle starting with CCTV review and determining the appropriate methods for treatment, preparing construction documents, coordinating with various agencies, and managing projects through construction. He is supported by Project Engineers Andrew Azevedo, EIT and Michael Villaflor to assist with utility coordination, permits coordination and preparing plans. Project Director Consulting Services Agreement between the
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Jasmine Cuffee, PE will also provide oversight with her 28 years of experience in design, which includes over 30 miles of sanitary sewer projects using both open-cut and trenchless techniques.
In-House Constructability Review. What makes West Valley unique is that as an integrated design-build company we have In-House resources to perform constructability review on our design to reduce risk and cost. Consequently, we are able to deliver a quality product with innovative solutions to minimize risk and save money.
West Valley acknowledges the receipt of Addendum No. 1 dated October 20, 2022, attached herein.
West Valley accepts the terms and conditions of the consulting services agreement as referenced in the RFP No. PW-2022-03. The proposal terms herein shall remain in effect for one hundred and twenty (120) days following the date submitted.
West Valley Construction Company appreciates the opportunity to present this proposal.
Please feel free to contact us with any questions.
Sincerely,
West Valley Construction Company, Inc
Daniel Wilkins, PE Jasmine Cuffee, PE
Project Manager Vice President of Engineering
2655 Stanwell Drive 2655 Stanwell Drive
Suite 215 Suite 215
Concord, CA 94520 Concord, CA 94520
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2. Qualifications
I. Firm Profile
Founded in 1958, West Valley offers a complete range of design and construction services covering all aspects of underground utility installation partnering with public and private utilities throughout California.
Our headquarters is located in Campbell, CA and we have offices/construction yards throughout California, including:
Concord
Sacramento
Chico
Stockton
Redwood City
Salinas
Fresno
Visalia
Bakersfield
Hayward
Our engineering team is in our Concord and Sacramento offices.
With 525 employees, our company includes staff with many specialties and decades of experience, designing and constructing projects ranging from $10,000 to $12 million. We manage all aspects of our projects from inception, including coordination with various utilities, local and state jurisdictions, railroad companies, property owners and permitting agencies, through completion.
As an employee-owned corporation, our staff is fully vested in the success of your project. The return is a team who is passionate about their work and delivers quality products.
II. Firm's Financial Condition
West Valley is in good financial conditional with a strong balance sheet and excellent key performance indicators. Its financial statements are audited annually by a reputable independent CPA firm. There are no known or pending conditions that would impede the West Valley's ability to complete its work.
III. Firm’s Experience
West Valley has designed and constructed a variety of utilities throughout the entire state, specializing in:
Water
Gravity and force main Sanitary Sewers
Storm Drain
Joint Trench
Open Excavation
Trenchless Technology Solutions
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Some of the firm’s experience in providing similar work include
RELEVANT PROJECTS SIMILAR CHALLENGES
City of Fresno
Anooshvan Park Water Main and Sewer
Main Replacement
Residential
Permits
Trenchless (Jack & Bore/
Horizontal Directional Drilling)
City of Fresno
Fort Washington Water Line Extension and
Sewer Main Replacement
Residential
Permits
Trenchless (Jack & Bore/
Horizontal Directional Drilling)
City of Porterville Island Annexation Area
478 B&C Sewer Project
Residential
Permits
Caltrans ROW
California Water Service Design-Build
W Washington Water Main Replacement
Easement
Residential
Permits
Trenchless (Jack &
Bore/Horizontal Directional
Drilling)
Railroad
California Water Service Design-Build
Loyola Water Main Replacement
Easement
Residential
PG&E Design-Build
Stockton Rule 20A
Railroad
Major Arterial
Trenchless (Jack & Bore)
Extensive Utility Coordination
San Jose Water Design-Build
South 9th Street Water Main Replacement
Permits
Public Impact
Access
Utility coordination
California Water Service Design-Build
Visalia Downtown Water Main Replacement
Caltrans ROW
Trenchless (Jack & Bore)
Extensive Utility Coordination
Public Disruption
The team members for your project are available to start immediately and have been selected due to their extensive project experience with similar challenges to the Pinon Sewer project. This includes projects in railroad and Caltrans Right-of Way, utilities coordination, easement in private property, minimizing public impact and pipeline replacement by either open-cut and trenchless applications.
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West Valley | 2. Qualifications Page 5 of 37
IV. Subconsultants
Topographic Surveyor: Sandis
Contact: Jeff Setera, PE, President
1700 S. Winchester Blvd
Campbell, CA 95008
408-636-0900
Geotechnical Engineer: Miller Pacific Engineering Group Contact: Scott Stevens
504 Redwood Blvd, Suite 220
Novato, CA 94947
415-382-3444
V. References
Name & Contact Info Company & Address Team Member
Reference
Randy Rowden
Manager, Main
Replacement Program
408-367-8269 x78269
[email protected]
California Water Service
1720 North First Street
San Jose, CA 95112
Daniel Wilkins
Jasmine Cuffee
Darren Phelps
Steve Moore, PE
General Manager
415-259-2949
[email protected]
Ross Valley Sanitary District
2960 Kerner Blvd
San Rafael, CA 94901
Daniel Wilkins
Jasmine Cuffee
Kyle Broughton, PE
Senior Engineer
707-428-9124
[email protected]
Fairfield-Suisun Sewer
District
1010 Chadbourne Road
Suisun City, CA
Daniel Wilkins
Jasmine Cuffee
Katherine Hayden, PE
President
425-902-4083
[email protected]
SKL Solutions
1626 Culpepper Dr.
Petaluma, CA 94954
Daniel Wilkins
Jasmine Cuffee
Stephen Miksis
Vice President
707-241-5858
[email protected]
SKL Solutions
1626 Culpepper Dr.
Petaluma, CA 94954
Daniel Wilkins
Jasmine Cuffee
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West Valley | 3. Staffing Page 6 of 37
3. Staffing
The West Valley team will be led by Project Manager, Daniel Wilkins, PE. Daniel will be responsible for coordinating with the City, attending meetings, managing the design team and subconsultants, and providing oversight of the plans, specifications and construction cost estimates. He will be your primary point of contact and will be responsible for tracking the budget and schedule.
Daniel will be supported by engineers Andrew Azevedo, EIT and Michael Villaflor. Andrew will be responsible for permits coordination, plan and profile sheets, details traffic control plans and cost estimates. Michael will be responsible for utility coordination, base/utility mapping, quantity take-offs and will also assist with plan preparation.
We also have support from Darren Phelps, of our operations group, who will perform the constructability review. This task provides quality assurance and cost benefit for the project by looking at buildability and finding opportunities to minimize risk and costs.
Our Project Director, Jasmine Cuffee will provide oversight to our design team and is responsible for assigning resources, ensuring that the quality of finished products meet City and County standards and City’s expectations. She will review all milestone submittals for quality and constructability before they are submitted to the City.
All of our team members will be dedicated to make sure that your project is successful.
They will be available for the entire duration of the work. No team members will be removed or replaced without prior written approval by the City.
Jasmine Cuffee, PE
Project Director / QA/QC
Project Manager
Daniel Wilkins, PE
Project Engineers
Andrew Azevedo, EIT
Michael Villaflor
CITY OF PINOLE
Constructability Review
Darren Phelps
Subconsultants
Surveyor
Sandis
Geotechnical Engineer
Miller Pacific
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Daniel Wilkins, PE, QSD
Project Manager
Expertise
Design-Build Management
Water/Wastewater
Treatment and Conveyance
Infrastructure
Pipeline/Trenchless
Engineering
Education
BS, Civil Engineering
Licenses
Professional Civil Engineer, CA
Certifications
Qualified SWPP Developer
(QSD)
PACP National Association
of Sewer Service Companies
(NASSCO)
Affiliations
North Bay Engineers Club
ASCE Golden Gate Branch
American Public Works
Association
North American Society for
Trenchless Technology
Pipe Users Group
Mr. Wilkins has over 17 years of experience performing design work for public works infrastructure projects including sewer pipeline rehabilitation (by both conventional open trench, trenchless methods and CIPP). Daniel has served as lead engineer and project manager for many sewer projects. His keen understanding of the challenges of sewer projects have contributed to making his projects successful. Daniel will serve as Project Manager. His responsibilities include point of contact for City staff, managing design team including subconsultants, preparing specifications and tracking project budget/schedule.
RELEVANT EXPERIENCE
San Jose Water Company. Fiscal Years 2016-2022 DB Main
Replacement Program. Project Manager
Evaluation and design for replacement of approximately 30 miles of small diameter water pipelines (4- to 12-inch diameter pipe). Prepare supplementary documents pertaining to Fire Marshall, Division of Drinking Water (DDW), and local jurisdiction approval. Prepare, submit applications and obtain permits in various jurisdictions throughout the Bay Area.
Bi-weekly coordination with Operations to discuss project status and address construction issues.
Manage subconsultants, schedules and budgets.
Ross Valley Sanitary District, FY14 Group A & B, FY15/16, FY16/17 and FY20/21 Sanitary Sewer Rehabilitation. Project Engineer/Manager This multi-year program which rehabilitated approximately 21 miles of sanitary sewer pipes ranging from 6-inch to 24-inch. Rehabilitation methods included open trench, pipe bursting, horizontal directional drilling, pipe reaming and cured-in-place pipe. Extensive coordination was needed as this project fell within the boundaries of several jurisdictions. Issues included sewers running through easements, within arterial roads, parallel utilities, etc.
Attended Board meetings to give updates and address concerns.
City of Los Altos, South Sewer Main Replacement Phase II. Project Engineer
This $2 million project included rehabilitation of 7,800 LF of sewers ranging in size from 6-inch to 30-inch utilizing open cut, pipe bursting, pipe reaming and CIPP methods.
Performed utility coordination, prepared PS&E and provided design services during construction.
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Daniel Wilkins (continued)
City of Concord, Downtown Sewer and Streetscape Project, Project Manager
This multi-year project involved replacement of approximately 27,000 LF of sewer mains , manholes and laterals by means of open trench and pipe bursting located in the busy Downtown area.
Performed utility coordination, prepared PS&E and provided design services during construction.
City of Mill Valley, Annual Street and Sewer Rehabilitation (2005-2012, 2015 and 2016), Project Engineer/Manager
For over 11 years, provided design services for the City of Mill Valley’s annual street and sewer rehabilitation project. These projects included street resurfacing and rehabilitation of over 20,500 LF of sewers. Sewer rehabilitation methods included open trench, pipe bursting, spot repairs and cured-in-place pipe. Manholes and lower laterals were also rehabilitated. The majority of the sewers were located in hills with very narrow roads and access issues. Pipe bursting was used wherever possible to reduce impacts to the community.
Facilitated community meetings to provide information on the project.
City of Monterey, Citywide Sewer and Lift Station Rehabilitation Program, Project Engineer
This multi-year $16.8 million project included rehabilitation of over 70,000 LF of sewers, 570 manholes and seven pump stations. The project was broken into 6 phases to reduce community impacts.
Sewer rehabilitation methods included open trench, pipe bursting, spot repairs and cured-in-place pipe.
This project was funded through a State Revolving Fund (SRF).
Successfully developed a decision matrix that prioritized deficient facilities to meet the City’s funding budget. This project reduced sanitary sewer overflows throughout their system which was critical in order to protect environmentally sensitive creeks in the Monterey Bay.
Vallejo Flood and Wastewater District, 2018 Sanitary Sewer Rehabilitation Project. Project Engineer
This project rehabilitated over 2,500 LF of sewers. Multiple sewers ran in easements. Easement sewers were replaced and upsized by pipe bursting with minimal impact to the property owner.
One easement line was abandoned in place and relocated into the street right-of-way. 5 house laterals were re-routed from the backyard to the new sewer main in the street. Relocation into public right-of-way reduced construction impacts to the resident’s private property and allowed for easier maintenance access.
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Jasmine Cuffee, PE, QSD
Project Director / QA-QC Manager
Expertise
Design-Build Management
Water/Wastewater
Treatment and
Conveyance Infrastructure
Pipeline/Trenchless
Engineering
Education
BS, Civil Engineering
Licenses
Professional Civil Engineer, CA
Professional Civil Engineer,
NV
Affiliations
North Bay Engineers Club,
President
ASCE Golden Gate Branch
American Public Works
Association
North American Society for
Trenchless Technology
Pipe Users Group
Training
Association of Bay Area
Governments: Sanitary
Sewer Overflow & Backup
Prevention
National Clay Pipe
Institute: Pilot Tube
Microtunneling and Static
Pipe Bursting
NASTT New Installation
Methods Good Practices
Louisiana Tech University:
No-Dig Bursting Good
Practices
Ms. Cuffee has over 28 years of experience in the design of various public works improvement projects specializing in site design, storm drain, water, reclaimed water, sanitary sewers, and roadway design and more than 19 years managing engineers. As Vice President of Engineering for West Valley, her responsibilities include overseeing the Engineering division; client relations; establishing/implementing quality control standards, processes, procedures, innovation, and tools; community relations; coordination with various agencies. Her pipeline experience consists of various projects using traditional open cut and trenchless technology methods.
RELEVANT EXPERIENCE
San Jose Water Company, Fiscal Years 2019-2022 DB Main
Replacement Program.
As VP of Engineering, provides resources, oversees managers and teams to ensure project goals are met, manages the engineering processes to make sure teams operate at optimum and efficient capacity; make sure that engineers maintain the desired level of quality and standards and provide good customer service; manage budgets and schedules.
California Water Service Co. FY 2019-2022 DB Main Replacement Program.
As VP of Engineering, provides resources, oversees managers and teams to ensure project goals are met, manages the engineering processes to make sure teams operate at optimum and efficient capacity; make sure that engineers maintain the desired level of quality and standards and provide good customer service; manage budgets and schedules.
Ross Valley Sanitary District. FY14-2020 Sanitary Sewer Rehabilitation. Project Manager
Multi-year Phased Sewer Program: Per a Cease & Desist Order, the District was required to improve 17.2 miles of deficient sewers 6- to 24- inches. By 2019, Jasmine’s team assisted the District with upgrading approximately 21 miles of sanitary with construction costs amounting to $22 million.
Jasmine’s team developed the District’s standard selection flow chart methods used for pipe rehabilitation which included cured-in-place pipe lining, sliplining, pipe bursting, pipe reaming, horizontal directional drilling, open-cut, spot repairs and pilot tube guided boring. Challenges included working with multiple jurisdictions, which include Marin County, Ross, San Anselmo, Larkspur, Kentfield and Fairfax; construction in easements and narrow, steep grades; high traffic volume; active communities; utility coordination; environmental sensitive areas (cultural resources, creeks) and meeting the Cease and Desist order.
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Jasmine Cuffee (continued)
Attended Board meetings to give updates and address concerns.
City of Monterey. Sewer Line and Lift Station Rehabilitation Program.
Project Manager/QA-QC Manager
Multiphase 3-year program: $16.8 million rehabilitation of over 70,000 feet of sewers, 431 manholes and seven pump stations
Rehabilitation methods include directional drilling, spot repairs, pipe bursting and CIPP lining. Work took place in residential and heavily traveled areas throughout the City and Caltrans Right-of Way.
City of Mill Valley. 2007-2017 Sewer Rehabilitation Program. Project Engineer/ Project Manager/QA-QC Manager
Yearly sewer rehab program totaling to over $24 million. Community relations was important for highly active community.
Rehabilitation methods include open-cut, directional drilling, spot repairs, pipe bursting and CIPP lining. Work took place in narrow, windy residential streets and downtown business areas.
Vallejo Flood and Wastewater District. 2017 Sanitary Sewer Rehabilitation Project. Project Director/QA-QC Manager
$800,000 rehabilitation of over 2,500 feet of 4- and 6-inch sewers Rehabilitation methods include pipe relocation and pipe bursting in residential and arterial roads.
City of Concord. Meadow Lane Sewer Rehabilitation. Project Engineer
Rehabilitation of 2,500 feet of 12-inch sewer
Explored several alternatives for sewer improvements, including opencut, pipe bursting and pipe reaming. Through site visits, CCTV review, geotechnical findings, utilities review, determined that pipe reaming was the best approach due to a high-pressure gas line that was adjacent to the existing sewer.
City of Concord, Phase 1 Pine Street Sewer Rehabilitation. Project Engineer
Performed feasibility analysis of 2,930 LF of 27-inch diameter RCP, which experienced severe deterioration from hydrogen sulfide gas. Reviewed pipe deterioration and ovality, sags, offsets, laterals and infiltration/inflow.
Prepared several bypass pumping schemes to allow for sewer service for residents and businesses during the lining process. Prepared traffic control plans as the streets served as the only access for residents and commercial establishments.
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Andrew Azevedo, EIT, Associate DBIA
Project Engineer
Expertise
Pipeline/Trenchless
Engineering
Civil 3D
Education
BS, Mechanical Engineering
Affiliations
Design-Build Institute of
America
Mr. Azevedo has over 6 years of experience in the design of multiple Design-Build water main replacement projects. Some of his responsibilities included the design and analysis of main replacement projects (open trench, Jack & Bore, HDD), utility research & coordination, topographic survey preparation, client relations & site visits, quality assurance & control, permit assistance, and project management.
RELEVANT EXPERIENCE
San Jose Water Company, Fiscal Years 2016-present (Design-Build) Main Replacement Program. Project Engineer/Assistant Project Manager
Evaluation and design for replacement of approximately 30 miles of small diameter water pipelines (4- to 12-inch diameter pipe). Manage/coordinate with surveyors to obtain topographic survey in project areas.
Prepare design plans, as well as supplementary documents pertaining to Fire Marshall, Division of Drinking Water (DDW), and local jurisdiction approval.
Prepare and submit permit applications and obtain permits in various jurisdictions throughout the Bay Area.
Provide engineering services throughout the construction phase while acting as the point of contact for questions from the field. Manage schedules and budget and process invoices.
California Water Service Fiscal Years 2016-present (Design-Build) Main Replacement Program. Project Engineer
Evaluation and design for replacement of small diameter water pipelines (4- to 12-inch diameter pipe) for projects throughout the state of California.
Replacement methods included open cut, Jack & Bore, and HDD Design water main replacements extending through multiple pressure zones with proper considerations made (parallel mains, pressure reducing valves, & check valves)
Communicate with local railroad jurisdictions to obtain necessary permits for trenchless main installations through railroad easements and under tracks.
Coordinate with local California Water Service engineering representatives to determine preferred design standards.
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Michael Villaflor,
Design Engineer
Expertise
Civil 3D
Education
BS, Civil Engineering
Mr. Villaflor has experience in the design of many local municipality projects, involving roadway improvements, storm drain system design, pedestrian path design, grading plans and traffic striping layouts.
Some of his responsibilities include preparing exhibits, preparation of cost estimates, site inspections, developing topographic surface models, creating details and drawings.
RELEVANT EXPERIENCE
California Water Service Fiscal Years 2022-present (Design-Build) Main Replacement Program. Project Engineer
Performed utility coordination and basemap preparation City of Alameda. FY 2022 Pavement Management Project. Design Engineer.
$4 million rehabilitation of various roads, curb ramps, driveways and curb and gutter.
Rehabilitation methods include slurry seal, crack seal, AC overlay and FDR of major arterial roads.
Town of Ross. Phase 2 Bolinas Ave Storm Drain Project. Design Engineer.
Prepared plans and estimate for new storm drain pipeline. Project involved gathering utilities; extensive utilities coordination and investigation.
Humboldt County. Telecommunications Sites. Design Engineer. Prepare plans and estimate for the grading of the Eagle Creek Site and Double H site as part of the Humboldt County Nevada
Telecommunication Network.
The projects involved topographic surface models, electrical plans, grounding plans, erosion control plans and creating exhibits for the Bureau of Land Management.
City of Pacifica. Engineering Intern.
Prepare bid documents for the city’s restriping project. Update and maintain engineering records and files for maps, drawings, easements, lot line adjustments.
Assist in performing field inspections of various construction projects, in progress and upon completion.
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Darren Phelps
Constructability Review
Vice President Operations, West Valley Construction Company
Expertise
Pipeline Infrastructure,
Pump Stations, Tanks and
Water Treatment Facilities
Construction
Education
Chico State University,
BS Business Administration
Minor in Economics, 1994
Affiliations
Engineering and Utility
Contractors Association
Mr. Phelps has over 25 years of experience in underground, mechanical and concrete structures construction and has managed high-profile projects requiring great attention to public safety and schedule deadline completion.
He has particular expertise with managing projects with multi-phasing and complex subcontracting. He has bid and managed numerous sanitary sewer, water, jet fuel, storm drain and micro-tunneling projects throughout Northern California ranging in project value between $5M to $35M.
PROFESSIONAL EXPERIENCE SUMMARY:
Vice President Operations, West Valley Construction (2013 – present) Responsible for Southern and Northern Valley operations including Chico, Stockton, Fresno, Visalia and Bakersfield. Oversee Division Managers who are responsible for underground contracts for water, sewer, storm, and gas; provide estimating and technical expertise for projects throughout the company.
Sr. Underground Estimator, McGuire and Hester Construction (2011- 2013)
Responsible for estimating (public and private) underground pipeline and structures projects ranging in size from $500K to $40M. Daily responsibilities included: reviewing plans and managing take-off department, interaction and communication with owners, assembling costs and budgets, scheduling and schedule of values, reviewing estimates, building proposals, design build participation with other large general contractors and reviewing awarded projects with management team.
Operations Manager/Project Manager, D.W. Young Construction Co., Inc. (2008-2011 and 1995-2000)
Manage daily operations including: field personnel, contacts management, contract/change order negotiation, estimating, progress billings, RFI’s/RFP’s scheduling, materials procurement, project documentation and closeout.
Project Manager/Estimator, McGuire and Hester Construction (2001-2008)
Estimated managed construction of: welded steel pipelines, sanitary sewers, pump stations, storm drain systems, HDPE pipelines, microtunnel installations (including shaft installation and removal and in-situ soil improvement measures).
Project Manager, Mountain Cascade Construction
(2000-2001)
Managed multiple concurrent projects up to $15M.
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Scott Stephens, P.E., G.E.
Geotechnical Engineer
Education
BS, Civil Engineering
MS, Geotechnical Engineering
Licenses
Professional Civil Engineer, CA
Professional Geotechnical
Engineer, CA
Affiliations
American Society of Civil
Engineers
GBA, Professional Firms
Practicing in the
Geosciences
ACEC of California,
American Council of
Engineering Companies
(Past Chapter President)
Scott Stephens is President of Miller Pacific Engineering Group and is responsible for the overall business management of the firm. He is also the Senior Project Manager and Reviewer for numerous Geotechnical and Geo-Civil projects. He has prepared numerous geotechnical investigations, geotechnical planning reports, geo-civil designs, environmental impact studies, and serves as a Peer Reviewer for several local governmental agencies. He has conducted many forensic geotechnical investigations and has provided expert testimony on geotechnical issues including slope instability, retaining wall failure, foundation distress and groundwater seepage.
Scott has worked on hundreds of site grading, water tanks, sanitary district facilities, underground pipelines and slope instability projects throughout the San Francisco Bay Area for various private and public clients. The geologic and geotechnical investigations typically include exploration of subsurface conditions, evaluation of geologic hazards, and geotechnical design criteria for the recommended foundation system. During construction, Scott provides geotechnical consultation, and directs geotechnical observation and testing for site grading, foundation and keyway excavations, subsurface drainage, soil nails / tiebacks, pavement construction and other geotechnical construction items. He has provided complete Geo-Civil services including plans, details, specifications, and contract document for retaining walls, landslide repairs and pedestrian bridges. A couple representative projects are described below.
RELEVANT EXPERIENCE
Marin Municipal Water District, Inkwells Bridge, Lagunitas, CA Provided geologic and geotechnical investigation.
Environmentally sensitive area required smaller footprint foundations. Provided geotechnical observations and testing services during construction.
Novato Sanitary District Treatment Plan Improvements, Novato, CA Provided geotechnical investigation and geotechnical report. Provided geo-civil design for treatment plan improvements. Conveyance pipeline connecting two treatment plans was installed by horizontal directional drilling under Novato Creek and Highway 37. Geotechnical testing services were provided during construction.
Ross Valley Sanitary District, FY14 Group A & B, FY15/16, FY16/17 Sanitary Sewer Rehabilitation.
Provided geotechnical investigation and geotechnical report with an emphasis on trenchless installation methods.
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Chris Cintean, PLS
Topographic Surveyor
Expertise
Land surveying
Education
Associates of Arts, San
Joaquin Delta College and
San Jose Evergreen Valley
College
Licenses
Professional Land Surveyor
CA #8941
Chris has 18 years of experience in land surveying and has worked with both the public and private sectors. Chris’ expertise is enhanced by his wealth of experience in the preparation of boundary and topographic surveys. His background includes an extensive knowledge and expertise in boundary identification/validation; post data collection processes; preparation of calculations; preservation of project field control; maintaining documentation i.e. reports, project plans, specifications, and as-builts; and managing project budget and change orders.
RELEVANT EXPERIENCE
San Francisco Public Works. On-Call Surveying Services. Project Manager.
Provides detailed topographic surveys, boundary surveys, utility surveys, and 3D scanning to the city.
Santa Clara Valley Water District. On-Call Surveying Services. Project Manager.
Provides detailed topographic surveys, monitoring, miles of crosssection surveys, 3D laser scanning, and as-built surveys Provided services for waterways, roadways, bridges, dams and reservoirs
City of Morgan Hill. Jackson Oaks Access Road Improvements. Project Manager.
Providing surveying and civil engineering services for the conversion of 3 miles of dirt paths into gravel roads
Topographic and boundary survey
City of San Jose. Master Services Agreement. Project Manager. Providing comprehensive civil engineering and surveying services to the city on an as-needed basis
Provided topographic surveys for various projects including Happy Hollow Park and Zoo.
San Jose Water Company. On-Call Surveying Services. Project Manager.
Provided surveying services for multiple sites, pipelines, and stations as part of an on-call contract
Extensive topographic and right-of-way surveying for numerous locations
Services also included utility locating, field surveying, and office drafting of our field work
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West Valley | 4. Project Approach and Work Plan Page 16 of 37
4. Project Approach and Work Plan
PROJECT UNDERSTANDING AND APPROACH
The City of Pinole (City) sewer system is comprised of approximately 50 miles of gravity sewer pipelines along with over 1,300 manholes. The City recently prepared and adopted a new Sanitary Sewer master Plan (SSMP) in September 2022. This SSMP analyzed the existing sewer system and highlighted several areas where surcharging occurs during peak wet weather flows which is causing sanitary sewer overflows (SSO’s). In order to mitigate SSO’s this SSMP has identified multiple projects that will replace the existing gravity sewer pipes in phases at strategic locations to increase the capacity. This project is Phase 1 named Pinon-1 as identified in the City’s SSMP.
This project includes upsizing of approximately 4,970 LF of existing gravity sewer from 8-12 inch diameters to 12-24 inch diameters. The sewers identified in this project run along San Pablo Avenue (1,050 LF of ex 8-inch), Robles Avenue (740 LF of ex 8-inch), Pinon Avenue (1,500 LF of ex 8- to 10-inch), through an easement (520 LF of ex 12-inch) and along Orleans Avenue (1,160 LF of ex 8- to 15-inch). Figure 1 is a map showing the limits of work in blue.
West Valley will evaluate the site constraints, existing utilities, soil conditions and review existing the CCTV to determine the best method for replacement and upsizing of the existing sewers. With a goal to reduce impacts to the community and reduce construction costs, we recommend utilizing trenchless technology where feasible.
Based on our review of the RFP and project site visit, we identified some of the challenges as described below and shown on Figure 1:
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West Valley | 4. Project Approach and Work Plan Page 17 of 37 Figure 1 Limits of Work & Challenges Consulting Services Agreement between the
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West Valley | 4. Project Approach and Work Plan Page 18 of 37 Challenge: According to the SSMP, the sewer will
require upsizing more than one diameter size larger in
some or all cases. The pipe increase will reduce
clearances from adjacent or crossing utilities.
We recommend trenchless over traditional open cut as it is less disruptive to the public and private properties and can be more cost efficient, however, increasing of pipe diameters two or more sizes poses potential risk to
surrounding utilities. For example, high risk lines such as the petroleum line crossing the sewer along Pinon is a
concern.
Strategy: As defined in the scope of the RFP, West Valley will conduct utility investigation and perform potholing to identify areas with potential utility conflicts and determine the best methods for pipe replacement. For example, if pipe bursting is used, air gaps can be used for utility crossings that are in conflict with the pipeline installation. If pipe bursting is deemed to be too risky for close utilities we will consider other methods, such as pipe reaming. Pipe reaming is well suited for upsizing pipes where pipe bursting is not an option.
Challenge: An existing 12” sewer runs across the
Burlington Northern and Sante Fe Railway (BSNF) railroad track that requires upsizing. Part of the challenge is that the sewer runs diagonally, and construction space is
limited. Coordination with BSNF is critical.
Strategy: To minimize disruption of railroad service and ease of obtaining a permit, West Valley will evaluate
trenchless options to replace and upsize the existing
sewer. This includes analysis of the existing insertion and receiving pit sizes and locations. Some examples of
BSNF requirements include bore pits to be located 30 ft from the centerline of the track, 6 ft minimum depth for jack and bore installation, minimum pit sizes, casing
requirements, and pipe material requirements.
If jack and bore is not feasible due to the tight space, we will look into other trenchless methods.
1. Minimize impact to existing utilities
2. Railroad Easement
Figure 3. Sewer crossing BSNF railroad
Figure 2 Petroleum line crossing Pinon
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West Valley | 4. Project Approach and Work Plan Page 19 of 37 Based on our experience and review of BSNF requirements:
• Access to their right-of-way for investigative work
will require obtaining certification by taking an
online class through their construction portal.
• Constant follow up might be needed to ensure
issuance of the permit in a reasonable time.
• Survey monitoring of the track alignment might be
required during construction for particular
installation methods, such as jack and bore.
• BSNF’s permit requirements also do not require
review of underground crossings of uncased gravity
sewers if the material is either Class V RCP, Steel
Pipe with proper wall thickness or HOBAS pipe.
West Valley will make sure all restrictions are taken into consideration and early coordination takes place for ease of obtaining a permit and also to minimize project delays.
West Valley has experience with coordinating and obtaining a permit with BSNF. For our Calwater Pilgrim Phase 2 MRP Project, we installed a waterline crossing their right-of-way utilizing jack and bore. Early coordination in the design phase will help to make sure construction runs smoothly.
Challenge: San Pablo Avenue is a major arterial road that is within Caltrans Right-of-Way with medium to heavy
traffic flow at certain times of the day. This street serves as a bus route for Western Contra Costa Transit Authority, serving the C3 and J lines. The sewer along this road runs between the two east bound lanes. Construction on this
street will require extensive traffic control. Traffic
disruption is a concern.
Strategy: Traffic control plans will be required as part of Caltrans Encroachment permit process. With the two east bound lanes straddling the sewer, trenchless seems to be a preferred method to reduce impact to traffic.
West Valley will make sure construction documents provide the best approach for sewer replacement and also include restrictions to ensure safety to the public and compliance with Caltrans requirements. Early coordination with Caltrans is also recommended to avoid project schedule delays.
3. Minimize Public Impact along San Pablo Ave
Figure 4. Limited Space near railroad
Figure 5 San Pablo Ave Traffic
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West Valley | 4. Project Approach and Work Plan Page 20 of 37 Challenge: Replacement of these sewers running through
private property can be difficult as access for construction equipment can be limited.
Strategy: West Valley will review the sewers with the goal of upsizing through trenchless methods. We will analyze if pipe bursting, or other trenchless methods are feasible to reduce the impact to the property owners.
Challenge: Aging manholes pose
both a safety issue and can increase
infiltration/inflow (I&I) into the system.
From our site visit, some of the
manholes show attack from H2S.
Replacement of manholes can
significantly increase the overall
construction costs.
Strategy: West Valley will evaluate
the existing manholes to determine if
they are good candidates for coating,
such as Sewpercoat. Not only can
this method restore the structural integrity of the manhole, but it provides corrosion resistance, seals the manhole and prevents I&I. Manhole rehabilitation costs can be as little as 25% of the costs of manhole replacement.
4. Sewer in Private Property
5. Deteriorated Manholes
Figure 6 Sewer through easement at Orleans Ave
Figure 7 SSMH w/surface deterioration Figure 8 Sewpercoat Consulting Services Agreement between the
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West Valley | 4. Project Approach and Work Plan Page 21 of 37
WORK PLAN & SCOPE OF SERVICES
Below is our proposed work plan which sequences the tasks in SECTION III-SCOPE OF WORK contained in the RFP along with other tasks which we believe are important for completing the project. We have successfully utilized this work plan on several past projects like the Pinon-1 Sewer project. Key components that will contribute to efficiency include:
• Constant communication with City staff
• Early coordination with utilities, BSNF and Caltrans
• Immediate start of field investigation by subconsultants • Early review of existing utility information to identify potential conflicts Following the Work Plan is a detailed Scope of Services for Tasks 1-8 as outlined in the RFP, along with other tasks important for completing the project.
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West Valley | 4. Project Approach and Work Plan Page 23 of 37
SCOPE OF SERVICES
TASK DESCRIPTION DELIVERABLE
1.0 PROJECT MANAGEMENT AND MEETINGS
1.1 Project Management Project management tasks include:
Supervise, coordinate, and manage our
subconsultants.
Monitor he schedule and budget and
verify conformance with applicable
standards.
Prepare and process invoices A brief
progress report will accompany each
monthly invoice. It will include task budget,
amount billed each month and task
budget balance; schedule, highlighting
critical path elements of the project; issues
resolved and unresolved; and anticipated
next steps.
Monthly invoices &
progress reports.
1.2 Attend Kick-off Meeting and
Submittal Meetings
We will attend a kick-off meeting and
milestone submittal meetings with City staff.
(Four meetings are budgeted)
Minutes of each meeting
highlighting agreed-upon
action items.
1.3 Bi-Weekly Check-in
Meetings
Bi-weekly check-in meetings with City staff
will be held at City Hall or virtually
(preferred) throughout design to discuss
current project status and unresolved issues.
Each session to last no more than 45
minutes. (twelve meetings are budgeted)
Minutes of each meeting
highlighting agreed-upon
action items.
1.4 Permit Assistance West Valley will assist City staff with necessary permit acquisition, including
Caltrans and Burlington Northern and Santa
Fe Railway (BNSF). We will incorporate and
design elements as required by the agencies
as a condition of permit issuance.
Supporting documents
for permits.
2.0 UTILITY IDENTIFICATION/RESEARCH AND COORDINATION
2.1 Coordination with Utilities West Valley will provide utility coordination services throughout the life of the project.
West Valley will determine known utilities in
the area, identify applicable contacts,
request utility maps from known utility
companies in the area early in the
preliminary design phase, and supplement
and conform subsurface utility engineering
investigations conducted by Subtronic. We
Existing facility maps
from various utility
agencies.
Consulting Services Agreement between the
City of Pinole and West Valley Construction Compnany, Inc. 357 of 1216 Page 38 of 58
West Valley | 4. Project Approach and Work Plan Page 24 of 37
SCOPE OF SERVICES
TASK DESCRIPTION DELIVERABLE
will send design plans at each submittal to
utility companies for their review and
comment. Early coordination with the utility
companies will help us accurately identify
utility conflicts and resolve issues with utility
owners. We will work closely with utility
owners and address concerns.
2.2 Gather & Review Existing
Data
We will gather existing background
information about the project including:
• Preliminary design data
• City Record/As-built Drawings
• Field Investigation
• Right-of-way extents including
City/Caltrans/railroad boundaries
• City Contract documents
• Permit information
• Utility maps for water, sewer, storm
drain
• Sanitary Sewer Master Plan
• Caltrans permit requirements
• Past reports and studies
• Title Reports
This activity will require assistance from City
staff in researching documents and resolving
design parameters and project issues.
List of requested
documents.
2.3 Field Visits West Valley will visit the sites to determine if there are any potential constraints to the
proposed construction. We will also evaluate
traffic control requirements and special public
impacts to residents and businesses. Site
visits will occur prior to initial design and be
ongoing throughout the final design.
N/A
2.4 Prepare Utility Basemap West Valley will add utility information to the topographic survey basemap based on field
investigation and utility maps/as-builts.
Utility mapping on base
drawing based on utility
maps.
2.5 Prepare Utility Technical
Memorandum
West Valley will review existing utility
information and prepare a technical
memorandum outlying potential utility conflicts
and recommendations on additional utility
investigation, including but not limited to
potholing.
Utility Technical
Memorandum in PDF
format.
Consulting Services Agreement between the
City of Pinole and West Valley Construction Compnany, Inc. 358 of 1216 Page 39 of 58
West Valley | 4. Project Approach and Work Plan Page 25 of 37
SCOPE OF SERVICES
TASK DESCRIPTION DELIVERABLE
3.0 UTILITY POTHOLING
3.1 Utility Potholing West Valley will prepare a pothole map identifying pothole locations. We will
perform potholing to determine
size/depth/location of identified utilities.
Potholes shall be performed using vacuum
extraction, backfilled with slurry and capped
with asphalt per City and Caltrans
specifications.
It is assumed that 20 potholes will be
performed and have an average depth of
five (5) feet.
This task includes obtaining encroachment
permits for potholing activities.
Map identifying pothole
locations.
3.2 Prepare Pothole Technical
Memorandum
West Valley will analyze the pothole data
and prepare a technical memorandum with
the results and impacts that the utility
information provided by the potholing has on
the proposed alignments.
Pothole Technical
Memorandum in PDF
format.
4.0 GEOTECHNICAL SUBSURFACE INVESTIGATION
4.1 Geotechnical Investigation Our geotechnical engineer, Miller Pacific, will perform geotechnical subsurface
investigation and develop geotechnical
criteria to be used for design. This task
includes site visits, review of historical
geotechnical information, obtain necessary
encroachment permits, obtain soil boring
permits from from Burlington Northern and
Santa Fe Railway (BNSF) and City,
performing 10 soil borings ranging from 10
to 15 feet, laboratory testing and preparation
of a Geotechnical Report, including soil
boring logs.
Borings shall be backfilled and patched with
cold mix asphalt or rapid set concrete.
Additional costs will be applied if hot mix
asphalt is required.
Geotechnical Report
w/soil boring logs.
5.0 PROJECT SURVEY
5.1 Topographic Survey Our surveyor, Sandis, will obtain field topographic survey of the project limits, taking
shots at 50’ interval cross-sections, curb &
gutter, back of sidewalk, driveways, adjacent
trees, intersection corners, curb ramps and
Survey information
incorporated into
AutoCAD file.
Consulting Services Agreement between the
City of Pinole and West Valley Construction Compnany, Inc. 359 of 1216 Page 40 of 58
West Valley | 4. Project Approach and Work Plan Page 26 of 37
SCOPE OF SERVICES
TASK DESCRIPTION DELIVERABLE
utility location and covers, manhole rims and
inverts.
The existing right-of-way and parcel
boundaries will not be surveyed but will be
included on base plans in their approximate
locations as provided by the City.
6.0 PROJECT PLANS
6.1 CCTV Review West Valley will review CCTV and
inspection logs provided by the City for the
sanitary sewer pipelines in the project. From
our review of CCTV videos, we will evaluate
sewer conditions and provide
recommendations for replacement methods
to the City.
N/A
6.2 60% Project Plans We will develop and submit 60% complete plans. Profiles will not be presented at this
stage to save time and cost. We would like
to seek the City’s concurrence with the
proposed improvements before putting effort
into preparation of profiles, which could
change if the City doesn’t agree with the
proposed improvements.
Plan sheets include pipe alignment, existing
utilities with depths, pipe stationing,
construction quantities.
60% Submittal:
Cover Sheet with
drawing index,
Key Map
Notes, Abbreviations,
Legend
Plan Sheets
Basis of Design Memo
6.3 Quality Control Prior to the 60% design phase submittal, all plans and documents will be reviewed by
West Valley’s Quality Control Manager
N/A
6.4 90% Project Plans West Valley will incorporate City’s 60% comments into the package and prepare
90% plans with profiles and construction
details.
90% Submittal:
Cover Sheet
Key Map
Notes, Abbreviations,
Legend
Plan & Profile Sheets
Construction Details
Sheets
6.5 Constructability Review West Valley’s Operations department will perform a constructability review at the 90%
Submittal. This effort will identify potential
obstacles, risks and opportunities for cost
savings situations before the project is built.
N/A
Consulting Services Agreement between the
City of Pinole and West Valley Construction Compnany, Inc. 360 of 1216 Page 41 of 58
West Valley | 4. Project Approach and Work Plan Page 27 of 37
SCOPE OF SERVICES
TASK DESCRIPTION DELIVERABLE
Benefits of a constructability review includes
avoid construction delays, minimizes change
orders, lowers risk and lawsuits and
improves quality of construction documents.
6.6 Quality Control Prior to the 90% design phase submittal, all plans and documents will be reviewed by
West Valley’s Quality Control Manager.
N/A
6.7 Final Project Plans Upon receipt of the City’s comments on the 90% plans, we will proceed to prepare the
final plans.
Final Plans (DWGs and
PDFs).
6.8 Quality Control Prior to the final design phase submittal, all plans and documents will be reviewed by
West Valley’s Quality Control Manager.
N/A
7.0 PROJECT TECHNICAL SPECIFICATIONS
7.1 90% Technical
Specifications
At the 90% complete stage we will prepare
pre-final technical specifications based on
the 90% design plans. Technical
specifications will in conformance with the
current Contra Costa County, Caltrans and
other applicable agency standard plans,
specifications and guidance documents for
the necessary construction work.
Electronic copy in Word
and PDF of 90%
Technical Specifications.
7.2 Final Technical
Specifications
Based upon City review comments at 90%
stage, we will finalize the Technical
Specifications.
Electronic copy in Word
and PDF of Final
Technical Specifications.
8.0 CONSTRUCTION ESTIMATE
8.1 60% Construction Cost
Estimate
We will prepare a 60% Construction Cost
Estimate.
Electronic copy in Excel
and PDF of 60%
Construction Cost
Estimate.
8.2 90% Construction Cost
Estimate
We will prepare a 90% Construction Cost
Estimate.
Electronic copy in Excel
and PDF of 90%
Construction Cost
Estimate.
8.3 Final Construction Cost
Estimate
We will prepare a Final Construction Cost
Estimate.
Electronic copy in Excel
and PDF of Final
Construction Cost
Estimate.
Consulting Services Agreement between the
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West Valley | 4. Project Approach and Work Plan Page 28 of 37
SCOPE OF SERVICES
TASK DESCRIPTION DELIVERABLE
OPTIONAL SERVICES
Option 1: Patch Paving with
Hot Mix Asphalt (for
Geotechnical )
If requested/required, our subconsultant,
Miller Pacific, will patch soil boring locations
with 2-foot by 2-foot patch with hot mix
asphalt.
N/A
Option 2: Preliminary Design
Technical Memorandum for
Alternative Design
If the project is significantly modified from
the Sanitary Sewer Master Plan, West
Valley will prepare a Preliminary Design
Technical Memorandum which will in
documentation of the results of Tasks 2-5,
West Valley’s proposed alignment, cost and
schedule impacts.
Preliminary Design
Technical Memorandum
in PDF format.
West Valley assumes the following:
1) City will provide all CCTV necessary for review.
2) City will provide front end specifications.
3) Bid Period Service and Design Services during Construction are not included.
These services can be added later if needed.
Consulting Services Agreement between the
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West Valley | 5. Cost Proposal Page 29 of 37
5. Cost Proposal
Consulting Services Agreement between the
City of Pinole and West Valley Construction Compnany, Inc. 363 of 1216 Page 44 of 58
LEVEL OF EFFORT
City of Pinole
Santiary Sewer Projects RFP No.: PW-2022-03: Pinon-1 Sewers West Valley
Date: 10/26/2022
STAFF
Project
Director
Project
Manager
Project
Engineer
Clerical Operations Subs
(w/10%)
TASK, PHASE, DESCRIPTION HOURS HOURS HOURS HOURS COSTS COSTS TOTALS 1 Project Management and Meetings
1 Project Management; Invoicing, coordination with Subs 16 56 8 2 Attend Kick-off Meeting and Submittal Meetings (Assume 4) 2 8 8 3 Bi-weekly Check-in Meetings (Assume 12) 12 12
4 Permit Assistance 4 16
SUBTOTAL HOURS 18 80 44 0 142
SUBTOTAL DOLLARS $4,680 $17,600 $7,260 $0 $29,540
2 Utility Identifcation/Research and Coordination
1 Coordination with Utilities 4 16
2 Gather & Review Existing Data 8 32
3 Field Visits 8 32
4 Prepare Utility Basemap 4 16
5 Prepare Utility Technical Memorandum 4 12 2
SUBTOTAL HOURS 0 28 108 2 138
SUBTOTAL DOLLARS $0 $6,160 $17,820 $190 $24,170
3 Utility Potholing
1 WVCC Ops - Utility Potholing (assumes 20 potholes) 1 4 $43,835 2 Prepare Pothole Technical Memorandum 4 12 2
SUBTOTAL HOURS 0 5 16 2 23
SUBTOTAL DOLLARS $0 $1,100 $2,640 $190 $43,835 $0 $47,765 4 Geotechnical Subsurface Investigation
1 Miller Pacific - Geotechnical Investigation 1 2 $30,800 SUBTOTAL HOURS 0 1 2 0 3
SUBTOTAL DOLLARS $0 $220 $330 $0 $0 $30,800 $31,350
5 Project Surveying
1 Sandis - Topographic Survey 4 16 $40,700
SUBTOTAL HOURS 0 4 16 0 20
SUBTOTAL DOLLARS $0 $880 $2,640 $0 $0 $40,700 $44,220
6 Project Plans
A Investigation and Preliminary Design
1 CCTV Review 4 24
SUBTOTAL HOURS 0 4 24 0 28
SUBTOTAL DOLLARS $0 $880 $3,960 $0 $4,840
B 60% Project Plans
2 60% Project Plans 64 156
3 Quality Control 8
SUBTOTAL HOURS 8 64 156 0 228
SUBTOTAL DOLLARS $2,080 $14,080 $25,740 $0 $41,900
C 90% Project Plans
4 90% Project Plans 40 140
5 Constructability Review $2,000
6 Quality Control 8
SUBTOTAL HOURS 8 40 140 0 188
SUBTOTAL DOLLARS $2,080 $8,800 $23,100 $0 $2,000 $0 $35,980 D Final Project Plans
7 Final Project Plans 24 112
8 Quality Control 8
SUBTOTAL HOURS 8 24 112 0 144
SUBTOTAL DOLLARS $2,080 $5,280 $18,480 $0 $25,840
7 Project Technical Specifications
1 90% Technical Specifications 1 40 8 8
2 Final Technical Specification 1 24 6 4
SUBTOTAL HOURS 2 64 14 12 92
SUBTOTAL DOLLARS $520 $14,080 $2,310 $1,140 $18,050
8 Construction Estimate
1 60% Construction Cost Estimate 1 4 16
2 90% Construction Cost Estimate 1 4 16
3 Final Construction Cost Estimate 1 2 8
SUBTOTAL HOURS 3 10 40 0 53
SUBTOTAL DOLLARS $780 $2,200 $6,600 $0 $9,580
A. WVCC HOURS AND COST
HOURS PER POSITION 47 324 672 16 1059
HOURLY RATE (TYPICAL) $260 $220 $165 $95
SUBTOTAL COST $12,220 $71,280 $110,880 $1,520 $45,835 $71,500 B. TOTAL COST FOR TEAM F(NOT-TO-EXCEED BASIS): $313,235 Design Services
INVESTIGATION AND SURVEY
PROJECT PLANS, SPECIFICATIONS AND ESTIMATE
30 of 37
Consulting Services Agreement between the
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LEVEL OF EFFORT
City of Pinole
Santiary Sewer Projects RFP No.: PW-2022-03: Pinon-1 Sewers West Valley
Date: 10/26/2022
STAFF
Project
Director
Project
Manager
Project
Engineer
Clerical Operations Subs
(w/10%)
TASK, PHASE, DESCRIPTION HOURS HOURS HOURS HOURS COSTS COSTS TOTALS Design Services
OPTIONAL SERVICES
Option 1
Miller Pacific - Patch Paving with Hot Mix Asphalt (See Note 14) $22,000 C. TOTAL COST FOR OPTION 1 (NOT-TO-EXCEED BASIS): $22,000 Option 2
Prepare Preliminary Design Technical Memorandum for Alternative Design (See Note 15) 2 8 40 2
HOURS PER POSITION 2 8 40 2 52
HOURLY RATE (TYPICAL) $260 $220 $165 $95
SUBTOTAL COST $520 $1,760 $6,600 $190
D. TOTAL COST FOR OPTION 2 (NOT-TO-EXCEED BASIS): $9,070 ASSUMPTIONS UPON WHICH PROPOSAL IS BASED:
1 Hours and fee for individual tasks are a guide; the total hours and cost for the project takes precedence. 2 3
4 5
6 7
8 9
10 11
12 13 Bypass plans are not included.
14 15
16 17
18 19 Assumed number of drawings:
Anticipated Drawings Scale
# of
Sheets
Title Sheet None 1
Key Map None 1
Notes, Legend and Abbreviations None 1
Plan and Profile 1" = 20' 12
Traffic Control Plans (for Caltrans ROW) 1" = 20' 2
Detail Sheets Various 2
Total 19
SANITARY SEWER PROJECTS RFP No. PW-2022-03: PINON-1 SEWERS CCTV inspection is not included. CCTV data will be provided by the City.
City will provide all relevant as-built information and other existing data, as needed for design.
Hours and fee may be renegotiated if the project is delayed by factors beyond WVCC's control.
Hours for additional design iterations are not included.
Utilities will design their relocations, if any are needed.
The number of budgeted meetings is indicated on the spreadsheet.
City will provide Front End Specifications.
City review comments will be presented to WVCC on one consolidated set of marked up documents.
This estimate assumes preparation of one bid package.
Bid Period Services and Design Services During Construction are not included. These tasks can be included as an additional cost.
Printing of final documents will be by City (or WV at cost plus markup).
City will coordinate with County/Title Company and provide relevant title reports and available maps, as needed.
Optional Task 2 will be performed if the project is significantly modified from the SSMP.
No property line boundary survey is included. Property lines and rights-of-way will be shown on plans as provided on Assessor's Parcel Maps.
Significant redesign required due to changes made by City after 60% submittal review is subject to additional fee for WVCC.
Geotechnical Services include patching bores with cold patch or rapid set concrete. Hot Mix Asphalt is not included. 31 of 37
Consulting Services Agreement between the
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West Valley | 6. Schedule Page 32 of 37
6. Schedule
The tentative schedule has been prepared according to the target dates noted in the RFP’s Addendum No. 1: Bid before June 30, 2023 and complete construction before December 31, 2023.
The estimated duration of the tasks provided in the schedule are based on average timing of tasks for similar projects. As mentioned in the RFP, the City’s review of deliverables shall be 2- weeks, which we have allowed this time for the milestone project plan submittals. In order to meet the City’s desired schedule, we have provided a review time of 1 week for both the Utility Technical and Pothole Technical Memoranda. This is based on the assumption that these submittals would need a shorter review period for the concurrence of our findings and recommendations to proceed with design.
Factors that may have impact to the schedule are:
Response time & permit issuance from BSNF
Response time & permit issuance from Caltrans
Other factors beyond City and/or West Valley’s control Consulting Services Agreement between the
City of Pinole and West Valley Construction Compnany, Inc. 366 of 1216 Page 47 of 58
ID Task Name Duration Start Finish Predecessors
1 Sanitary Sewer Improvements Project 171 days Tue 12/20/22 Tue 8/15/23 2 Contract Approval 0 days Tue 12/20/22 Tue 12/20/223 Investigation and Survey 117 days Wed 12/21/22 Thu 6/1/23 24 Kick-off Meeting 1 day Wed 12/21/22 Wed 12/21/22 2FS+1 day5 Coordination with Utilities 20 days Wed 12/21/22 Tue 1/17/23 4FS-1 day6 Gather & Review Existing Data 20 days Wed 12/21/22 Tue 1/17/23 4FS-1 day7 Field Visits 20 days Wed 12/21/22 Tue 1/17/23 4FS-1 day8 CCTV Review 20 days Wed 12/21/22 Tue 1/17/23 4FS-1 day9 Geotechnical Subsurface Investigation 50 days Wed 12/21/22 Tue 2/28/23 4FS-1 day 10 Project Survey 30 days Wed 12/21/22 Tue 1/31/23 4FS-1 day11 Prepare Utility Basemap 2 days Wed 2/1/23 Thu 2/2/23 1012 Permit Assistance (BSNF) 85 days Fri 2/3/23 Thu 6/1/23 1113 Prepare and Submit Utility Technical Memorandum 2 days Fri 2/3/23 Mon 2/6/23 1114 City Review of Utility Technical Memorandum 5 days Tue 2/7/23 Mon 2/13/23 1315 Perform Potholing 7 days Tue 2/14/23 Wed 2/22/23 1416 Prepare and Submit Pothole Technical Memorandum 2 days Thu 2/23/23 Fri 2/24/23 1517 City Review of Pothole Technical Memorandum 5 days Mon 2/27/23 Fri 3/3/23 1618 Project Plans, Specifications and Estimate 117 days Mon 3/6/23 Tue 8/15/2319 60% Project Submittal 34 days Mon 3/6/23 Thu 4/20/2320 60% Project Plans 20 days Mon 3/6/23 Fri 3/31/23 1721 60% Construction Estimate 1 day Mon 4/3/23 Mon 4/3/23 2022 Quality Control and Submit 60% Submittal 2 days Tue 4/4/23 Wed 4/5/23 2123 City Review of 60% Submittal 10 days Thu 4/6/23 Wed 4/19/23 2224 60% Submittal Meeting with City 1 day Thu 4/20/23 Thu 4/20/23 2325 90% Project Submittal 84 days Thu 4/20/23 Tue 8/15/2326 90% Project Plans & Profile 20 days Thu 4/20/23 Wed 5/17/23 24FS-1 day27 90% Construction Estimate 1 day Thu 5/18/23 Thu 5/18/23 2628 90% Technical Specifications 21 days Thu 4/20/23 Thu 5/18/23 2329 Constructability Review 2 days Fri 5/19/23 Mon 5/22/23 2730 Quality Control and Submit 90% Submittal 1 day Tue 5/23/23 Tue 5/23/23 2931 City Review of 90% Submittal 10 days Wed 5/24/23 Tue 6/6/23 3032 90% Submittal Meeting with City 1 day Wed 6/7/23 Wed 6/7/23 3133 Caltrans Encroachment Permit 3 mons Wed 5/24/23 Tue 8/15/23 3034 Final Project Submittal 17 days Wed 6/7/23 Thu 6/29/2335 Final Project Plans & Profile 15 days Wed 6/7/23 Tue 6/27/23 32FS-1 day36 Final Construction Estimate 1 day Wed 6/28/23 Wed 6/28/23 3537 Final Technical Specifications 16 days Thu 6/8/23 Thu 6/29/23 3238 Quality Control and Submit Final Submittal 1 day Thu 6/29/23 Thu 6/29/23 3639 Bid Period 34 days Thu 6/29/23 Tue 8/15/2340 Bid Period 25 days Thu 6/29/23 Wed 8/2/23 38FS-1 day41 Bid Opening 1 day Wed 8/2/23 Wed 8/2/23 40FS-1 day42 Allowance for Bid Protest 5 days Thu 8/3/23 Wed 8/9/23 4143 Council Contract Award 1 day Tue 8/15/23 Tue 8/15/23 42FS+3 days44 Construction 4.5 mons Mon 8/21/23 Fri 12/22/23 43FS+3 days Sanitary Sewer Improvements Project
Contract Approval
Investigation and Survey
Geotechnical Subsurface Investigation
Project Survey
Permit Assistance (BSNF)
City Review of Pothole Technical Memorandum
Project Plans, Specifications and Estimate
60% Project Submittal
90% Project Submittal
Caltrans Encroachment Permit
Final Project Submittal
Bid Period
Bid Opening
Council Contract Award
Construction
16 19 22 25 28 31 3 6 9 12 15 18 21 24 27 30 2 5 8 11 14 17 20 23 26 1 4 7 10 13 16 19 22 25 28 31 3 6 9 12 15 18 21 24 27 30 3 6 9 12 15 18 21 24 27 30 2 5 8 11 14 17 20 23 26 29 2 5 8 11 14 17 20 23 26 29 1 4 7 10 13 16 19 22 25 28 31 3 6 9 12 15 18 21 24 27 30 3 6 9 12 15 18 21 24 27 30 2 5 8 11 14 17 20 23 26 29 2 5 8 11 14 17 20 23 January 2023 February 2023 March 2023 April 2023 May 2023 June 2023 July 2023 August 2023 September 2023 October 2023 November 2023 December 2023 TaskSplit
MilestoneSummary
Project SummaryInactive Task
Inactive MilestoneInactive Summary
Manual TaskDuration-only
Manual Summary RollupManual Summary
Start-onlyFinish-only
External TasksExternal Milestone
DeadlineProgress
Manual Progress
City of Pinole
Sanitary Sewer Project RFP No: PW-2022-03: Pinon-1 Sewers
TENTATIVE PROJECT SCHEDULE
Date: Wed 10/26/22
Consulting Services Agreement between the City of Pinole and West Valley Construction Compnany, Inc.367 of 1216 Page 48 of 58 West Valley | 7. Exceptions Page 34 of 37
7. Exceptions/Deviations
West Valley takes no exceptions to or deviations from the requirements of the RFP.
Consulting Services Agreement between the
City of Pinole and West Valley Construction Compnany, Inc. 368 of 1216 Page 49 of 58
West Valley | 8. Conflict of Interest Page 35 of 37
8. Conflict of Interest Statement
West Valley has no financial business or relationship with the City that may impact the outcome of the service contract. West Valley has no current clients that have financial interest in the outcome of this contract or the subsequent construction project. West Valley has no financial interest or relationship with any construction company that might submit a bid on the construction project. West Valley will not be submitting a bid for construction for this project.
Consulting Services Agreement between the
City of Pinole and West Valley Construction Compnany, Inc. 369 of 1216 Page 50 of 58
West Valley | 9. Contract Amendment Page 36 of 37
9. Contract Agreement
The proposal terms herein shall remain in effect for one hundred and twenty (120) days following the date submitted.
Consulting Services Agreement between the
City of Pinole and West Valley Construction Compnany, Inc. 370 of 1216 Page 51 of 58
West Valley | 10. Addendum Page 37 of 37
Attachments
See attached for the following
1. Signed acknowledgement of receipt of Addendum No. 1 issued on October, 20, 2022
2. Cost Proposal Acknowledgement
Consulting Services Agreement between the
City of Pinole and West Valley Construction Compnany, Inc. 371 of 1216 Page 52 of 58
Addendum 1: RFP No. PW-2022-03 ENGINEERING DESIGN SERVICES FOR SANITARY SEWER
PROJECTS
CITY OF PINOLE
2131 Pear Street Phone: (510) 724-9010
Pinole, CA 94564 FAX: (510) 724-9826
www.ci.pinole.ca.us
ADDENDUM NO. 1
REQUEST FOR PROPOSALS (RFP)
ENGINEERING DESIGN SERVICES FOR
SANITARY SEWER PROJECTS
RFP No: PW - 2022-03
OCTOBER 20, 2022
General
1. This Addendum No. 1 forms a part of the Bidding and Contract Documents and modifies the Request for Proposals (RFP) City RFP No. PW-2022-03 ENGINEERING DESIGN SERVICES FOR SANITARY SEWER PROJECTS published on October 4, 2022 and shall become part of the Contract Documents for this proposal.
2. This Addendum No. 1 is intended to provide responses to questions received and has a total of 5 pages (including this page) and modifies the RFP in the following manner:
a. Adds new attachment: - Addenda Acknowledgement
All other items of the documents shall remain unchanged. Bidders are hereby notified that they shall make any necessary adjustments in their estimates as a result of this Addendum No. 1. It will be construed that each bidder’s proposal is submitted with full knowledge of all modifications and supplemental data specified herein.
A signed copy of this addendum and the attached acknowledgement form shall be attached to the bid proposal. Failure to do so may cause rejection of your proposal as being non-responsive.
Sanjay Mishra, P.E., T.E.,
Public Works Director
Consulting Services Agreement between the
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Addendum 1: RFP No. PW-2022-03 ENGINEERING DESIGN SERVICES FOR SANITARY SEWER
PROJECTS
Questions & Responses:
Question 1: Can I get complete copies of the Figures from Chapters 5 & 6 of the Master Plan?
Response: Please visit
https://www.ci.pinole.ca.us/city_government/public_works/wastewater_collection. Under City Document Library Sanitary Sewer Master Plan 2022 is posted and available for download, which contains the requested documents.
Question 2: On San Pablo Ave the starting point (per the project description) seems to fall between Rogers Way and Sunnyview. Can you confirm or give a more detailed description of the starting point? Can you point me to the sewer block maps? In particular I am trying to see how the connection between Pinon and Orleans, crossing the BNSF, is aligned.
Response:
Please see below a snapshot of the current sanitary sewer collection system at the above requested location. Refer to SSMP document for other details.
Question 3: Is there a list of Plan Holders / Interested Proposers available? Response: We generally have a Plan Holder’s and Contractor’s list for construction projects.
We do not have a Plan Holder’s list for engineering design services.
Consulting Services Agreement between the
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Addendum 1: RFP No. PW-2022-03 ENGINEERING DESIGN SERVICES FOR SANITARY SEWER
PROJECTS
Question 4: As noted on Page 7, Task 6, Plan Sheets are to be drawn at horizontal scale 1”=50’ and vertical scale 1”=5’. Is this correct? Typically, horizontal scale at 1”=20’ with vertical at 1”=4’ is used to allow for more legible detail.
Response:
Please ignore the reference to the horizontal scale and vertical reference in the RFP. City staff will work with the selected consultant and agree to an appropriate scale to achieve legibility of the construction plans.
Question 5: Does the City have a target construction completion date? Response:
Yes, before December 31, 2023.
Question 6: I would like to confirm that Item #5 Cost Proposal will be included in the proposal not in a separate sealed envelope.
Response: That’s correct. No separate sealed envelope is required for the cost proposal.
Note the option to submit proposal via email/pdf.
Question 7: Can you provide the correct link to download SSMP or provide a map showing the scope of work?
Response: See response to question #1.
Question 8: Does City have easement through BNSF and the residential lots between Pinon and Orleans Dr.? Do you see the need for title report review and mapping to locate the easement?
Response:
We do not have any knowledge of the easement through BNSF. However, City will coordinate with County / Title company and provide title reports and any available maps as needed for the project.
Question 9: What is the size of the new pipe between Pinon and Orleans, 21” or 24”? Response:
Please refer to the RFP and the SSMP. We expect the proposer to determine this with the information provided.
Question 10: Do you want laterals and clean-out replaced or just the main? Response:
We are not anticipating any private sewer laterals / cleanouts to be replaced.
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Addendum 1: RFP No. PW-2022-03 ENGINEERING DESIGN SERVICES FOR SANITARY SEWER
PROJECTS
Question 11: Do you have a project schedule that we should adhere to? Response:
We would like this project to be bid before June 30, 2023 and construction completion before December 31, 2023.
Question 12: Is there a page limit?
Response:
No.
Question 13: Could you please provide a copy of the SSMP? Several of the figures and tables in the copy we received and in the copy included in the Council agenda package appear to be cut off. I suspect that they were originally 11x17 size but were scanned or otherwise prepared at 8-1/2x11.
Response: See response to question #1.
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Addendum 1: RFP No. PW-2022-03 ENGINEERING DESIGN SERVICES FOR SANITARY SEWER
PROJECTS
ADDENDUM NO. 1
ENGINEERING DESIGN SERVICES FOR SANITARY SEWER PROJECTS RFP No: PW - 2022-03
OCTOBER 20, 2022
ACKNOWLEDGEMENT
Receipt of Addendum No. 1 is hereby acknowledged by ___________________________________ (Contractor’s Name)
on the _______ day of __________________, 2022.
By: _____________________________________
Signature
_____________________________________
Title
_____________________________________
West Valley Construction Co. 24 October Project Manager Daniel Wilkins Consulting Services Agreement between the
City of Pinole and West Valley Construction Compnany, Inc. 376 of 1216 Page 57 of 58
City of Pinole RFP PW-2022-03
ENGINEERING DESIGN SERVICES FOR SANITARY SEWER PROJECTS
APPENDIX C- COST PROPOSAL
Enter below the proposed not-to-exceed amount for providing engineering design services as described in Scope of Work.
Not to Exceed Amount: _____________________________________ Attach separate details of the proposal to show the break down of the not-to exceed amount and provide hourly rate sheets as necessary.
1. I acknowledge receipt of this RFP and __NA / #_________ addenda(s) for Engineering Design Services for Sanitary Sewer Projects
2. I agree to submit monthly invoices and NET 30 payment terms.
3. This proposal shall remain firm for 120 days from the date of proposal.
NAME OF PROPOSER
ADDRESS
TELEPHONE
SIGNATURE OF PERSON
AUTHORIZED TO BIND PROPOSER
SIGNATURE'S NAME AND TITLE
DATE SIGNED
West Valley
603 Campbell Technology Parkway, Campbell, CA 95008
408-371-5510 $313,235 1
Jasmine Cuffee, Vice President of Engineering
October 26, 2022
Consulting Services Agreement between the
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CITY COUNCIL
REPORT
10A
DATE: JANUARY 17, 2023
TO: MAYOR AND COUNCIL MEMBERS
FROM: LILLY WHALEN, COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: ADOPTION OF THE 2023-2031 HOUSING ELEMENT AND APPROVAL
OF A NOTICE OF EXEMPTION PURSUANT TO CEQA GUIDELINES
SECTION 15061(b)(3)
RECOMMENDATION
Staff recommends that the City Council adopt Resolution (Attachment A) which:
1. Amends the City of Pinole General Plan to incorporate the 6th Cycle 2023-2031 Housing Element (Attachment A – Exhibit A); and
2. Adopts a Notice of Exemption (Attachment A – Exhibit B) from expanded environmental review pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3).
BACKGROUND
A General Plan is a legally required policy document for all jurisdictions in California and contains the community’s vision for future growth. California state law requires each jurisdiction to address seven mandated topics in the General Plan: Land Use, Circulation, Housing, Conservation, Open Space, Noise, and Safety. In Contra Costa County, all jurisdictions are also required to address Growth Management. Cities and counties that have identified disadvantaged communities must also address environmental justice in their General Plans, including air quality. General Plans are organized by topic in what are called “elements.” There is no requirement that a general plan be organized into separate elements; a jurisdiction may organize its General Plan in any format, including consolidated elements, so long as all the relevant statutory issues are addressed, and the document is internally consistent.
The Housing Element, Safety Element, and Environmental Justice Element are three General Plan Elements that must be addressed in Pinole, as required by State law. The Housing Element must be updated every eight years. Jurisdictions also must review and update their Safety Element to meet certain requirements concurrently with the Housing 378 of 1216
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Element update. State law also requires jurisdictions to adopt an Environmental Justice (EJ) Element (or EJ related goals, policies, and objectives integrated in other elements), if it has a “disadvantaged community” and if the jurisdiction is updating two or more elements concurrently. “Disadvantaged communities” are defined as areas identified by the California Environmental Protection Agency pursuant to Section 39711 of the Health and Safety Code or a low-income area that is disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure, or environmental degradation.
Updates to the City’s Safety Element and the creation of a new Health and Environmental Justice Element are currently in process, on a separate track and timeline from the Housing Element update. Staff expects that the draft update to the Safety Element and the new Health and Environmental Justice Element will be published for public review in February/March 2023 and scheduled for City Council consideration and adoption in May/June 2023.
The following is a brief overview of the process followed to update the Housing Element:
• On March 22, 2022, the City Council received an introduction to the Land Use Planning for Pinole process, which includes an update to the Housing Element as well as the existing Health and Safety Element and a new Environmental Justice Element.
• A multilingual (English, Tagalog, Cantonese, and Spanish) online community survey was released and heavily promoted through email list notification, project website, flyers, postcards, social media posts, banners, stakeholder interviews, and community workshops. 149 community members took the survey. • On May 11, 2022, the first community workshop was held. • On June 9, 2022, the second community workshop was held. • On June 30, 2022, a focus group interview was held with Friends of the Pinole Creek Watershed, Pinole Valley Community Church, and a property management company.
• On July 13, 2022, the City Council and Planning Commission held a special joint meeting to receive a comprehensive status update of the project. • On July 25 and 26, 2022, stakeholder interviews with the Pinole Rotary Club and the Contra Costa Association of Realtors were held to gather input regarding issues the community faces and recommendations to alleviate the identified housing issues.
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• On October 17, 2022, the first draft of the Housing Element was released for public review and comment. A copy of the draft was placed on the City’s webpage, which links to the dedicated General Plan Update page and a public review hardcopy is available at City Hall. The draft is also accessible at:
https://landuseplanningforpinole.com/
• On October 24, 2022, the Planning Commission reviewed the draft Housing Element, with a focus on the programs and policies, in addition to the opportunity sites, and provided feedback and recommendations to the City Council for consideration1.
• On November 15, 2022, the City Council reviewed the draft Housing Element with a focus on the programs and policies, in addition to the opportunity sites, and recommendations presented by the Planning Commission for enhancement of the Housing Element. The Council directed some immediate changes to the document pursuant to Planning Commission recommendation (see Attachment B), and sought additional feedback from the Commission regarding the remainder of the Commission’s recommendations for enhancement (see Attachment C), which can be addressed independent of the current update. The Council then authorized staff to submit the revised draft Housing Element to the California Department of Housing and Community Development (HCD), with the changes as shown in Attachment B.
• On December 2, 2022, staff submitted the revised draft Housing Element to HCD for their 90-day review (see Attachment A - Exhibit A). • On December 12, 2022, the Planning Commission reviewed the revised draft Housing Element, including recommended changes by City Council (shown in Attachment B), and reviewed potential opportunities for future enhancement (provided in Attachment C). After discussion, the Planning Commission recommended no further changes to the revised draft Housing Element. The Planning Commission then adopted Resolution 22-07 (Attachment D), recommending City Council adoption of the 2023-2031 Housing Element Update.
Draft minutes of the December 12, 2022 Planning Commission meeting are included in Attachment E.
DISCUSSION AND ANALYSIS
The Land Use Planning for Pinole project, which commenced in March 2022, consists of updates to two existing elements of the City’s General Plan: the Housing Element and the Health and Safety Element. Additionally, as a part of the project, the City is required to 1 For a summary of the October 24 Planning Commission recommendations see Table 5 in item 11A in the November 15, 2022 Council packet: https://cdn5-
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consider either adoption of a standalone Environmental Justice Element or addressing issues of environmental justice within other elements. As mentioned in the background section, the updates to the City’s Safety Element and the creation of a new Health and Environmental Justice Element are currently in process, on a separate track from the Housing Element update. A substantially compliant Housing Element is statutorily required to be adopted by the City prior to January 31, 2023. Staff anticipates that the draft update to the Safety Element and the new Health and Environmental Justice Element will be published for public review in February/March 2023 and scheduled for City Council consideration and adoption in May/June 2023.
The City Council, at its regular meeting on November 15, 2022, reviewed the draft 2023- 2031 Housing Element and considered Planning Commission recommendations from the October 24, 2022 meeting. A comprehensive discussion of the State requirements for the Housing Element update and key analyses can be found in the November 15 City Council Staff Report (Attachment F). Staff noted that additional feedback could be solicited from the Planning Commission on various ways to implement the recommendations at the Commission’s December 12, 2022 meeting.
Following the November 15, 2022 City Council meeting staff and the consultant team made refinements to the draft Housing Element that reflected direction from City Council and rebalances to the Regional Housing Needs Allocation (RHNA) based on recent development project approvals. The revised draft Element was then submitted to HCD on December 2, 2022 to start the 90-day State review.
The refinements to the draft Element submitted to HCD included the following updates:
1. RHNA Sites Inventory. Updated the opportunity sites inventory to include the Kmart/Pinole Vista site. Rebalanced and removed some excess opportunity sites that were no longer needed. The updated opportunity sites inventory map can be found in Appendix A and the site inventory list can be found in Appendix B of the Revised Draft Housing Element (Attachment A - Exhibit A).
2. AFFH Chapter. Updated the Affirmatively Furthering Fair Housing and Opportunity Sites sections to reflect the revised RHNA Sites inventory.
3. Glossary. Added a glossary of terms used in the Housing Element.
4. Translation Services. Added a notice and instructions for available translation assistance in three languages (Tagalog, Spanish, and Cantonese).
5. Construction Cost Estimates. Updated the International Code Council (ICC) building construction cost valuation data last revised August 2022 and added local cost multiplier.
6. Community Engagement.
a. Expanded the public outreach section and Appendix C to include additional details and examples of the robust community outreach efforts including the addition of photos and maps of the banners, social media posts, flyers, email distribution of the public review draft, and outreach materials that were used throughout the public participation period. 381 of 1216
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b. Included a reference to the adopted Pinole Commination and Engagement Plan in Program 21.
7. Public Review & Revisions Summary. Added a new section with a summary of comments and changes from the public review period.
8. Housing Plan Programs. Updated the programs and any references to programs that were changed. Updates to programs are shown in Table 1.
In the revised draft Housing Element, the Housing Opportunity Sites Inventory (which can be found in Appendices A and B of Attachment A - Exhibit A) and the Housing Capacity analysis (which is Table 79 of Attachment A - Exhibit A) has been updated following the November 15, 2022 City Council meeting to reflect the latest count of pending and entitled housing projects. The housing capacity analysis, which includes the sites inventory, demonstrates the City’s ability to plan for meeting its assigned Regional Housing Needs Assessment (RHNA) housing allocation of 500 units (121 very low income, 69 low income, 87 moderate income, and 223 above moderate income), plus a 20 percent buffer to ensure adequate capacity is maintained should sites be developed below projected density. Notably, several potential opportunities were removed from the previous draft Opportunity Sites Inventory as they are no longer needed for the purposes of meeting RHNA with the update to all current entitled projects.
As shown in Table 1 below, the Housing Element has identified capacity to meet the RHNA plus the buffer.
Table 1. Housing Capacity
Row
Identifier
Category Income Total
Very
Low
Low Moderate Above
Moderate
A RHNA Requirement 121 69 87 223 500
B Pending Projects 49 165 62 359 635
C ADUs 7 7 7 3 24
D Unmet RHNA
(A – B – C)
65 - 18 - 83
E Unmet RHNA + 20%
Buffer (D x 1.2)
78 - 22 - 100
F Vacant Opportunity
Site Capacity
45 - 15 - 60
G Non-Vacant
Opportunity Site
Capacity
40 - 12 - 52
H Total Identified
Capacity
(B + C + F +G)
141 172 96 362 771
I Opportunity Site
Capacity Buffer
([F +G] / D)
31% - 50% - -
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The Planning Commission conducted a public hearing on December 12 and provided a recommendation to the City Council on adoption of the draft Housing Element. The Planning Commission reviewed the table in Attachment C, which summarizes the Planning Commission recommendations from the October 24, 2022 meeting and provides options for how the recommendations can be addressed through additional studies/programs. At the hearing, the Planning Commission acknowledged that due to the short timeframe for adopting the Housing Element, the Commission did not recommend additional changes within the current draft Housing Element. Staff noted that further exploration of housing policies and opportunities could occur independent of the Housing Element or through subsequent revisions to the Housing Element at a later date.
PUBLIC ENGAGEMENT
Outreach for the Housing Element update began in March 2022. This involved engaging community members, stakeholders, and the City Council in identification of housing/health/safety/environmental justice issues. Translation of the survey and community workshops was provided in Spanish, Tagalog, and Cantonese, as well as outreach materials. To spread the word about the project, the City posted banners around the community, mailed postcards to residents, and placed notices and announcements on Pinole TV and social media accounts. These outreach materials contained QR codes to the project website and community surveys. The aforementioned project website, www.LandUsePlanningForPinole.com, hosts information about the project, the schedule, survey, and recordings of past engagement activities. Interested parties may contact the consultant team for additional information or to request placement on the project notification list by emailing [email protected].
ENVIRONMENTAL REVIEW
The California Environmental Quality Act (CEQA) provides Statutory Exemptions for certain types of projects exempt from expanded environmental review pursuant to CEQA.
The 6th Cycle update to the City of Pinole Housing Element qualifies for a “common sense exemption,” as provided by CEQA Guidelines Section 15061(b)(3). Updates to the City of Pinole Housing Element include identification of sites suitable for the development of housing and the adoption of goals, policies, and programs to meet the City’s RHNA and provide opportunities for affordable housing within the City. The project does not provide entitlements to land use development projects and does not change the zoning or land use of any parcel within the City in any manner. Future development proposals on RHNA sites identified during this planning cycle, as well as ordinances adopted to implement programs identified in the Housing Element, would be subject to environmental review pursuant to the provisions of CEQA, as appropriate. For these reasons, it can be seen with certainty that there is no potential for the Housing Element to have a significant effect on the environment. The exemption is included as Attachment A – Exhibit C of this report.
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FUTURE ACTIONS
Staff believes that the draft Housing Element satisfies all statutory requirements and affirmatively furthers fair housing. However, HCD is currently completing its review of the City’s draft Housing Element. Most cities submitting draft housing elements have received comments from HCD that necessitated revisions of varying scope. After HCD completes its review, HCD may inform the City that some changes to the Housing Element are necessary. Once any comments from HCD are addressed, staff will bring a revised version of the Housing Element to the City Council at a later date for readoption to ensure that the City’s Housing Element is in substantial compliance with state laws.
The Housing Accountability Act, Government Code section 65589.5, limits the land use authority of local agencies that do not timely adopt a compliant housing element.
Specifically, if the City does not have a compliant housing element, the City may not deny a residential or qualifying mixed-use project with at least 20% of the units reserved for low-income households, or 100% of the units reserved for moderate income households, on the basis of that project being inconsistent with the City’s Zoning Code and General Plan Land use designation. This is commonly known as the “Builder’s Remedy”. The deadline for the City to adopt a compliant Housing Element is January 31, 2023.
During previous Housing Element cycles, there was a 180-day grace period during which Housing Elements were not considered non-compliant. However, there is no similar grace period during the 6th cycle. Although the Builder’s Remedy has been part of state law for many years, it has not been invoked until this 6th Housing Element cycle. Accordingly, there are many unknowns about the scope of the Builder’s Remedy and how it would apply.
The draft Housing Element in Attachment A – Exhibit A (the draft sent to HCD on December 2, 2022) is substantially compliant with state law as provided in Government Code 65580 et seq. and contains all provisions required by state housing element law, as shown in Attachment A – Exhibit C.
Although feedback from HCD has not yet been received, to meet the statutory deadline, Staff recommends the City Council adopt the Housing Element on January 17, 2023. A subsequent amendment to the Housing Element may be necessary based on feedback from HCD.
FISCAL IMPACT
There is no fiscal impact associated with receiving this report.
ATTACHMENTS
A. Resolution
Exhibit A – 2023-2031 Housing Element
Exhibit B – Notice of Exemption
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Exhibit C – Conformance of Housing Element with State Law Requirements B. Revisions to Draft Housing Element following 11/15/22 Council Meeting C. Planning Commission Recommendations and Future Opportunities for Implementation D. Planning Commission Resolution No. 22-07
E. Draft Planning Commission Minutes – December 12, 2022 F. November 15, 2022 City Council Staff Report
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RESOLUTION NO. 2023-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PINOLE ADOPTING GENERAL PLAN AMENDMENT 22-01 UPDATING THE HOUSING ELEMENT OF THE GENERAL PLAN FOR THE PERIOD OF 2023-2031, AND FINDING THAT THE
PROJECT IS EXEMPT FROM ADDITIONAL ENVIRONMENTAL REVIEW THROUGH
THE ADOPTION OF A CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) EXEMPTION PURSUANT TO CEQA GUIDELINES SECTION 15061 (b)(3) WHEREAS, the California Legislature has found that “California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the state’s environmental and climate objectives” (Gov. Code Section 65589.5.); and WHEREAS, the Legislature has further found that “Among the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration.” (Gov. Code Section 65589.5.); and
WHEREAS, the Legislature recently adopted the Housing Crisis Act of 2019 (SB 330) which states that “In 2018, California ranked 49th out of the 50 states in housing units per capita… California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over 7 years”; and
WHEREAS, California Government Code Sections 65580-65589.8 require amendment of the City’s current General Plan Housing Element to address the assigned housing needs of current and future City residents; and WHEREAS, the City of Pinole’s share of regional housing need is established by the Association of Bay Area Governments (“ABAG”) and this period’s related Regional Housing Needs Allocation (“RHNA”) was adopted by ABAG in December 2021; and WHEREAS, ABAG determined that Pinole’s fair share of the RHNA for the period between 2023 and 2031 is a total of 500 units in the following housing affordability income categories: 121 very low income units, 69 low income units, 87 moderate income units, and 223 above moderate income units; and
WHEREAS, as provided in Government Code Section 65350 et. seq., and Public Resources Code this Housing Element Update 2023-2031 constitutes a General Plan Amendment (“Project”); and
ATTACHMENT A
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WHEREAS, the City prepared the draft 2023-2031 Housing Element in accordance with California Housing Element Law (Government Code section 65580 et seq.); and
WHEREAS, California Government Code Section 65583 requires that the Housing Element Update contain: (i) an assessment of the City’s housing needs and an analysis of the resources and constraints, both governmental and non-governmental, relevant to the meeting of these needs; (ii) an inventory of land suitable and available for residential development and an analysis of the development potential of such sites; (iii) a statement of the community's goals, quantified objectives, and policies relative to the maintenance, preservation, improvement, and development of housing; and (iv) programs that set forth a schedule of actions the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element Update; and
WHEREAS, State law requires that the City take meaningful steps to promote and affirmatively further fair housing (Gov. Code Section 65583(c)(5)); and WHEREAS, State law requires that the City make zoning available for all types of housing, including multifamily housing (Gov. Code Sections 65583.2 and 65583(c)); and WHEREAS, the Housing Element must be adopted to comply with State law, accommodate the RHNA, affirmatively further fair housing, and facilitate and encourage a variety of housing types for all income levels, including multifamily housing (Gov. Code Sections 65583.2 and 65583(c)); and
WHEREAS, the preparation, adoption, and implementation of the Housing Element requires a diligent effort to include all economic segments of the community; and WHEREAS, from March through July 2022 the City conducted extensive public outreach, which included creating a housing element update website, posting a multilingual survey, conducting a focus group, stakeholder interviews, and two virtual community workshops, and advertisements of engagement opportunities and information through social media, email, notifications in the City’s bi-weekly reports, mailed postcards, flyers, community TV advertisements, and banners posted throughout the city; and WHEREAS, on July 13, 2022, the City Council and Planning Commission held a special joint meeting to receive a comprehensive status update of the project; and WHEREAS, on October 17, 2022, the public review draft of the Housing Element was released for public review and comment, with a digital copy available through the City’s webpage, which links to the dedicated General Plan Update, and a hardcopy available at City Hall; and
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WHEREAS, on October 24, 2022, the Planning Commission reviewed the public review draft Housing Element and provided feedback and recommendations to the City Council; and
WHEREAS, on November 15, 2022, the City Council reviewed the public review draft Housing Element; and
WHEREAS, revisions to the draft Housing Element were made with consideration of updated approved projects information and feedback received through the public comment period, the Planning Commission meeting, and City Council meeting and in preparation for adoption and submittal to the California Department of Housing and Community Development (HCD) for review; and
WHEREAS, on December 2, 2022, the revised draft Housing Element, hereto referred to as the 2023-2031 Housing Element, was submitted to HCD for review; and WHEREAS, the Planning Commission held a duly noticed public hearing on December 12, 2022 and voted 4-0 to recommend that the City Council approve General Plan Amendment 22-01 to adopt the 2023-2031 Housing Element, attached as Exhibit A, to repeal and replace the existing Housing Element of the General Plan, and approve the CEQA Exemption for the Housing Element Update, attached as Exhibit B; and WHEREAS, the City prepared the 2023-2031 Housing Element in conformance with State and local planning law and practices, considering local conditions and context, including economic, environmental, and fiscal factors; and WHEREAS, the Housing Element must be adopted to comply with State law, affirmatively further fair housing, and facilitate and encourage a variety of housing types for all income levels, including multifamily housing; and WHEREAS, the City Council may readopt the 2023-2031 Housing Element at a later date to incorporate potential comments from HCD; and WHEREAS, the Housing Element update qualifies for an exemption in the California Environmental Quality Act (“CEQA”) under CEQA Guidelines Section 15061(b)(3), as the project does not provide entitlements to land use development projects and does not change the zoning or land use of any parcel within the City in any manner, and therefore could not have any effect on the environment; and WHEREAS the City Council held a duly noticed public hearing on January 17, 2023, and considered the presentation, staff report and related background documents, pertinent maps, documents and exhibits as well as the testimony of all persons speaking or providing information on this matter.
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NOW THEREFORE, BE IT RESOLVED, by the City Council of the City of Pinole that the above recitals are true and correct and made part of this resolution.
BE IT FURTHER RESOLVED that approval of General Plan Amendment 20-01 to adopt the 2023-2031 Housing Element is exempt from further environmental review under the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section 15061(b)(3), as the Housing Element does not provide entitlements to land use development projects and does not change the zoning or land use of any parcel within the City in any manner, and it can therefore be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment.
The City Council approves the CEQA Exemption for the Housing Element Update attached as Exhibit B and incorporated herein.
BE IT FURTHER RESOLVED that the City Council of the City of Pinole hereby approves General Plan Amendment 22-01 to adopt the 2023-2031 Housing Element, attached as Exhibit A, to repeal and replace the existing Housing Element of the General Plan, based on the following determinations:
1. The amendments to the City’s General Plan Housing substantially complies with Housing Element Law, as provided in Government Code 65580 et seq. and contains all provisions required by State Housing Element Law, as shown in Exhibit C to this resolution, incorporated herein by this reference.
2. The proposed 2023-2031 Housing Element is internally consistent, and is consistent with the City’s General Plan, as amended.
PASSED AND ADOPTED by the City Council of the City of Pinole on this 17th day of January 2023, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
_______________________________
Heather Bell, CMC
City Clerk
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CITY OF PINOLE
housing ELEMENT
2023-2031
December 2, 2022
EXHIBIT A
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Table of Contents
HOUSING ELEMENT UPDATE
CITY OF PINOLE i
Table of Contents
LIST OF ABBREVIATIONS USED .............................................................................................. 1 INTRODUCTION....................................................................................................................... 4 Purpose and Content................................................................................................................. 4 Data Sources........................................................................................................................... 4 Relationship to Other Elements and Plans .............................................................................. 4 Public Participation.................................................................................................................... 5 Summary of Comments Received ........................................................................................ 7 Public Review Period.............................................................................................................. 8 REVIEW OF PAST ACCOMPLISHMENTS................................................................................ 11 Housing Production................................................................................................................. 11 No Net Loss and Adequate Sites ........................................................................................ 12 Effectiveness at Assisting Special Needs Populations .......................................................... 12 Seniors and Residents with Disabilities.............................................................................. 12 Persons Experiencing Homelessness................................................................................. 12 Accessibility Improvements................................................................................................. 13 Evaluation of Previous Housing Element Programs ............................................................. 13 HOUSING NEEDS ASSESSMENT ............................................................................................ 26 Projected Housing Needs........................................................................................................ 27 Existing Housing Needs........................................................................................................... 27 Population Growth Trends .................................................................................................. 27 Age Composition.................................................................................................................. 28 Race and Ethnicity................................................................................................................ 30 Employment Trends ................................................................................................................ 32 Household Characteristics ...................................................................................................... 35 Housing Stock Characteristics................................................................................................. 41 Preservation of Units at Risk of Conversion .......................................................................... 52 Qualified Entities .................................................................................................................. 53 Inventory of At-Risk Units.................................................................................................... 53 Replacement Costs .............................................................................................................. 55 Federal Programs................................................................................................................. 56 State Programs..................................................................................................................... 56 Monitoring of Affordable Units........................................................................................... 57 Quantified Objectives .......................................................................................................... 57 Special Housing Needs ............................................................................................................ 57 Farmworkers ........................................................................................................................ 59 392 of 1216
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CITY OF PINOLE ii
Large Households ................................................................................................................ 60 Female-Headed Households............................................................................................... 61 Homelessness ...................................................................................................................... 63 Persons with Disabilities...................................................................................................... 69 Elderly Persons..................................................................................................................... 72 Extremely Low-Income Households................................................................................... 75 Summary of Housing Needs ................................................................................................... 77 CONSTRAINTS ON HOUSING................................................................................................ 80 Governmental Constraints...................................................................................................... 80 Land Use Controls.................................................................................................................... 80 General Plan ......................................................................................................................... 80 Three Corridors Specific Plan.............................................................................................. 83 Development Standards...................................................................................................... 84 Inclusionary Housing Requirements .................................................................................. 88 Density Bonus ...................................................................................................................... 89 Providing for a Variety of Housing Types............................................................................... 89 Accessory Dwelling Units..................................................................................................... 92 Emergency Shelters ............................................................................................................. 93 Low Barrier Navigation Centers.......................................................................................... 94 Manufactured Homes.......................................................................................................... 95 Supportive and Transitional Housing................................................................................. 95 Single-Room Occupancy Units ............................................................................................ 95 Development Review and Permitting Procedures ................................................................ 95 Permit Processing Procedure.............................................................................................. 95 Permit Processing Time....................................................................................................... 97 Planning, Building, and Development Impact Fees............................................................... 98 School Fees ......................................................................................................................... 100 County Transportation Impact Fee................................................................................... 100 SB 35 Approval Procedure .................................................................................................... 101 Housing for Persons with Disabilities................................................................................... 101 Reasonable Accommodation Procedures........................................................................ 102 Definition of a Family......................................................................................................... 102 California Building Code........................................................................................................ 103 Code Enforcement................................................................................................................. 103 On- and Off-Site Improvements ........................................................................................... 103 Nongovernmental Constraints ............................................................................................. 104 Requests to Develop Below the Anticipated Density ...................................................... 104 Land Costs .......................................................................................................................... 104 Construction Costs............................................................................................................. 105 393 of 1216
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Financing Availability.......................................................................................................... 105 Federal and State Programs.............................................................................................. 106 Environmental and Infrastructure Constraints ............................................................... 106 AFFIRMATIVELY FURTHERING FAIR HOUSING ................................................................. 111 Introduction............................................................................................................................ 111 Outreach................................................................................................................................. 111 Outreach Activities ............................................................................................................. 111 Organizations Contacted and Consulted ......................................................................... 112 Housing Element Update – City Website.......................................................................... 114 Stakeholder Interviews ...................................................................................................... 114 Housing Element Survey.................................................................................................... 115 Public Workshops............................................................................................................... 115 Assessment of Fair Housing Issues ...................................................................................... 115 City Overview...................................................................................................................... 115 Fair Housing Enforcement and Outreach Capacity......................................................... 117 Integration and Segregation ................................................................................................. 117 Race and Ethnicity.............................................................................................................. 117 Dissimilarity Index – Race and Ethnicity........................................................................... 120 Income ................................................................................................................................ 121 Familial Status .................................................................................................................... 125 Persons with Disabilities.................................................................................................... 128 Findings from Integration and Segregation..................................................................... 130 Racially and Ethnically Concentrated Areas of Poverty and Affluence.............................. 130 Racially and Ethnically Concentrated Area of Poverty .................................................... 130 Racially Concentrated Area of Affluence.......................................................................... 131 Disparities in Access to Opportunities ................................................................................. 132 California Tax Credit Allocation Committee (TCAC)......................................................... 132 Transportation.................................................................................................................... 138 CalEnviroScreen ................................................................................................................. 139 Findings............................................................................................................................... 141 Disproportionate Housing Needs......................................................................................... 141 Substandard Housing ........................................................................................................ 141 Overcrowding..................................................................................................................... 145 Homelessness .................................................................................................................... 146 Displacement...................................................................................................................... 147 Findings............................................................................................................................... 148 Other Contributing Factors ................................................................................................... 149 Historical Land Use and Investment Patterns ................................................................. 149 High Cost of Development ................................................................................................ 149 394 of 1216
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Fair Housing Issues, Contributing Factors, and Meaningful Action ............................... 149 SITES AND RESOURCES ....................................................................................................... 164 Land Inventory ....................................................................................................................... 164 Housing Allocation ............................................................................................................. 164 Realistic Capacity................................................................................................................ 165 Assumed Affordability ....................................................................................................... 168 Environmental and Infrastructure Constraints ............................................................... 169 Entitled and Pending Projects ........................................................................................... 172 Accessory Dwelling Units................................................................................................... 172 Ability to Meet the RHNA....................................................................................................... 174 Lower Income Capacity ..................................................................................................... 175 Site Details.............................................................................................................................. 176 Vacant Sites......................................................................................................................... 176 Non-Vacant Sites ................................................................................................................ 177 Financial Resources ............................................................................................................... 180 Administrative Resources.................................................................................................. 180 Countywide Programs ....................................................................................................... 180 Statewide Resources.......................................................................................................... 183 Department of Housing and Urban Development Grants ............................................. 186 HOUSING GOALS, POLICIES, AND PROGRAMS................................................................. 187 Housing Goals and Policies ................................................................................................... 187 Housing Production and Adequate Sites to Meet Regional Housing Needs................. 187 Housing to Meet the Needs of All Income Levels and Special Needs Groups .............. 187 Removal of Governmental Constraints............................................................................ 188 Conserve, Preserve, and Improve the Housing Stock..................................................... 188 Affirmatively Further Fair Housing ................................................................................... 188 Housing Education and Community Outreach................................................................ 189 Quantified Objectives ............................................................................................................ 189 Housing Programs ................................................................................................................. 190 Adequate Sites and Housing Production to Meet Regional Housing Needs................. 190 Housing to Meet the Needs of All Income Levels and Special Needs Groups .............. 195 Removal of Governmental Constraints............................................................................ 200 Conserve, Preserve, and Improve the Housing Stock..................................................... 202 Affirmatively Further Fair Housing ................................................................................... 204 Housing Education and Community Outreach................................................................ 207 APPENDIX A: SITES INVENTORY MAP................................................................................ 210 APPENDIX B: SITES INVENTORY LIST................................................................................. 212 395 of 1216
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APPENDIX C: PUBLIC PARTICIPATION............................................................................... 215
LIST OF TABLES
Table 1: 5th Cycle Housing Production ....................................................................................... 12 Table 2: Review of 5th Cycle Programs ....................................................................................... 14 Table 3: Pinole RHNA, 2023–2031 .............................................................................................. 27 Table 4: Regional Population Change, 2010–2020.................................................................... 28 Table 5: Annual Average Population Growth, 2000–2020........................................................ 28 Table 6: Population Age Distribution, Pinole............................................................................. 29 Table 7: Racial and Ethnic Composition, Pinole ........................................................................ 31 Table 8: Employment Trends, Pinole ......................................................................................... 33 Table 9: Number of Households, 2000–2020............................................................................ 36 Table 10: Regional Average Household Size ............................................................................. 36 Table 11: Household Size, Pinole, 2010–2020........................................................................... 38 Table 12: Family Household Characteristics, 2010–2020......................................................... 38 Table 13: Household Size by Tenure, Pinole, 2020 ................................................................... 39 Table 14: Median Household Income by Tenure...................................................................... 39 Table 15: Income Range by Affordability Level Based on State Area Median Income, 2021 40 Table 16: Household Income Level by Tenure, 2018................................................................ 41 Table 17: Housing Units, 2000–2020.......................................................................................... 42 Table 18: Unit Size by Tenure, Pinole, 2020............................................................................... 42 Table 19: Housing Inventory by Unit Type................................................................................. 43 Table 20: Housing Building Type by Tenure, Pinole, 2020 ....................................................... 44 Table 21: Year Housing Built....................................................................................................... 45 Table 22: Housing Tenure by Date of Occupancy..................................................................... 45 Table 23: Zillow Home Value Index, Neighboring Jurisdictions ............................................... 47 Table 24: Median Monthly Rent, 2010–2020............................................................................. 48 Table 25: Affordable and Fair Market Rent for Low-Income Households .............................. 49 Table 26: Occupancy Rates ......................................................................................................... 49 Table 27: Gross Rent as a Percentage of Household Income, 2020........................................ 50 Table 28: Overpayment by Income Level and Tenure, 2018.................................................... 51 Table 29: Overcrowding by Tenure............................................................................................ 52 Table 30: Units at Risk of Conversion or Converted During the 5th Cycle, Pinole .................. 54 Table 31: Westmont of Pinole Rent-Restricted Unit Reduction Schedule............................... 55 Table 32: Replacement Cost ....................................................................................................... 56 Table 33: Overview of Special Needs Groups, Pinole ............................................................... 58 Table 34: Inventory of Services for Special Needs Populations............................................... 58 Table 35: Number of Farmworkers and Farms, Contra Costa County, 2017.......................... 59 Table 36: Large Households by Tenure, 2020........................................................................... 60 Table 37: Large Households by Housing Problems and Tenure, Pinole, 2018....................... 61 Table 38: Female-Headed Households by Tenure in Pinole, 2020.......................................... 62 396 of 1216
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Table 39: Female-Headed Households by Poverty Status in Pinole, 2020 ............................ 63 Table 40: Homelessness by Household Type and Shelter Status, Contra Costa County ...... 63 Table 41: Characteristics of Persons Experiencing Homelessness, Contra Costa County, 2019 ....................................................................................................................................................... 65 Table 42: Homeless Population—Unsheltered Individuals in West Contra Costa County.... 66 Table 43: Students in Local Public Schools Experiencing Homelessness ............................... 66 Table 44: County Homeless Facilities......................................................................................... 68 Table 45: Elderly People with Disabilities .................................................................................. 71 Table 46: Developmental Disability by Type, 2019 ................................................................... 72 Table 47: Elderly Population, 1990–2020................................................................................... 73 Table 48: Householders by Age.................................................................................................. 73 Table 49: Median Household Income for Elderly Households (65+ Years)............................. 73 Table 50: Income Distribution, Elderly Households (62+ Years)1............................................ 74 Table 51: Elderly Households by Housing Problems and Tenure, 2018 ................................. 74 Table 52: Extremely Low-Income Households with Housing Problems, 2018 ....................... 76 Table 53: Three Corridors Specific Plan Areas Development Densities and Intensities........ 83 Table 54: Three Corridors Specific Plan Height Standards ...................................................... 84 Table 55: Primary Building Development Standard for City of Pinole Base Zoning Districts85 Table 56: Three Corridors Specific Plan Setback Standards .................................................... 86 Table 58: Allowed Residential Uses Under the Zoning Code ................................................... 89 Table 63: Planning Related Fees................................................................................................. 99 Table 64: Development Impact Fees, Per Unit........................................................................ 100 Table 65: 5th Cycle Sites Developed.......................................................................................... 104 Table 66: Recent Vacant Lot Sales in Pinole ............................................................................ 105 Table 67: Disposition of Home Loans, 2020............................................................................ 106 Table 70: Contributing Factors ................................................................................................. 150 Table 71: AFFH Actions Matrix.................................................................................................. 152 Table 75: Assumed Yields for Multifamily Zones .................................................................... 168 Table 76: Entitled and Pending Projects .................................................................................. 172 Table 77: ADUs Building Permits Issued.................................................................................. 173 Table 78: ADU Affordability Assumptions ............................................................................... 173 Table 79: Housing Capacity....................................................................................................... 175 Table 80: Lower-Income Capacity ............................................................................................ 176 Table 81: Vacant Site Capacity.................................................................................................. 177 Table 82: Non-Vacant Site Capacity.......................................................................................... 178 Table 83: EHV Program Payment Standards ........................................................................... 182 Table 84: Quantified Objectives ............................................................................................... 190
LIST OF FIGURES
Figure 1: Population Age Distribution, 2020.............................................................................. 30 Figure 2: Regional Racial/Ethnic Composition, 2019................................................................. 32 397 of 1216
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Figure 3: Regional Employment by Industry, 2019 ................................................................... 34 Figure 4: Regional Employment by Occupation, 2019.............................................................. 35 Figure 5: Households by Size, 2019............................................................................................ 37 Figure 6: Regional Home Values, 2001–2020 ............................................................................ 46 Figure 7: Median Rental Prices, 2010–2020............................................................................... 48 Figure 8: Racial Group Share of General and Homeless, Contra Costa County, 2019........... 64 Figure 9: Latinx Share of Homeless Populations, Contra Costa County, 2019....................... 65 Figure 10: Disability by Type ....................................................................................................... 70 Figure 11: General Land Use Map.............................................................................................. 81 Figure 12: Geological Hazards .................................................................................................. 107 Figure 13: FEMA Flood Zones ................................................................................................... 108 Figure 14: Fire Hazard Severity Zones ..................................................................................... 109 Figure 15: Census Tracts and RHNA Sites................................................................................ 116 Figure 16: Racial and Ethnic Majority, 2010............................................................................. 118 Figure 17: Percent non-White, 2018 and RHNA Sites ............................................................. 119 Figure 18: Percent non-White Comparison of RHNA Units.................................................... 120 Figure 19: Dissimilarity Index for Race, 2020 .......................................................................... 121 Figure 20: Low to Moderate Income Population, 2011–2015 and RHNA Sites..................... 122 Figure 21: Low to Moderate Income Population Comparison of RHNA Units ..................... 123 Figure 22: Poverty Status, 2010-2014 and 2015-2019............................................................ 124 Figure 23: Housing Choice Vouchers, 2010 ............................................................................. 125 Figure 24: Children in Female-Headed Households and RHNA Sites, 2015-2019................ 126 Figure 25: Female-Headed Households comparison of RHNA Units .................................... 127 Figure 26: Children in Married Couple Households, 2015-2019............................................ 128 Figure 27: Disability Characteristics, 2019............................................................................... 129 Figure 28: Population with a Disability, 2010-2014 and 2015-2019 ...................................... 130 Figure 29: RECAPs Vicinity and RHNA Sites, 2021 ................................................................... 131 Figure 30: RCAAs Vicinity, 2015-2019....................................................................................... 132 Figure 31: TCAC Economic Score, 2021.................................................................................... 133 Figure 32: TCAC Education Score, 2021 ................................................................................... 135 Figure 33: TCAC Environmental Score, 2021 ........................................................................... 136 Figure 34: TCAC Composite Score............................................................................................ 137 Figure 35: TCAC Designation Comparison of RHNA Units ..................................................... 138 Figure 36: Transit Map .............................................................................................................. 139 Figure 37: CES Percentile and RHNA Sites ............................................................................... 140 Figure 38: CalEnviroScreen Percentile Comparison of RHNA Units ...................................... 141 Figure 39: Housing Problems by Tenure and Race/Elderly/Housing Size............................. 142 Figure 40: Cost Burden by Tenure and Race/Elderly/Housing Size....................................... 143 Figure 41: Overpayment by Owners ........................................................................................ 144 Figure 42: Overpayment by Renters ........................................................................................ 144 Figure 43: Overcrowded Households ...................................................................................... 145 Figure 44: Communities Vulnerable to Displacement............................................................ 148 398 of 1216
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Figure 45: Flood Hazard Zones................................................................................................. 170 Figure 46: Very High Fire Hazard Severity Zones .................................................................... 171 399 of 1216
Glossary
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List of Abbreviations Used
Abbreviation Definition
AAGR Annual Average Growth Rate
AB Assembly Bill
ABAG The Association of Bay Area Governments
ACS American Community Survey
ADA Americans with Disabilities Act
ADU Accessory Dwelling Unit
AFFH Affirmatively Furthering Fair Housing
AHSC Affordable Housing and Sustainable Communities Program AMI Area Median Income
APN Assessor Parcel Number
BAHFA Bay Area Housing Finance Authority
BMR Below Market Rate
CalCHA California Community Housing Agency
CalHFA California Housing Finance Agency
CalOES California Governor’s Office of Emergency Services CCCTA Contra Costa County Transportation Authority
CCCWP Contra Costa Clean Water Program
CCRC California Community Reinvestment Corporation
CDBG Community Development Block Grants
CDD Community Development Division
CEQA California Environmental Quality Act
CES CalEnviroScreen
CHAS Comprehensive Housing Affordability Strategy
CMU Commercial Mixed Use
COG Council of Governments
CUP Conditional Use Permit
DDA Difficult Development Areas
DDS Department of Developmental Services
DOF Department of Finance
DRB Development Review Board
EBMUD East Bay Municipal Utility District
ECHO Eden Council for Hope and Opportunity
EDD Employment Development Department
EHV Emergency Housing Voucher
EIR Environmental Impact Report
EJ Environmental Justice
ELI Extremely Low Income
FEMA Federal Emergency Management Agency
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FMR Fair Market Rent
FY Fiscal Year
GP General Plan
GSAF Golden State Acquisition Fund
HAMFI HUD Area Median Family Income
HCD Office of Housing and Community Development
HCV Housing Choice Voucher
HDR High Density Residential
HMDA Home Mortgage Disclosure Act
HOME Investment Partnership Programs
HUD Department of Housing and Urban Development
ICC International Code Council
JADU Junior Accessory Dwelling Unit
LAUS Local Area Unemployment Statistics
LBNC Low Barrier Navigation Center
LDR Low Density Residential
LEAP Local Early Action Planning
LHTF Local Housing Trust Fund
LID Low Impact Development
LIHTC Low-Income Housing Tax Credit
MCC Mortgage Credit Certificate
MDR Medium Density Residential
MSA Metropolitan Statistical Area
MUSA Mixed Use Sub Area
NOFA Notice of Funding Availability
NPP Neighborhood Preservation Program
OIMU Office Industrial Mixed-Use
OPMU Office Professional Mixed-Use
OTSA Old Town Sub Area
PID Public Information Department
PIT Point in Time
PITC Point in Time Count
PLHA Permanent Local Housing Allocation
PQI Public Quasi-Public Institutional
PWD Public Works Department
RAWG Regional Advisory Working Group
RCAA Racially Concentrated Area of Affluence
REAP Regional Early Action Planning
RECAP Racially and Ethnically Concentrated Area of Poverty RHNA Regional Housing Needs Allocation/Assessment
RMU Residential Mixed Use
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RTPA Regional Transportation Planning Agency
RV Recreational Vehicle
SAHA Satellite Affordable Housing Associates
SB Senate Bill
SLM Shared Lane Markings
SR Suburban Residential
SRO Single Room Occupancy
SSA Service Sub Area
STMP Subregional Transportation Mitigation Program
TCAC Tax Credit Allocation Committee
TOD Transit-Oriented Development
US United States
VHFHSZ Very High Fire Hazard Severity Zone
VMT Vehicle Miles Travelled
WCCTAC West Contra Costa Transportation Advisory Committee WCWD West County Wastewater District
WPCP Water Pollution Control Plant
ZHVI Zillow Home Value Index
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Introduction
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Introduction
Purpose and Content
The City of Pinole’s 2023 – 2031 Housing Element has been prepared in compliance with the State of California Government Code Section 65302 and in conformance with the Housing Element Guidelines as established by the California Department of Housing and Community Development (HCD). This Housing Element sets forth the City’s overall housing objectives in the form of goals, policies, and programs. This format will facilitate the periodic update of the Housing Element, as required by State law.
Data Sources
Various sources of information were used to prepare the Housing Element. The US Census on Population and Housing remains the most comprehensive source of data available on population and housing trends and was widely used throughout the element. Additional data sources consulted include:
• Demographic and housing data provided by ABAG, the State Department of Finance (DOF), and the Census Bureau;
• Housing market information, such as home sales, rents, and vacancies from the Contra Costa Association of Realtors, Craigslist, Zillow, and Home Mortgage Disclosure Act (HMDA);
• Building permit and zoning information from the City of Pinole Development Services Department;
• Special needs housing and services data, including homeless services, from Contra Costa County;
• Housing survey administered to residents and landlords; and • Telephone interviews with housing professionals and service providers.
Other statistics draw from the most recent figures reported by the U.S. Census Bureau, including the 2020 Census and the American Community Surveys (ACS). Future projections are based on data provided by ABAG. Where available, this data is supplemented with current market data and local secondary sources of information.
Relationship to Other Elements and Plans
This Housing Element identifies goals, policies, and programs that guide housing policy for the City over the 2023 to –2031 planning period. The goals, policies, and programs are consistent with the direction of the other General Plan elements, specifically the Land Use Element, Safety Element, and the Environmental Justice Element. Each goal is followed by one or more policies that are designed to provide direction to the policy makers that will 403 of 1216
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enable progress towards the goals. Consistency will be reviewed as part of the annual General Plan implementation progress report as required under Government Code section 65400. Listed after a discussion of the goals and policies are the programs designed to implement the specific goals and policies.
The Housing Element goals, policies, and programs aim to:
• Encourage the development of a variety of housing opportunities and provide adequate sites to meet the 2023 – 2031 Regional Housing Needs Allocation (RHNA). • Assist in the development of housing to meet the needs of lower- and moderateincome households. • Address and, where appropriate and legally possible, remove governmental constraints to housing development.
• Conserve, preserve, and improve the condition of the existing affordable housing stock. Promote equal housing opportunity for all residents to reside in the housing of their choice. These objectives are required by and delineated in State law (California Code Section 65583 [c][1]).
Public Participation
As required by State law (Government Code Section 65588[c]), all economic segments of the community must be provided an opportunity to review and comment on the Housing Element.
The City of Pinole had a comprehensive and successful public engagement process. It provided extensive information that informed and guided the preparation of the draft Housing Element update. Targeted outreach began in March 2022. This involved engaging a diverse group of people in the planning process, including community members, stakeholders, service providers, educators, the Planning Commission, and City Council in identification of Pinole’s Housing Element housing issues. The public participation program included:
• Website. An interactive housing element update website, launched in March 2022 and accessed through the City’s webpage, that included a description of the project, how to provide input, workshop dates and materials, a link to the Housing Element update survey, and FAQs.
• Surveys. A multilingual (English, Tagalog, Cantonese, and Spanish) online community survey was heavily promoted through email list notification, project website, flyers, postcards, social media posts, banners, stakeholder interviews, and community workshops. The City received 149 completed surveys. Full details of the survey responses are provided in APPENDIX C: PUBLIC OUTREACH.
• Focus Group. One focus group was held on Thursday, June 30, 2022 at 4:00 p.m. to gather input from community members and housing service providers. The 404 of 1216
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organizations participated in the focus group, the Friends of Pinole Creek Watershed, Pinole Valley Community Church, and BGAM Property Management Group
• Stakeholder Interviews. Two stakeholder interviews were held on July 25, 2022 with The Pinole Rotary Club and July 26, 2022 with Contra Costa Association of Realtors to gather input regarding issues the community faces and recommendations to alleviate the identified housing issues.
• Community Workshops. Two virtual community workshops were held on Wednesday, May 11, 2022, and Thursday, June 9, 2022. The website was updated to include information about the community meetings and the project planner sent emails to notify individuals on the mailing list which included stakeholders, community service providers, and members of the public. The links to the presentation video recording were posted on the Housing Element Update website. • Study Session. One joint study session with the Planning Commission and City Council was held on July 13, 2022. All the efforts of notifying the public that were made for the two community meetings were repeated for the joint study session.
The links to the presentation video recording were posted on the Housing Element Update website. The joint study session focused primarily on RHNA site strategy, housing issues, and proposed programs included in the Housing Element. It included a robust discussion of housing issues and responsive programs to meet the needs of all Pinole residents.
The City extensively advertised
opportunities to participate and
used multiple forms of media to
reach the diverse population of
Pinole. Efforts to notify the
community about engagement
opportunities include the following:
• Social media postings on the City
of Pinole’s Facebook and
Instagram pages and Nextdoor.
• Email notifications to the
interested parties contact list.
• Notifications in the City’s
biweekly administrative report.
• Postcard mailed to postal
customers citywide. Example of a social media post for the October 24 th
Planning Commission meeting
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• Flyers printed and distributed
around the City.
• Advertisements on the Pinole
Community TV, Channels 26
and 28, that displayed
information regarding the
Community Workshops. The
information was displayed
multiple times daily leading up
to the workshops.
• 11 banners of various sizes,
ranging from 58 square feet to
eight square feet hung at key
locations in the City, including
community facilities (such as
the senior center, swim center,
tennis court, and the library),
neighborhood parks, over
major throughfares and key
pedestrian pathways. Banners
included links to the survey in
four languages as well as a link
to the two virtual community
workshops. Full additional
photos of the banners and a
map of the banner placements
in the City, see APPENDIX C:
PUBLIC OUTREACH.
• QR codes were printed on all postcards and flyers linking the recipient to the project website, which contained an option to participate in the survey, meeting dates, and notification that translation services are available printed in four languages (English, Tagalog, Cantonese, and Spanish).
Summary of Comments Received
During the outreach process, the City heard comments that touched on issues such as difficulty paying rent, mortgage, or down payment; homelessness; and insufficient housing supply, including affordable housing, farmworker housing, and preferred locations for future housing. Many of the programs and the RHNA sites inventory in the Housing Element Update Examples of two of the eleven banners placed around the City 406 of 1216
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reflect the community input. In summary, the community engagement and input yielded the following themes and feedback:
• Linking public investment with new housing: Participants expressed a desire for new housing near community facilities and amenities. Program 18 will coordinate with the Environmental Justice Element to pursue place-based improvements in low resource areas to increase environmental health and quality of Pinole through projects identified in the City’s capital improvement program. • Affordability: Participants expressed the lack of affordable housing options in Pinole; specifically identifying ways to incentive multifamily development. Program 7 consists of creating a set of incentives for projects that provide additional affordable housing beyond the City’s 15 percent inclusionary requirement. • Education and Outreach: Participants expressed a lack of community engagement and education on affordable housing, ADUs, housing services and programs that are available, and housing policy. Program 15, Program 19, Program 21 and Program 22implements outreach and education strategies to increase community awareness about ADUs, housing resources and services, and available fair housing and financing support.
• Housing protections: Participants expressed a need for protections and resources for seniors, first-time homebuyers, and lower-and middle-income individuals.
Program 20 establishes coordination with a fair housing service provider to work with residents and landlords for income protections and state rent control laws and in conjunction with Program 19. Program 9 will create a set of incentives to encourage the development of housing for seniors.
A summary of outreach is also provided in the Affirmatively Furthering Fair Housing chapter.
For complete survey results and additional detail on outreach see APPENDIX C: PUBLIC OUTREACH.
Public Review Period
Pursuant to Assembly Bill 215 (AB 215), the City distributed the Draft 2023-2031 Housing Element for a 30 day public review period from October 17th, 2022 to November 16th, 2022.
Public notification included social media postings and notifications through emails to 65 stakeholders as well as a public review hardcopy available at City Hall. The City received one public comment requesting additional information on how to participate.
The City held public meetings before the Planning Commission on October 24th and City Council on November 15th to discuss and receive feedback on the public review draft.
Opportunity for public comment was provided at both meetings. The Planning Commission and City Council were both supportive of the draft document. They discussed opportunities 407 of 1216
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to clarify and strengthen programs and appreciated the thorough and clear analysis and accessibility of the draft element.
The Housing Element was a duly advertised agenda item at the October 24th Planning Commission and November 15th City Council meetings to discuss and receive feedback on the public review draft. Opportunity for public comment was provided at both hearings. The Planning Commission and City Council both supportive of the draft document. They discussed opportunities to clarify and strengthen programs and appreciated the thorough and clear analysis and accessibility of the draft element. The Planning Commission and City Council discussions centered around how the following topics are addressed in the draft Housing Element:
• Add the Pinole Vista project (223 units) that was approved during the public review period to the sites inventory.
• Allow and encourage single and small unit room rentals. • Evaluate opportunities for affordable housing on religious facility sites. • Promote and incentivize affordable housing for teachers. • Consider more protections to prevent and minimize displacement. • Encourage additional and continual efforts to obtain input from Pinole’s diverse population.
The following City efforts address the discussions with the Planning Commission and City Council:
• The 223-unit Pinole Vista project was added to the sites inventory and the sites and AFFH analysis were modified to include and evaluate the site. • To encourage single and small unit room rentals, the City is including multiple programs to spur ADU development and educate homeowners regarding ADUs.
Program 4, Facilitate ADU Production, is included to encourage and stimulate the development of ADUs. Program 22 consists of ADU, JADU, and SB 9 Education and Promotion. The City currently allows SROs in five zones. • Program 10 develops a Home Sharing and Tenant Matching Program. To promote additional housing options for teachers, they will be included as eligible tenants for the program.
• As a part of Program 3, Outreach and Technical Assistance to Applicants, the City will contact faith-based organizations in Pinole to discuss opportunities for housing at their facilities and provide information regarding recent legislation regarding religious-institution affiliated housing projects.
• As a part of Program 20, Displacement Prevention/Housing Mobility, the City will conduct a workshop a meeting/workshop to inform residents and landlords of 408 of 1216
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sources of income protection and state rent control laws such as AB 1482. The City will also coordinate outreach efforts to inform landlords and tenants of recent changes to state law that prevent source of income discrimination, including allowance of housing choice vouchers (HCVs) to establish a renter’s financial eligibility. • The City recently adopted a Communication and Engagement Plan to provide a framework to strengthen the City’s communication efforts and help City Hall more effectively reach and engage residents through a series of recommendations centered around topics including planning, media relations, language access, and social media, among others. The Communication and Engagement Plan will help to expand the reach of information for a diverse set of Pinole residents throughout the entirety of the 6th Housing Element Cycle.
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Review of Past Accomplishments
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Review of Past Accomplishments
State law (California Government Code Section 65588[a]) requires each jurisdiction to “review its housing element as frequently as appropriate to evaluate all of the following:
(1) The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the state housing goal.
(2) The effectiveness of the housing element in attainment of the community’s housing goals and objectives.
(3) The progress of the city, county, or city and county in implementation of the housing element.
(4) The effectiveness of the housing element goals, policies, and related actions to meet the community’s needs, pursuant to paragraph (7) of subdivision (a) of Section 65583.”
1 Per HCD, the three areas of requisite analysis are:
• Review the results of the previous housing element’s goals, objectives, and programs. The results should be quantified where possible but may be qualitative where necessary.
• Compare what was projected or planned in the previous housing element to what was achieved. Determine where the previous housing element met, exceeded, or fell short of what was anticipated.
• Based on the above analysis, describe how the goals, objectives, policies, and programs in the updated housing element are being changed or adjusted to incorporate what has been learned from the results of the previous housing element.
Housing Production
The 5th Cycle RHNA for the City of Pinole is shown in Table 1. The 5th Cycle allocation for the City consisted of 80 very low income units, 43 low income units, 43 moderate income units, and 126 above moderate income, for a total of 297 units. As of December 2021, 27 units have been permitted during the 5th Cycle. There is a remaining RHNA need of 80 very low income, 43 low income, 42 moderate income, and 100 above moderate-income units. 1http://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV§ionNum=655
88.#:~:text=65588.,of%20the%20state%20housing%20goal.
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Table 1: 5th Cycle Housing Production
Very Low Low Moderate Above Moderate Total
5th Cycle RHNA
Allocation
80 43 43 126 297
Permitted - - 1 26 -
Remaining
Requirement
80 43 42 100 265
Source: City of Pinole
No Net Loss and Adequate Sites
Pursuant to Senate Bill (SB) 166, the City must always maintain adequate sites to accommodate the remaining RHNA requirement. The City saw development of 27 units over the 5th Cycle.
The City provided a capacity for 74 units on vacant sites and 419 units on specific plan sites, for a total of 493 units. The 5th Cycle identified a surplus capacity of 196 units. At no point during the 5th Cycle did the City have a net loss of capacity. The City maintained a surplus of available sites for all income levels throughout the 2015 to 2023 planning cycle.
Effectiveness at Assisting Special Needs Populations
This section reviews the City’s progress on assisting populations with special housing needs during the 5th Cycle. The City has implemented multiple programs to assist special needs populations over the 5th Cycle.
Seniors and Residents with Disabilities
The Pinole Senior Center offers services and programs to the elderly, including free assistance with legal and health services, and fitness classes.
WestCAT is a service of the Western Contra Costa Transit Authority, which provides a Senior Dial-A-Ride service that offers rides to senior citizens. WestCAT also provides a Paratransit service to Pinole, which is a curb-to-curb service ensuring that riders are transported safely and comfortably. These vehicles are equipped with wheelchair lifts providing access for all elderly persons with different levels of abilities.
Through the Contra Costa County Area Agency on Aging, Pinole participates in several food programs including Meals on Wheels, CalFresh, Food Bank of Contra Costa and Solano, and the Senior Food Program.
Persons Experiencing Homelessness
The County works collectively with all cities, including Pinole, to help address the needs of the homeless population in Contra Costa County. The homeless population in the City (53 in the most recent point-in-time count) receives aid from programs through Contra Costa 411 of 1216
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HOUSING ELEMENT UPDATE
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County Health, Housing & Homeless Services. This includes the Continuum of Care and C.O.R.E. Homeless Outreach.
Accessibility Improvements
The City coordinated with the West Contra Costa Unified School District to complete off-site improvements at Pinole Valley High School that create easier access to the school for persons with disabilities. These changes include new ADA ramps, four traffic signals, and roadway restriping.
The City installed 41 “share the road” signs along Pinole Valley Road. There are 20 signs in the south bound direction beginning at Pinole Valley High School and 21 signs in the north bound direction to San Pablo Avenue. There have also been several road projects that involved upgrading ADA ramps on various segments on San Pablo Avenue.
In addition, the City installed 40 thermoplastic bicycle Shared Lane Markings (SLMs), “sharrows,” along Pinole Valley Road to San Pablo Avenue. This route links with the bicycle lanes passing Pinole Valley High School and provides connectivity from the Valley and Old Town to the commercial area near I-80. This route also allows access from Pinole Valley to the Hercules Transit Center.
The City is currently completing a Local Road Safety Plan which will suggest roadway improvements to make roadways safer for all users. Also, the City is scheduled to undertake the development of an Active Transportation Plan which will help identify improvements that will increase the safety and mobility of non-motorized users.
Evaluation of Previous Housing Element Programs
This section illustrates the City of Pinole’s accomplishments and status in implementing the housing programs identified for the 2015-2023 5th Cycle, as well as the continued appropriateness of each program for the 2023-2031 6th Cycle. Programs that have been successfully completed or that consist of routine staff functions are marked as “remove,” as these programs are no longer necessary for the 6th Cycle. Previous programs that are continued with no or minor modifications are marked as “continue.” Finally, programs marked as “retain/modify” are programs that will be continued, but have updated goals and metrics, and may involve combining multiple existing programs into a single 6th Cycle program for ease of use and streamlining.
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Table 2: Review of 5th Cycle Programs
5 th Cycle
Program Name
and Number Action/Target Timeframe Accomplishments
Continued
Appropriateness
6 th Cycle
Program
Number
Conduct An
Annual Housing
Element
Review (H.1.1)
Provide for annual review of the Housing Element, with
opportunities for public input and discussion, in conjunction with State requirements for a written review by April 1 of each year (per Government Code Section 65583(3)). As part of the Annual Housing Element Review, the City will conduct a
General Plan internal consistency review.
Annually Complete for 2021. The City will
continue to conduct annual
reviews of the Housing Element in
subsequent years
Remove - This is a
routine staff
function and not
considered a
Housing Element
Program. This is
also an HCD
requirement
(Government Code
Section 65400.)
N/A
Explore
Housing
Development
Partnerships
(H.1.2)
The City shall seek out opportunities to work with other public agencies by identifying housing grant funding opportunities to encourage and implement improvements and expansion of
housing supply, and work with developers by creating a
developer interest list and periodically assessing development needs to encourage new residential development to provide affordable housing.
Contact other public agencies such as the Contra Costa
County Housing Authority or Contra Costa County
Department of Conservation and Development at least once a year for funding and partnering opportunities.
Ongoing The City has been working with
developers on multiple housing
projects that either include
affordable units in mixed income
projects or are 100 percent
affordable projects. The City has
facilitated pre-submittal meetings
and calls to provide information,
highlight application needs,
discuss processes, and discuss
affordable housing requirements
and incentives.
Projects the City has worked with
developers on include the 223 unit
development at Pinole Vista
Plaza's vacant K-Mart site, a 154
townhome and condominium
development on the vacant
Doctor's Hospital site, a 29-unit
apartment project on a mixed use
site, a 33 unit affordable veteran's
Retain/Modify into
an outreach and
technical assistance
program.
Program 3
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5 th Cycle
Program Name
and Number Action/Target Timeframe Accomplishments
Continued
Appropriateness
6 th Cycle
Program
Number
housing on a former
redevelopment agency property,
and a 100% affordable 179 unit
senior complex.
The City has not compiled a
developer interest list and plans to
do so during the 6th Cycle.
Periodically
Review
Residential
Development
Requirements
(H.1.3)
Monitor development standards to ensure their
appropriateness in fostering residential and mixed use
development.
• For key housing opportunity sites, provide development standards and design objectives to streamline the
development review process for projects that are consistent with applicable Specific Plans and the General Plan.
• Provision of clear guidelines and incentives for the
development of housing in conformance with current state laws and to identify specific ways to streamline processing for subsequent development proposals.
Ongoing (as
necessary)
Regular ongoing discussions on
permitting, process, and code
update improvements.
Retain/Modify –
combine with
Mixed-Use incentive
program
Program 5
Apply Design
Review
Guidelines
(H.2.1)
Apply the Zoning Ordinance Residential Design Guidelines to new residential projects in order to evaluate projects in the context of existing neighborhoods and continue to maintain an objective process that clearly communicates community expectations in the Design Review process.
Ongoing The City continues to implement
the Residential Design Guidelines
for residential projects. The City
received thirteen residential
design review applications in 2021.
The City has recently begun the
process of creating objective
design standards, with the
standards anticipated to be
completed and adopted during the
6 th Cycle.
Retain/Modify to
ensure compliance
with SB 330 and
that development
standards, design
guidelines, and
findings are
objective, and
promote certainty
in the planning and
approval process.
Program 12
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5 th Cycle
Program Name
and Number Action/Target Timeframe Accomplishments
Continued
Appropriateness
6 th Cycle
Program
Number
Adequate Sites
to Meet
Regional Fair
Share of
Housing
Growth (H.2.2)
The City shall provide for a variety of housing types with densities ranging from one to seven units per acre in lowdensity residential areas and up to fifty dwelling units per acre in very high density residential and mixed use areas along portions of the City’s transportation corridors included in the proposed Specific Plan for San Pablo Avenue, Pinole Valley Road, and Appian Way, with the incorporation of density bonuses available consistent with State law.
In support of this Housing Element, the City developed a parcel-specific inventory of sites suitable for future residential development, including vacant sites currently designated under the City’s General Plan and housing opportunity sites designated in the City’s Corridor Specific Plan for San Pablo Avenue, Pinole Valley Road, and Appian Way
The City’s overall construction target is 80 units (2 extremely low, 5 very low, 5 low, 20 moderate, and 48 above moderate).
Ongoing Complete. Three Corridors Specific
Plan for San Pablo Avenue, Pinole
Valley Road, and Appian Way
includes adequate sites available
to developers to meet Regional
Fair Share of Housing Growth. A
detailed inventory of opportunity
sites for potential residential
development is included within
the site inventory map and list of
the adopted Housing Element
(Appendix A and B).
Retain Program 1
Rehabilitation
Assistance
(H.2.3)
The City will improve public awareness of rehabilitation loan subsidy programs offered by the County and other agencies.
Specific actions should include: (a) pamphlets on the
programs available at City Hall; and (b) providing public information through articles in the local newspaper and with cable TV public service announcements.
In addition, the City will annually explore funding availability at the local, State, and federal levels and pursue funding programs as appropriate with the goal of reinstating the City’s Rehabilitation Program.
Target: 50 units: 10 extremely low, 10 very low, 10 low, and 20 moderate), inclusive of the target for Action H.2.4 below.
Ongoing
(annually)
City staff continues to assist
homeowners and provide
information at City Hall on
rehabilitation assistance
resources. In 2021, the City issued
656 permits to rehabilitate housing
units, including roofing, water
heater replacement, furnace, solar,
window/patio door replacement,
and home remodel/addition
projects.
Retain/Modify.
Increase program
specificity,
language, and
metrics, including
setting a geographic
target for
assistance.
Program 15
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5 th Cycle
Program Name
and Number Action/Target Timeframe Accomplishments
Continued
Appropriateness
6 th Cycle
Program
Number
Acquisition/
Rehabilitation
of Blighted or
Distressed
Properties
(H.2.4)
As in other parts of the State, many households in Pinole have been impacted by the recession and depressed housing
market, resulting in increases in distressed properties and foreclosure activities. Furthermore, with the dissolution of redevelopment, the City no longer has the funding available to address blighted properties in the community.
The City will continue to pursue opportunities to partner with nonprofit housing developers to acquire and rehabilitate blighted or distressed properties, with the objective of making these units available to low income households as affordable housing.
Target: 50 units (10 extremely low, 10 very low, 10 low, and 20 moderate), inclusive of the target for Action H.2.3 above.
Ongoing The City worked with the
developer on the construction of
an affordable veteran’s housing
project on a former redevelopment
property. The City has worked with
the developer to entitle a 100%
affordable senior housing complex
on an underutilized site.
Retain/Modify.
Remove portion
regarding blight and
redevelopment
agency. Update
metrics, language,
and, set a
geographic target
for assistance.
Program 16
Fee Structure
Evaluation
(H.3.1)
Periodically review the City’s current development impact fees to ensure that new development contributes its fair share of the costs for the provision of services and facilities.
Ongoing A fee update was initiated in
calendar year 2022 and adopted by
City Council in June 2022. Fees
went into effect September 2022.
Significant changes were made to
building permit fees that made the
fee schedule more equitable. The
adopted fee schedule is now more
similar to neighboring
jurisdictions, especially for larger
scale projects.
Retain/Modify.
Specify fee
evaluations to be
done not less than
every 5 years.
Program 13
General Plan
Land Uses
(H.4.1)
Evaluate General Plan land use designations and plan
programs annually to ensure they are consistent with the City’s overall goals and review the entire General Plan within eight years.
Annually The City's GP land use
designations are applied to
provide direction and flexibility to
help meet evolving overall land
use goals and policy objectives.
Remove – Not a
Housing Element
Program.
N/A
Housing
Construction
(H.4.2)
Construct or encourage the construction of housing units throughout the City through use of the following mechanisms.
Construction or approval of at least 279 units between 2014 and 2023.
Ongoing City staff meets regularly with
property owners and developers to
encourage additional housing
construction at all affordability
Modify - increase
program specificity,
language, and
metrics regarding
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5 th Cycle
Program Name
and Number Action/Target Timeframe Accomplishments
Continued
Appropriateness
6 th Cycle
Program
Number
levels on available housing
opportunity sites. Staff provides
information regarding the State
density bonus programs, and helps
owners/developers determine use
of bonuses, waivers/exceptions,
and incentives. Staff also meets
with individuals to provide
information on about SB 9 and
ADUs.
construction of
housing.
Mixed-Use Incentives: Encourage mixed residentialcommercial uses in areas consistent with the Land Use Plan, and in particular along portions of the San Pablo Avenue, Pinole Valley Road, and Appian War corridors to increase housing opportunities through the following and other
means, if appropriate: (1) increased densities; (2) prioritized development project review and processing; and (3) flexibility in parking and development standards.
The City assisted in exploring
potential for flexible parking
standards, including shared
parking agreements for mixed use
development.
Retain/Modify. Program 5
Rental Housing Site Assemble and Development: City shall contact affordable housing builders annually and provide information about sites to facilitate development of
affordable rental housing. Based on development interest, the City shall explore possible assistance including priority processing.
The City executed a Disposition
and Development Agreement and
agreed to provide a Purchase Loan
and Construction Loan to assist in
the purchase of the property and
construction of the SAHA project
(811 San Pablo Ave). The site was a
former redevelopment property
sold by the City to the developer
with agreement to construct an
affordable rental housing
development.
Retain/Modify – roll
into outreach and
technical assistance
program, and
program to develop
specific priority
processing
procedure.
Program 3
and
Program 7
Affordable Housing Incentives: Support the use of the
following incentives for well-designed rental and ownership projects that provide a minimum of 15 percent of total units The City implements its 15%
inclusionary housing program for
the creation of affordability units in
projects.
Retain/Modify to
develop specific
process for priority
review of affordable
Program 7
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5 th Cycle
Program Name
and Number Action/Target Timeframe Accomplishments
Continued
Appropriateness
6 th Cycle
Program
Number
affordable to low and moderate income households for 45 and 55 years respectively:
a. Density bonuses. Provide density bonuses consistent with the State Density Bonus Law (Government Code Section
65915).
b. Flexibility in development standards. Allow flexibility in applying development standards (e.g., parking, floor area, setback, height standards).
c. Prioritized Development Review. Affordable housing
development should receive the highest priority and efforts should be made by staff and decision-makers to provide
technical assistance to potential affordable housing
developers; consider project funding and timing needs in the processing of applications; and provide the fastest
turnaround time possible in determining application
completeness.
The City has an adopted set of
design modifications for affordable
housing including potential for
priority processing. This is adopted
in section 17.32.040 of the Zoning
Ordinance.
housing
developments that
go beyond the
inclusionary
requirement.
Require Affordable Housing in Market Rate Residential
Projects. Require 15 percent of the units located in new residential developments be affordable, and of those units, 40 percent must be affordable to very low income households.
The City’s intent is the construction of units on-site. If this is not practical, the City will consider other alternatives of equal value, such as in-lieu fees, construction of units off-site, donation of a portion of the property for future non-profit housing development, etc.
15% inclusionary requirement has
been applied in all applicable
housing developments.
Retain/modify. Program 6
Housing for Extremely Low Income Households and
Persons with Disabilities. Based on funding availability, the City shall explore, at least once a year, development
assistance for multifamily and supportive housing to meet the needs of extremely low income households and persons with disabilities (including persons with developmental
disabilities). The City shall continue to contact housing service providers within West Contra Costa County to
determine the best way to facilitate development of housing Ongoing Retain. Program 8
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5 th Cycle
Program Name
and Number Action/Target Timeframe Accomplishments
Continued
Appropriateness
6 th Cycle
Program
Number
for extremely low income households and persons with
disabilities. The City will annually contact developers to assist in development where feasible by prioritizing available funding, assisting and supporting new applications, providing priority processing, considering fee deferrals or subsidies and design modifications, and facilitating site acquisition.
Parcel
Consolidation
(H.4.3)
The City will play an active role in facilitating lot consolidation, particularly as it relates to parcels listed in the Sites Inventory in this Housing Element. The lot consolidation procedure is included in the City’s Municipal Code and made available to the public and discussed with developers during the
preliminary review process.
Lot consolidation requests made in order to facilitate
development of affordable housing is processed
administratively.
Incentives offered for lot consolidation include allowing higher densities for larger parcels once consolidated,
flexibility in development standards, and expedited
processing.
Ongoing City staff meets with property
owners and developers to
encourage parcel consolidation for
housing development. The City did
not receive any requests for lot
consolidations during the 5th Cycle.
Retain //Modify –
include in
affordable housing
incentive programs
Program 7
Second Unit
Ordinance
(H.4.4)
The City will provide information to the public on the
ordinance at City Hall and on its website. In addition, the City will review the Second Dwelling Unit Ordinance in regard to development requirements to encourage the development of well-designed secondary housing units in established
residential areas.
Construction of 16 new second units between 2014 and 2023.
Ongoing Updated the ADU ordinance in
2017 and 2020.
Staff regularly receives and
responds to questions from the
public regarding ADU standards
and the permit process. 15 ADUs
were constructed between 2017
and September 2022.
The City streamlines the
permitting of ADUs by processing
them as a plan check of a building
permit, and does not require
Retain and roll into
ADU Programs
Program 4
and
Program 21
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5 th Cycle
Program Name
and Number Action/Target Timeframe Accomplishments
Continued
Appropriateness
6 th Cycle
Program
Number
separate planning permitting for
ADUs.
Homebuyer
Programs
(H.4.5)
Continue to promote homebuyer assistance programs
available through the County and State, such as the Mortgage Credit Certificate (MCC) program and California Housing Finance Agency’s Down payment Assistance Program.
Specific actions should include: (a) pamphlets on the
programs available at City Hall; and (b) providing public information through articles in the local newspaper and with cable TV public service announcements. The City will
continue to explore funding opportunities to reinstate the City’s Homebuyer Program.
Annual evaluation of funding available and pursue funding opportunities as available.
Annually Inadequate financial resources
available in 2021 to directly assist
first-time homebuyers and reestablish the City's homebuyer program. The City refers interested
individuals to available County and
State programs.
Retain and Modify -
staff can continue
to refer interested
parties to County
and State
programs. Modify to
increase promotion
of outreach
programs.
Program 21
Below Market
Rate (BMR)
Regulations
(H.4.6)
Implement and monitor rental (55 years) and resale (45 years) restrictions for low and moderate income units assisted or constructed by the former Redevelopment Agency to assure that these units remain at an affordable price level as they are occupied, and transferred.
Ongoing The City continues to use a thirdparty contractor to monitor affordability control compliance.
Retain - add
specific metric.
Program 17
Technical
Assistance to
Housing
Developers
(H.4.7)
The City will provide technical assistance to developers to encourage provision of affordable housing that are consistent with City goals. Assistance could include provision of
information about available funding sources, pre-application planning meetings, expedited development review and
processing, and facilitation of neighborhood meetings.
Ongoing City staff continued to meet with
prospective housing developers in
2021.
Retain/Modify –
combine into
outreach and
technical assistance
program.
Program 3
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5 th Cycle
Program Name
and Number Action/Target Timeframe Accomplishments
Continued
Appropriateness
6 th Cycle
Program
Number
Accessible
Units for the
Physically
Disabled
(H.4.8)
The City will facilitate programs and projects that meet Federal, State and local requirements to provide accessibility for the physically disabled in residential units and will promote affordable accessible housing for the physically disabled. The City will encourage accessible units in all new projects; additionally, where outside funding is involved, the City will ensure compliance with funding agency requirements for units accessible to the physically disabled. The City will provide technical assistance to assure proposed units meet Building Code requirements. The City will implement the adopted ordinance establishing Reasonable Accommodation procedures to accommodate the needs of persons with
disabilities.
Five percent of the units built or approved between 2014 and 2023 should be adaptable for the physically disabled
5% of units
built or
approved
between
2014 and
2023 should
be
adaptable
for the
physically
disabled
The City is committed to assisting
in the development of new
projects that provide accessible
housing for the disabled or issuing
building permits for projects that
improve the accessibility of
existing housing. The City did not
receive any new development
requests for housing for the
physically disabled or accessibility
modifications to existing
residential units during the 5th
Cycle.
Remove –
completed
reasonable
accommodations
procedure.
N/A
Housing for the
Homeless
(H.4.9)
The City amended the Zoning Ordinance to provide
emergency shelters and transitional housing for the homeless; however, additional revisions to the Zoning Ordinance are required to be consistent with State law. Specifically, the Zoning Ordinance will be revised to address the provision of supportive and transitional housing as a residential use to be subjected to requirements for similar uses in the same zones.
The Zoning Ordinance will also be revised to remove the emergency shelter distance requirements (other than from another shelter). State law (SB2) allows the emergency
shelter ordinance to set distance requirement only from another shelter. The City’s ordinance currently includes distance requirements from a public park and a school, transit route, etc. Within 12 months of adopting the 2015-2023
Housing Element, the City will amend the Zoning Ordinance to address the provisions for transitional housing, supportive housing, and emergency shelters consistent with SB 2. The City will continue to monitor the effectiveness and
appropriateness of the adopted provisions in facilitating housing for the homeless.
By May 2016 Text amendments were approved
in 2016.
Remove -
Completed.
N/A
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5 th Cycle
Program Name
and Number Action/Target Timeframe Accomplishments
Continued
Appropriateness
6 th Cycle
Program
Number
Complete within one year of Housing Element adoption.
Employee
Housing
(H.4.10)
Currently the Zoning Ordinance does not address the
provision of employee housing. The City will amend the
Zoning Ordinance within one year of the Housing Element adoption to identify employee housing meeting Health and Safety Code definitions will be considered as a residential use and to be permitted in the same manner as similar uses in the same zones.
Amend Zoning Ordinance to address employee housing
within one year of Housing Element adoption
By May 2016 Text amendments were approved
in 2016.
Remove -
Completed.
N/A
Prevention of
Housing
Discrimination
(H.4.11)
The City will take actions to prevent discrimination in the housing market and provide information on fair housing laws.
Staff will distribute fair housing pamphlets provided by fair housing organizations at the public information counter at City Hall, Pinole Library, and at the Pinole Senior Center, as well as on the City’s website. Staff will continue to refer all fair housing complaints to Housing Rights Incorporated, a local fair housing advocacy firm or other groups that provide comparable service. The City will also participate in the Regional Analysis of Impediments to Fair Housing Choice, which is updated every five years. The City will work with the County to publicize the outreach program for the update.
Ongoing No housing discrimination
disputes were brought to the City's
attention in 2021.
Retain/Modify -
increase program
specificity,
language, and
metrics regarding
fair housing. Expand
program to include
counseling,
education, etc.
Program 20
Conservation
of Affordable
Housing Units
(H.4.12)
Pinole’s supply of affordable housing units is largely made of multi-family units with affordability covenants in place that ensure affordability at a specific income level for a set period of time following the provision of financial assistance to the project, generally through the former Pinole Redevelopment Agency. A number of the covenants were recorded prior to changes in State law that took effect in 2001 requiring minimum thresholds for affordability and are now nearing their expiration dates. The City will take appropriate steps to ensure that the units with covenants close to expiration are Through
2017
Former RDA assets, and revenues
generated from those assets, are
maintained in a Low- and
Moderate-Income Housing Asset
Fund that continues to be used to
administer and monitor
compliance with affordable
housing and loan agreements and
provide for affordable housing
development.
Retain - update
timeframe, and
specific metric (# of
homes,)
Program 17
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5 th Cycle
Program Name
and Number Action/Target Timeframe Accomplishments
Continued
Appropriateness
6 th Cycle
Program
Number
conserved or replaced and will remain affordable to moderate and lower income households.
Specifically, the City will:
• Contact the property owners to assess their interest and incentives required in extending the affordability covenant for the at-risk units.
• Work with property owners to notify tenants of potential conversion to market rate at least one year prior to
conversion, pursuant to State law.
• Contact affordable housing developers/providers to solicit their interest and financial capacity in acquiring the at-risk units,
• Work with interested property owners/affordable housing developers/providers to pursue funding for the preservation and improvement of at-risk units.
Total: 113 units (24 very low, 4 low, and 85 moderate)
Through 2017: 24 very low income units; 4 low income units; and 85 moderate income units.
Explore
Options for
Senior
Assistance
Programs
(H.4.13)
Explore program revisions and potential new programs aimed at providing assistance to seniors that would allow them to live independently and age in their homes. The potential assistance program(s) may be an offshoot of or include
revisions to the existing Residential Rehabilitation Loan Program, which provides grants and low-interest loans to qualifying households. Specifically, identify funding and initiate a program to provide grants to senior homeowners for home improvements to increase accessibility for daily
activities.
Pursue funding in 2015 with the goal of initiating program in 2016.
2015-2016 Insufficient financial resources
were available to establish a City
program.
Retain – Modify to
set specific
measures and goals
Program 9
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5 th Cycle
Program Name
and Number Action/Target Timeframe Accomplishments
Continued
Appropriateness
6 th Cycle
Program
Number
Energy and
Water
Conservation
(H.5.1.1)
Reduce energy and water consumption in residential
buildings by balancing energy-efficient design and water conservation features with cost-effective construction.
Ongoing The City continued to provide
information on available energy
and water conservation programs.
The City adopted updates to the
water efficient landscaping
ordinance in the municipal code to
reflect the current State ordinance.
Remove –
completed.
N/A
Water and
Sewer Service
Priority
Allocation for
Affordable
Housing
(H.5.1.2)
The City will comply with SB 1087 requirements regarding water and sewer priority allocation to affordable housing. The City will coordinate with the East Bay Municipal Utility District, the West County Wastewater Sewer District, and the
Pinole/Hercules Water Pollution Control Plant (WPCP) Joint Powers Agreement as needed to facilitate adoption of similar policies or to ensure that the State Public Utility Commission policies are adhered to.
Adopt policy within one year of Housing Element adoption By May 2016 Completed in 2016. Remove -
Completed.
N/A
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Housing Needs Assessment
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Housing Needs Assessment
The housing needs assessment analyzes the varied needs of all segments of the community.
The assessments evaluate characteristics that inform housing need including population trends, demographics, employment trends, household characteristics, housing stock characteristics, housing inventory and market conditions, and preservation of at-risk units.
The assessment also analyzes housing needs of various special needs groups, including elderly persons, large households, female-headed households, persons with disabilities (including developmental disabilities), homeless persons, farmworkers, and extremely lowincome households. These components are presented in the context of the City of Pinole, Contra Costa County, and other regional or neighboring areas as appropriate. The housing needs assessment guides the identification of appropriate goals, policies, and programs for the City to implement during the 2023–2031 Housing Element cycle.
The housing needs assessment uses multiple data sources for analysis. Primary data sources include the 2020 American Community Survey (ACS), the 2014–2018 Comprehensive Housing Affordability Strategy (CHAS) published by the US Department of Housing and Urban Development (HUD), and the 2020 US Census. The CHAS provides information related to households with housing problems, including overpayment, overcrowding, and/or housing without complete kitchen facilities and plumbing systems. CHAS data is based on the 2014–2018 ACS data files but differs from the standard files by including a variety of housing need variables shown by HUD-defined income limits and HUD-specified household types. CHAS data uses the HUD Area Median Family Income (HAMFI), which does not differ from the area median income (AMI) used by the California Department of Housing and Community Development (HCD) except that it does not utilize AMI income categories. Both HAMFI and AMI use the same median income from the metropolitan area, which for Pinole is the Oakland-Hayward-Berkeley metropolitan district. Tables that use HAMFI instead of AMI are noted2.
HCD uses five income categories to evaluate housing need based on the AMI for each metropolitan statistical area; they are used for both funding and planning purposes. The categories are as follows:
• Extremely low-income households, between 0% and 30% of the AMI • Very low-income households, between 30% and 50% of the AMI • Low-income households, between 50% and 80% of the AMI • Moderate-income households, between 80% and 120% of the AMI 2 Note that data from the different sources and different years may have varying estimates for totals such as population or number of households.
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• Above moderate-income households, above 120% of the AMI Extremely low-, very low-, and low-income households may be grouped together for planning purposes and referred to as “lower-income households.”
Projected Housing Needs
As required by California Government Code section 65583, each jurisdiction must have land zoned to accommodate its fair share of the regional housing need. Each jurisdiction’s share of needs is known as the Regional Housing Needs Allocation (RHNA). HCD determines the needs for each region of the state. The Association of Bay Area Governments (ABAG) is the regional planning agency for the nine county Bay Area region responsible for assigning each jurisdiction within the region its share of the RHNA. The RHNA is broken down into the five income levels: extremely low, very low, low, moderate, and above moderate.
As determined by HCD, the RHNA for the Bay Area region over the 2023–2031 planning period is 441,176 units. Contra Costa County as a whole received a RHNA of 49,043 units.
Pinole was assigned a RHNA of 500 total units, as shown in Table 3.
Table 3: Pinole RHNA, 2023–2031
Income Group % of County AMI Units % of Units
Extremely Low1 0–30% 60 12.0%
Very Low 30–50% 61 12.2%
Low 50–80% 69 13.8%
Moderate 80–120% 87 17.4%
Above Moderate > 120% 223 44.6%
Total - 500 100%
Source: Association of Bay Area Governments (ABAG) as referenced in Pinole 2023-2031 Housing Element Data Package, Table HHPROJ-01. 1Pursuant to AB 2634, local jurisdictions are also required to project the needs of extremely low-income households (0–30% of AMI). Fifty percent of the very low-income households are presumed to qualify as extremely low-income households.
Existing Housing Needs
Existing housing needs take into consideration demographic information about the community and region, including population and employment trends. It also considers data about the housing stock and characteristics, including housing age, condition, rates of cost burden, and rates of overcrowding.
Population Growth Trends
Table 4 provides the population trends of Pinole and select regional jurisdictions from 2010 to 2020. Pinole has a population of 19,505 as reported by the 2020 US Census. The County saw a 10.0 percent increase in population over the 10-year time span. Pinole experienced a lower growth rate of 6.1 percent, about 1,115 people. This is a comparable growth rate to 426 of 1216
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the nearby jurisdictions of El Cerrito and Hercules. Richmond and San Pablo saw marginally higher population changes at 7.2 percent and 7.8 percent, respectively, while Martinez experienced a lower rate of growth at 3.6 percent.
Table 4: Regional Population Change, 2010–2020
Jurisdiction 2010 2020 % Change
Bay Area 7,150,739 7,790,537 8.9%
Contra Costa County 1,049,025 1,153,561 10.0%
Pinole 18,390 19,505 6.1%
El Cerrito 23,549 24,953 6.0%
Hercules 24,060 25,530 6.1%
Martinez 35,824 37,106 3.6%
Richmond 103,701 111,217 7.2%
San Pablo 29,139 31,413 7.8%
Source: California Department of Finance, E-5 series (as referenced in ABAG 2023-2031 Housing Element Data Package, table POPEMP-01).
Table 5 provides annual average population growth from 2000 through 2020. Between 2010 and 2020, the Bay Area and Contra Costa County experienced similar average annual growth rates of approximately 1 percent per year. During the same ten-year period, Pinole saw slightly slower annual average growth at 0.6 percent (an increase of 1,115 residents total). In contrast, from 2000 to 2010, the City’s population estimate decreased by 649 people or approximately 0.3 percent annually on average.
Table 5: Annual Average Population Growth, 2000–2020
Jurisdiction 2000 2010 2020 2000-2010 2010-2020
Total Population Population
Change
AAGR Population
Change
AAGR
Pinole 19,039 18,390 19,505 -649 -0.3% 1,115 0.6%
Contra Costa
County
948,816 1,049,025 1,153,561 100,209 1.0% 104,536 1.0%
Bay Area 6,784,348 7,150,739 7,790,537 366,391 0.5% 639,798 0.9% Source: California Department of Finance, E-5 series (as referenced in ABAG 2023-2031 Housing Element Data Package, table POPEMP-01).
Age Composition
Pinole’s current and future housing needs are determined in part by the age characteristics of its residents as each age group typically has distinct housing needs and preferences. For instance, a higher proportion of young adults generally indicates a need for rental units and first-time homebuyer or first move-up opportunities, including condominiums, townhomes, and smaller single-family homes. Middle-aged residents are usually at the peak of their earning power and typically occupy larger homes. Senior residents are generally homeowners who have resided in their single-family homes for an extended period of time, 427 of 1216
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and may be in need of making home adaptation improvements to facilitate aging in place or transitioning to smaller living spaces and/or assisted living facilities. As a part of Program 8, the City is developing an aging in place permit policy that reduces the cost of building permits for age-qualified homeowners to make improvements to their home for universal design in order to support aging in place.
Table 6 summarizes the population’s age distribution and percentage change from 2000 to 2020. From 2010 to 2020, the largest increases in population were in the age groups of 65- 74 years (78.3 percent or 1,219 individuals) and 25-34 years (66.5 percent or 1,408 individuals). The largest decline was in the 15-24 years age group (-38.3 percent) followed by the 45-54 years age group (-27.1 percent). The 2000–2010 and 2010–2020 time periods both show a declining trend in the under 14 age groups in Pinole; over the course of the 20-year period, the 0-4 years age group decreased 19.8 percent, and the 5-14 years age group decreased by 31.2 percent. In comparison, the Countywide age group of 0-4 years decreased by 0.1 percent and the 5-14 age group increased by 1.3 percent.
This data suggests that there is an increasing need for senior housing, which may take the form of age-restricted developments, smaller units, and housing with increased support services and proximity to healthcare. The growing 25–34-year-old age group suggests a need for first-time homeownership opportunities and larger housing units, as this group has a higher propensity to start families.
Table 6: Population Age Distribution, Pinole
Age Group 2000 2010 2020 Change 2000-2010 Change 2010-2020 Age 0-4 1,083 933 869 -150 -13.9% -64 -6.9%
Age 5-14 2,794 2,038 1,923 -756 -27.1% -115 -5.6%
Age 15-24 2,367 2,467 1,523 100 4.2% -944 -38.3%
Age 25-34 2,097 2,116 3,524 19 0.9% 1,408 66.5%
Age 35-44 3,298 2,209 2,375 -1,089 -33.0% 166 7.5%
Age 45-54 2,995 3,043 2,218 48 1.6% -825 -27.1%
Age 55-64 1,949 2,736 2,737 787 40.4% 1 0.0%
Age 65-74 1,299 1,556 2,775 257 19.8% 1,219 78.3%
Age 75-84 855 859 986 4 0.5% 127 14.8%
Age 85+ 302 433 413 131 43.4% -20 -4.6%
Total 19,039 18,390 19,343 -649 -3.4% 953 5.2%
Source: US Census Bureau, Census 2000 SF1, Table P12; Census 2010 SF1, Table P12; American Community Survey 5-Year Data (2016-2020), Table DP05.
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Figure 1: Population Age Distribution, 2020
Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table DP05.
Race and Ethnicity
An understanding of the racial and ethnic trends in a region contributes to an analysis of housing demand. According to 2020 ACS data, Non-White populations in Pinole occupy multifamily units at a higher rate than White populations. 3 Race and ethnicity characteristics
also can be correlated with income levels. Table 7 summarizes the racial and ethnic composition of the population in 2010 and 2020. As of 2020, 24 percent of Pinole residents of any race were of Hispanic origin and 76 percent were Non-Hispanic. Of the Non-Hispanic population, 33 percent were white, and 25 percent were Asian or Pacific Islander and 11 percent were Black or African American. Between 2010 and 2020, the White Non-Hispanic population percentage declined by 5 percent, while the Asian or Pacific Islander population percentage increased by 2.6 percent, and the Black or African American population increased by 2.1 percent.
3 US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25032A-E. 4% 4%
6%
4% 4%
18%
12% 11%
8%
6%
14%
5%
2%
6% 6% 7% 6% 6%
13%
13% 14%
7% 6%
9%
5%
2%
0%
5%
10%
15%
20%
% of Population
Pinole Contra Costa County
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Table 7: Racial and Ethnic Composition, Pinole
Racial/Ethnic Group 2010 2020
Number % Number %
Not Hispanic or Latino
White 7,037 38.1% 6,362 32.9%
Black or African American 1,642 8.9% 2,122 11.0%
American Indian & Alaska Native 71 0.4% 25 0.1%
Asian 4,044 21.9% 4,769 24.7%
Native Hawaiian & Pacific Islander 50 0.3% 20 0.1%
Some other race alone 123 0.7% 136 0.7%
Two or more races 1,005 5.4% 1,202 6.2%
Subtotal 13,972 75.7% 14,636 75.7%
Hispanic or Latino
White 2,060 11.2% 1,833 9.5%
Black or African American 29 0.2% 33 0.2%
American Indian & Alaska Native 36 0.2% 59 0.3%
Asian 35 0.2% 63 0.3%
Native Hawaiian & Pacific Islander 0 0.0% 0 0.0%
Some other race alone 1,938 10.5% 1,933 10.0%
Two or more races 391 2.1% 786 4.1%
Subtotal 4,489 24.3% 4,707 24.3%
Total 18,461 100.0% 19,343 100.0%
Source: US Census Bureau, American Community Survey 5-Year Data 2010 and 2020, Table B03002.
Figure 2 compares the racial and ethnic composition of Pinole compared to Contra Costa County and the Bay Area region. Pinole is a diverse community. The White, non-Hispanic population makes up a smaller subgroup of the population than the County or Bay Area (33 percent compared to 44 and 39 percent, respectively). In Pinole, a larger proportion (12 percent) of the population is Black or African American (8 percent in the County and 6 percent in the Bay Area). The Asian population is representative of the Bay Area, making up 27 percent of the total population, but higher than the County’s 17 percent. 430 of 1216
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Figure 2: Regional Racial/Ethnic Composition, 2019
Source: US Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B03002.
Employment Trends
Employment trends in a region also influence housing needs. The quality and/or pay of available employment can determine the need for various housing types and prices.
Table 8 shows the labor force and employment trends in Pinole in 2010, 2015, and 2020. The labor force has increased by over 1,000 from 2010 to 2020. The unemployment rate decreased by 1.8 percent, from 6.9 percent to 5.1 percent, between 2010 and 2020 and according to Local Area Unemployment Statistics (LAUS) it decreased by 1.5 percent from 2015-2020. In 2020, the unemployment rate for Pinole, at 5.1 percent was lower than the County’s unemployment rate of 5.5 percent and according to LAUS it was within a tenth of a percent difference between Pinole (3.3 percent) and the East Bay Region (3.2 percent). 27%
17%
27%
12%
8%
6%
33%
44%
39%
7% 5% 5%
21% 26% 24%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Pinole Contra Costa County Bay Area
Percent of Population
Hispanic or Latinx
Other Race or Multiple Races, Non-Hispanic
White, Non-Hispanic
Black or African American, Non-Hispanic
Asian / API, Non-Hispanic
American Indian or Alaska Native, Non-Hispanic
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Table 8: Employment Trends, Pinole
Year Labor Force Employment Unemployment Unemployment Rate 2010 9,557 8,888 669 6.9% -
2015 9,757 9,128 629 6.4% 4.8%*
2020 10,595 10,051 544 5.1% 3.3%*
Source: US Census Bureau, American Community Survey 5-Year Data 2010, 2015, and 2020, Table DP03. *Source: CA EDD, Local Area Unemployment Statistics (LAUS) program; TNDG Figure 3 displays the employment share by industry in Pinole, Contra Costa County, and the Bay Area region. The employment by industry breakdown when compared among the City, County, and Bay Area region has a few, small differences. Pinole has a smaller percentage of workers employed in the financial and professional services than Contra Costa County and the Bay Area. It has a higher percentage of workers employed in the health and educational services sector.
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Figure 3: Regional Employment by Industry, 2019
Source: US Census Bureau, American Community Survey 5-Year Data (2015-2019), Table C24030.
Figure 4 displays the regional employment by occupation for Pinole, Contra Costa County, and the Bay Area. As with regional employment by industry, the makeup of employment by occupation is similar across the City, County, and Bay Area region. The largest difference is in the management, business, science, and arts occupations, in which Pinole has a smaller percentage of people employed (40 percent) than the County and Bay Area (44 and 50 percent, respectively). Pinole has a slightly higher percentage of people employed in the sales and office occupations (25 percent) than the County and Bay Area (21 and 19 percent, respectively). The comparison of regional employment by occupation and industry shows no specific housing need unique to Pinole as compared to the County and region. 5% 7% 6%
20%
25% 26%
37%
31% 30%
4%
16%
14% 17%
11% 10% 9%
10% 9% 8%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Pinole Contra Costa County Bay Area
Share of Employed Residents
Other Retail
Manufacturing, Wholesale & Transportation Information
Health & Educational Services Financial & Professional Services Construction Agriculture & Natural Resources
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Figure 4: Regional Employment by Occupation, 2019
Source: US Census Bureau, American Community Survey 5-Year Data (2015-2019), Table C24010.
Household Characteristics
This section describes Pinole’s household characteristics, including data on the number of households, household size, and household income. The US Census Bureau defines a household as all persons living in a single housing unit, whether or not they are related. A household can be one person, a single family, multiple families, or any group of related or unrelated persons. The US Census Bureau defines a family as related persons living within a single housing unit.
As shown in Table 9, the number of households in Pinole decreased by 6.2 percent between 2000 and 2010. This was a significant deviation from the increase the County and State experienced during the same time period (6.9 and 7.7 percent, respectively). Between 2010 and 2020, Pinole’s household growth has been on par with the state as a whole at just under 6 percent, but lower than the County’s 8 percent growth. In 2020, the US Census Bureau reported 6,792 households in Pinole.
40% 44% 50%
5%
8%
7% 10%
9%
9%
25% 21% 19%
19% 18% 16%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Pinole Contra Costa County Bay Area
Share of Employed Residents
Service Occupations
Sales And Office Occupations
Production, Transportation, And Material Moving Occupations Natural Resources, Construction, And Maintenance Occupations Management, Business, Science, And Arts Occupations
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Table 9: Number of Households, 2000–2020
Area 2000 2010 2020 % Change
2000-2010
% Change
2010-2020
Pinole 6,837 6,411 6,792 -6.2% 5.9%
Contra Costa County 344,422 368,087 398,299 6.9% 8.2%
California 11,502,870 12,392,852 13,103,114 7.7% 5.7%
Source: US Census Bureau, Decennial Census 2000, Table DP1. American Community Survey 5-Year Data 2010 and 2020, Table S1101.
The average number of persons per household in Pinole was 2.83 in 2020, a slight decrease from 2.88 in 2010. In contrast, the County and State both saw an increase in household size since 2010. As shown in Table 10, the average number of persons per household in Pinole is now similar to the County’s average but lower than the statewide average of 3.00. A larger household size may indicate a need for larger housing units and more bedrooms. It may also suggest a need for more affordable units to alleviate the pressure for individuals to cohabitate primarily because of high housing costs. These issues are further analyzed in the Overpayment and Overcrowding section of the needs assessment.
Table 10: Regional Average Household Size
Area 2000 2010 2020
Pinole 2.79 2.88 2.83
Contra Costa County 2.72 2.75 2.86
California 2.87 2.90 3.00
Source: US Census Bureau, Decennial Census 2000, Table DP1 SF2. American Community Survey 5-Year Data 2010 and 2020, Table S1101.
Figure 5 shows the household size distribution of Pinole, Contra Costa County, and the Bay Area region. The distribution is similar among all three geographic areas of analysis. Pinole has a slightly higher proportion of 2-person and 5-or-more-person households than the State or County and fewer 3-to-4-person households.
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Figure 5: Households by Size, 2019
Source: US Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B11016.
Table 11 shows trends in household size from 2010 through 2020. The largest change has been an increase in two-person households. In 2010 they made up about 30 percent of all households and now comprise nearly 39 percent of total households. This represents a 42 percent increase in two-person households over the 10-year period. Households with five or more persons increased over 20 percent from 2010 to 2020. One-person households decreased slightly and three- and four-person households declined substantially (17 percent and 25.5 percent, respectively, from 2010 to 2020).
22% 22% 25%
34% 32% 32%
31% 34% 33%
13% 12% 11%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Pinole Contra Costa County Bay Area
Percent of Households
1-Person Household 2-Person Household
3-4-Person Household 5-Person or More Household
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Table 11: Household Size, Pinole, 2010–2020
Household Size 2010 2015 2020 2010-2020
Units % of
Total
Units % of
Total
Units % of
Total
% Change
1-Person Household 1,307 20.4% 1,531 22.7% 1,298 19.1% -0.7% 2-Person Household 1,854 28.9% 2,479 36.8% 2,636 38.8% 42.2% 3-Person Household 1,433 22.4% 1,124 16.7% 1,184 17.4% -17.4% 4-Person Household 1,130 17.6% 817 12.1% 842 12.4% -25.5% 5+ person household 687 10.7% 786 11.7% 832 12.2% 21.1% Total 6,411 100% 6,737 100% 6,792 100% 5.9%
Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), (2011-2015), and (2006-2010), Table B25009.
The decrease in three- and four-person households may partially be attributed to Pinole’s recent trend toward smaller family size, as shown in Table 12. Average family size decreased from 3.27 in 2010 and 2015 to 3.19 in 2020. This contrasts with the County’s increase in average family size from 3.28 to 3.34 over the same period. This correlates with Table 6, which shows that the 0-4-years age group decreased 19.8 percent and the 5-14 years age group decreased by 31.2 percent between 2000 and 2020. This data may indicate that as families grow, they are priced out of the housing market and choosing to live elsewhere, that Pinole families are choosing to have fewer children, or a combination of both.
Table 12: Family Household Characteristics, 2010–2020
Area 2010 2015 2020 Change
2010-2020
Pinole
Families as % of All Households 74.3% 71.6% 74.6% +0.3% Average Family Size 3.27 3.27 3.19 -0.08
Contra Costa County
Families as % of All Households 70.5% 71.0% 71.9% +1.4% Average Family Size 3.28 3.34 3.34 +0.06
Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), (2011-2015), and (2006-2010), Table S1101.
Table 13 displays household size by tenure in Pinole. Just under 70 percent of housing units are owner-occupied citywide. When looking at tenure by household size, one-person households have a lower homeownership rate than other household sizes. Their lower household income may make it more challenging to finance a home. 437 of 1216
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Table 13: Household Size by Tenure, Pinole, 2020
Owner Occupied Renter-Occupied Total
Contra Costa
County
Pinole Contra Costa
County
Pinole Contra Costa
County
Pinole
1-person
household
12.9% 51,401 11.2% 758 8.9% 35,587 8.0% 540 21.8% 86,988 19.1% 1,298 2-person
household
22.5% 89,816 29.0% 1969 9.0% 35,985 9.8% 667 31.6% 125,801 38.8% 2,636 3-person
household
12.2% 48,703 10.8% 736 5.7% 22,746 6.6% 448 17.9% 71,449 17.4% 1,184 4-person
household
11.3% 44,967 10.0% 681 5.1% 20,331 2.4% 161 16.4% 65,298 12.4% 842 5-person
household
4.9% 19,568 5.5% 373 2.7% 10,598 2.0% 138 7.6% 30,166 7.5% 511 6-person
household
1.9% 7,423 2.3% 157 1.0% 3,934 1.2% 83 2.9% 11,357 3.5% 240 7-or-more
person
household
1.1% 4,360 0.9% 58 0.7% 2,880 0.3% 23 1.8% 7,240 1.2% 81 Total: 66.8% 266,238 69.7% 4732 33.2% 132,061 30.3% 2,060 100% 398,299 100% 6,792 Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25009.
The median household income for Pinole in 2020 was $104,904, which is within 1 percent of the median income for the County ($103,997). In the City, the median income for owneroccupied households ($112,342) was about $34,000 higher than the median income for renter-occupied households ($77,976). The County has a larger income disparity between owners and renters, with owner-occupied households earning over $56,000 more than renter-occupied households.
Table 14: Median Household Income by Tenure
Jurisdiction 2020 Median Income
Pinole $104,904
Owner-Occupied Households $112,342
Renter-Occupied Households $77,976
Contra Costa County $103,997
Owner-Occupied Households $125,809
Renter-Occupied Households $69,772
Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25119. 438 of 1216
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The State of California uses five income categories to determine eligibility for housing programs. Table 15 shows the State-defined income ranges for each affordability category based on the Contra Costa County AMI of $125,600 for a household of four.
Table 15: Income Range by Affordability Level Based on State Area Median Income, 2021 Affordability Category % of County Median Income Range
Extremely Low Income < 30% ≤ $ 41,100
Very Low Income 30%-50% $41,101 - $ 68,500
Low Income 50%-80% $68,501 - $ 109,600
Moderate Income 80%-120% $109,601 -$ 150,700
Above Moderate Income > 120% > $150,700
Source: California Department of Housing and Community Development, Revised State Income Limits for 2021, Dec. 31, 2021.
Table 16 provides a breakdown of income level by tenure in Pinole, using the 2014–2018 CHAS data. Approximately 30 percent of households in Pinole are renter-occupied, compared to 34 percent of households in the County. In Pinole, about 55 percent of households are above the HUD area median family income, which is comparable to the County’s 56.5 percent.
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Table 16: Household Income Level by Tenure, 2018
Income Level Owner
Occupied
% Renter
Occupied
% Total %
Pinole
Less than or equal to 30% of HAMFI1 295 4.4% 260 3.9% 555 8.3% Greater than 30% but less than or equal
to 50% of HAMFI
435 6.5% 380 5.7% 815 12.2%
Greater than 50% but less than or equal
to 80% of HAMFI
510 7.6% 315 4.7% 825 12.4%
Greater than 80% but less than or equal
to 100% of HAMFI
545 8.2% 265 4.0% 810 12.1%
Greater than 100% of HAMFI 2,860 42.9% 800 12.0% 3,660 54.9% Total2 4,650 69.7% 2,020 30.3% 6,670 100%
Contra Costa County
Less than or equal to 30% of HAMFI 16,810 4.3% 31,625 8.1% 48,435 12.3% Greater than 30% but less than or equal
to 50% of HAMFI
21,115 5.4% 20,335 5.2% 41,450 10.6%
Greater than 50% but less than or equal
to 80% of HAMFI
26,450 6.7% 18,655 4.8% 45,105 11.5%
Greater than 80% but less than or equal
to 100% of HAMFI
21,355 5.4% 14,480 3.7% 35,835 9.1%
Greater than 100% of HAMFI 171,795 43.8% 49,655 12.7% 221,450 56.5% Total2 257,530 65.7% 134,750 34.4% 392,275 100%
Source: US Department of Housing and Urban Development (HUD), CHAS ACS tabulation, 2014-2018. 1 HUD area median family income (HAMFI)
2 Data presented in this table are based on special tabulations from sample Census data. The number of households in each category usually deviates slightly from the 100 percent total due to the need to extrapolate sample data out to total households. Interpretations of these data should focus on the proportion of households in need of assistance rather than on precise numbers.
Housing Stock Characteristics
This section discusses the housing stock in Pinole including change in housing units, unit size, unit type, age of housing stock, overpayment and overcrowding rates, and housing age and conditions. By analyzing past and current housing trends in the housing stock, future housing needs can be assessed.
Table 17 summarizes the number of housing units in the City and County from 2000 to 2020.
In 2000, Pinole had 6,828 housing units. By 2010, the number of housing units increased to 7,158, a 4.8 percent increase. Between 2010 and 2020, the City is estimated to have approximately 52 fewer units (0.7 percent). There was no major loss of units or demolition without replacement during the Cycle, and the decrease is within the margin of error in the census data. In 2020, the Census reported 7,106 housing units in the City, which comprised
1.7 percent of the County’s housing units. Pinole’s share of the County’s housing units slightly 440 of 1216
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decreased from 2000 to 2020, suggesting that housing unit production in the County is outpacing the production in Pinole.
Table 17: Housing Units, 2000–2020
Year Pinole % Change County % Change Pinole as % of
County
2000 6,828 - 354,577 - 1.9%
2010 7,158 4.8% 400,263 12.9% 1.8%
2020 7,106 -0.7% 423,342 5.8% 1.7%
Source: US Census Bureau, Decennial Census 2000, Table H001 SF1, 2010 and 2020, Table H1 Redistricting Data.
Table 18 summarizes the distribution of unit size by tenure in 2020. The most common unit size for renter-occupied units was two-bedroom units, followed by three-bedroom units. The most common size for owner-occupied units was three-bedroom units followed by fourbedrooms units. Owner-occupied units tended to be larger than renter-occupied units.
Table 18: Unit Size by Tenure, Pinole, 2020
Unit Size Owner-Occupied Renter-Occupied Total Occupied Housing Units Units % Units % Units %
No bedroom/Studio 47 1% 127 2% 174 3%
1 bedroom 9 0% 319 5% 328 5%
2 bedrooms 541 8% 812 12% 1,353 20%
3 bedrooms 2,391 35% 568 8% 2,959 44%
4 bedrooms 1,603 24% 207 3% 1,810 27%
5 or more bedrooms 141 2% 27 0% 168 2%
Total 4,732 70% 2,060 30% 6,792 100%
Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25042.
Table 19 summarizes Pinole’s housing inventory by building type from 2010 to 2021. In 2021, single-family detached units comprised the largest percentage of housing stock, approximately 70 percent with 5,056 units. Multifamily housing made up 20 percent with 1,461 units. Compared to Contra Costa County, Pinole has a slightly larger share of the housing stock in the form of single-family detached housing units. Single-family detached homes make up 67 percent of the County’s housing and multifamily housing accounts for 24 percent. Between 2010 and 2021, the distribution of building types has remained the same for both the County and the City.
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Table 19: Housing Inventory by Unit Type
Building Type
2010 2021
Units % Units %
Pinole
Single-Family Home: Detached 5,050 70.6% 5,056 70.5%
Single-Family Home: Attached1 613 8.6% 616 8.6%
Multifamily2 1,459 20.4% 1,461 20.4%
Mobile Homes 36 0.5% 36 0.5%
Total 7,158 100% 7,169 100%
Contra Costa County
Single-Family Home: Detached 266,693 66.6% 280,271 66.6% Single-Family Home: Attached1 31,594 7.9% 32,162 7.6%
Multifamily2 94,602 23.6% 101,034 24.0%
Mobile Homes 7,374 1.8% 7,284 1.7%
Total 400,263 100% 420,751 100%
Source: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State — January 1, 2011-2021. Sacramento, California, May 2021.
1 “Single-Family Home: Attached” is defined as a one-unit structure attached to another unit by a common wall; they are commonly referred to as a townhouse, half-plex, or row house. The shared wall or walls extend from the foundation to the roof with adjoining units to form a property line. Each unit has individual heating and plumbing systems. 2 “Multifamily” refers to a structure containing two or more units and not classified as a “Single-Family Home: Attached” structure. The units in the structure share attic space and heating and plumbing systems.
Table 20 displays the US Census Bureau’s estimates of the number of occupied housing units by building type and tenure in Pinole in 2020. Most of Pinole’s housing stock is composed of owner-occupied, detached single-family homes (68.8 percent) followed by renter-occupied, detached single-family homes (16.4 percent). Analyzing the tenure split of the various housing building types reveals that 80.8 percent of detached single-family homes were owner occupied. Multifamily housing was predominantly renter occupied (79.2 percent).
Diversifying Pinole’s housing stock to include more multifamily housing in both rental and ownership forms has the potential to provide more affordable housing options, given the construction efficiencies of the multifamily building type. Multifamily housing can also be beneficial for seniors, people with disabilities, and those who prefer less home maintenance or do not need the yard space characteristic of single-family properties. 442 of 1216
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Table 20: Housing Building Type by Tenure, Pinole, 2020 Building Type Owner
Occupied
% of
Total Units
Renter
Occupied
% of
Total Units
Total
Units
Detached Single-Family Homes 4,218 68.8% 1,003 16.4% 5,221 Attached Single-Family Homes 310 5.1% 92 1.5% 402
Multifamily Housing 35 0.6% 133 2.2% 168
Mobile Homes 68 1.1% 153 2.5% 221
Boat, RV, Van, etc. 34 0.6% 81 1.3% 115
Total 4,665 76.1% 1,462 23.9% 6,127
Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25032.
Housing Age and Condition
The age of a housing unit is often an indicator of housing conditions. In general, housing that is 30 years old or older may need repairs based on the useful life of materials. Housing over 50 years old is considered aged and is more likely to need major repairs. Many federal and state programs use age of housing as one factor to determine housing needs and the availability of funds for housing and community development.
Table 21 summarizes the age of housing stock by tenure in 2020. Approximately 88.6 percent of all housing units in the City were built prior to 1990 (over 30 years ago), and 52.6 percent of units were built before 1970 (over 50 years ago). This distribution does not significantly vary based on tenure in Pinole. For example, 87.5 percent of the renter-occupied housing stock was built before 1990 and 53.3 percent of renter-occupied units were built prior to 1970. The City has seen very little rental family housing stock built within the past two decades; only 35 rental units have been built since 2000, compared to 197 owner-occupied units.
A windshield survey from code enforcement estimates that about 15 – 20 units in the City are in need of significant repair, under 1 percent of units in the City. 443 of 1216
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Table 21: Year Housing Built
Year Built Owner-Occupied Renter-Occupied Total
Built 2014 or later 20 0.4% 0 0.0% 20 0.3%
Built 2010 to 2013 18 0.4% 0 0.0% 18 0.3%
Built 2000 to 2009 159 3.4% 35 1.7% 194 2.9%
Built 1990 to 1999 323 6.8% 222 10.8% 545 8.0%
Built 1980 to 1989 738 15.6% 331 16.1% 1,069 15.7%
Built 1970 to 1979 999 21.1% 374 18.2% 1,373 20.2%
Built 1960 to 1969 1,317 27.8% 496 24.1% 1,813 26.7%
Built 1950 to 1959 982 20.8% 415 20.1% 1,397 20.6%
Built 1940 to 1949 95 2.0% 72 3.5% 167 2.5%
Built 1939 or earlier 81 1.7% 115 5.6% 196 2.9%
Total 4,732 100% 2,060 100% 6,792 100%
Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25036.
Housing tenure by date of occupancy is listed in Table 22, which shows when households moved into their housing unit. About 30 percent of owner-occupied households have been in the same place of residence since 1989 or earlier (over 30 years). Given that most homeowners do not purchase their home until they are in their late twenties or thirties, this suggests that many of these homeowners would be nearing their senior years and living in housing that is more likely to require repairs due to aging materials. Program 9 includes the development of a policy to give low or no-cost building permits for age-qualified homeowners to make improvements to their home so that they are able to age in place.
Table 22: Housing Tenure by Date of Occupancy
Move In Year Owner
Occupied
% of
Units
Renter
Occupied
% of
Units
Total % of
Units
Moved in 2019 or later 32 0.7% 138 6.7% 170 2.5%
Moved in 2015 to 2018 707 14.9% 804 39.0% 1,511 22.2%
Moved in 2010 to 2014 660 13.9% 767 37.2% 1,427 21.0%
Moved in 2000 to 2009 1,114 23.5% 183 8.9% 1,297 19.1%
Moved in 1990 to 1999 773 16.3% 118 5.7% 891 13.1%
Moved in 1989 or earlier 1,446 30.6% 50 2.4% 1,496 22.0% Total 4,732 100% 2,060 100% 6,792 100%
Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25038.
Median Home Sales Price
Figure 6 shows the change in home prices in Pinole, Contra Costa County, and the Bay Area region from December 2001 to December 2020. While each geography follows the same general trend over time, Pinole home prices are lower than the other two geographies. After 444 of 1216
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2005, the housing market slowdown affected home sale prices in Pinole. Between 2005 and 2011, the home sales prices in Pinole decreased by approximately 35 percent. Since then, the median sales prices for new and resale homes in Pinole have steadily increased, with a minor dip at the start of the COVID-19 pandemic in early 2020. Pinole home prices are significantly lower than the County. The median home price in December 2020 was $634,914, which was 18 percent ($137,499) lower than the County median of $772,413.
Figure 6: Regional Home Values, 2001–2020
Source: Zillow Home Value Index (ZHVI), December 2020 (as referenced in ABAG, 2023-2031 Housing Element Data Package, Table HSG-08.) Notes: Zillow describes the ZHVI as a smoothed, seasonally adjusted measure of the typical home value and market changes across a given region and housing type. The ZHVI reflects the typical value for homes in the 35th to 65th percentile range. The ZHVI includes all owner-occupied housing units, including both single-family homes and condominiums.
Home values in Pinole increased by 17 percent between February 2021 and February 2022, from $665,000 to $779,000, as shown in Table 23. In February 2022, the Zillow home value index in Contra Costa County was $949,000, which represents a 22 percent increase since February 2021. In February 2022, the home values in Contra Costa County were 22 percent higher than those in Pinole. Since a household can typically qualify to purchase a home that is 2.5 to 3.0 times the annual income of that household, Pinole’s median income of about $100,000
$300,000
$500,000
$700,000
$900,000
$1,100,000
$1,300,000
20012002200320042005200620072008200920102011201220132014201520162017201820192020 Bay Area Contra Costa County Pinole
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$105,000 implies that the median sales price should be between $262,500 and $315,000.4 The home value index of approximately $780,000 indicates a high potential for housing cost burden in the City.
Table 23: Zillow Home Value Index, Neighboring Jurisdictions Jurisdiction February 2021 February 2022 % Change
El Cerrito $1,040,000 $1,130,000 9%
Hercules $851,000 $1,030,000 21%
Martinez $674,000 $729,000 8%
Pinole $665,000 $779,000 17%
Richmond $693,000 $778,000 12%
San Pablo $519,000 $605,000 17%
Contra Costa County $780,000 $949,000 22%
Source: Zillow Home Value Index (ZHVI), February 2022, https://www.zillow.com/ca/home-values/, accessed March 31, 2022.
Notes: Zillow describes the ZHVI as a smoothed, seasonally adjusted measure of the typical home value and market changes across a given region and housing type. The ZHVI reflects the typical value for homes in the 35th to 65th percentile range. The ZHVI includes all owner-occupied housing units, including both single-family homes and condominiums.
Rental Prices
Table 24 and Figure 7 show median home rental prices in Pinole and Contra Costa County from 2010 to 2020. In 2020, the median rental price in Pinole was $1,997. This is a 30 percent increase from the 10-year low of $1,538 in 2015. Rental prices have been steadily increasing in the City since 2015. It should be noted that these median rental prices do not fully capture the housing market effects of the global COVID-19 pandemic. One of the economic impacts seen in California during the COVID-19 pandemic was a rapid increase in home prices, potentially caused by a rapid increase in remote work and higher demand for housing in suburban settings such as Pinole. As a result, rental values in the years following the onset of the pandemic are estimated to be significantly higher and continue to rise. 4 Assumes 10% down payment; 5.00% mortgage interest rate; taxes, insurance, PMI and HOA account for 35% of housing costs; and uses 2022 Contra Costa County Housing Authority utility allowances. 446 of 1216
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Table 24: Median Monthly Rent, 2010–2020
Median
Rental
Prices
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Pinole $1,822 $1,840 $1,801 $1,673 $1,620 $1,538 $1,608 $1,706 $1,778 $1,903 $1,997 Contra
Costa
County
$1,796 $1,804 $1,780 $1,741 $1,719 $1,700 $1,736 $1,811 $1,905 $2,013 $2,107 Source: American Community Survey 5-Year Estimates, Table B25105.
Figure 7: Median Rental Prices, 2010–2020
Source: US Census Bureau, American Community Survey 5-Year Estimates, Table B25105.
Table 25 displays the affordable and fair market rents for low-income households in the Oakland-Fremont HUD Fair Market Rent Area, which includes Contra Costa County. Fair market rents are estimates of what a person moving today can expect to pay in gross rent (cost of shelter plus utilities) for a modestly priced rental home in a given area. The kind of home that can be rented for the fair market rent is in decent condition, but it is not luxury housing. The methodology used to calculate hourly wage and annual salary required to afford the fair market rents without spending greater than 30 percent of income on housing is provided by the National Low Income Housing Coalition. $1,400
$1,500
$1,600
$1,700
$1,800
$1,900
$2,000
$2,100
$2,200
$2,300
$2,400
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Contra Costa County Pinole
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Table 25: Affordable and Fair Market Rent for Low-Income Households Unit Size Hourly Wage
Required3
Annual Salary
Required2
Fair Market Rent1
Studio $29.58 $61,520 $1,538
One Bedroom $35.65 $74,160 $1,854
Two Bedroom $43.73 $90,960 $2,274
Three Bedroom $57.81 $120,240 $3,006
Four Bedroom $68.81 $143,120 $3,578
Source: National Low Income Housing Coalition, Out of Reach 2021: California. 1HUD FY 2022 Fair Market Rent Documentation System for Oakland-Fremont, CA HUD Metro FMR Area. 2Multiply the FMR by 12 to get yearly rental cost. Then divide by .3 to determine the total annual income needed to afford the FMR without spending more than 30 percent of income on housing. 3Hourly wage assumes working 40 hours per week and 52 weeks per year.
Vacancy Rates
Vacancy rates are indicators of housing supply and demand that reflect the degree of housing choice that is available. Higher vacancy rates can induce downward price pressure, while low vacancy rates can influence upward price pressures. Low vacancy rates usually indicate high demand and/or low supply conditions in the housing market. Vacancy rates that are too low can force prices up, making it more difficult for lower- and moderate-income households to find housing. For rental units, a 7 to 8 percent vacancy rate is considered “healthy,” and a vacancy rate of 2 to 3 percent is considered “healthy” for owner-occupied housing. In 2015, the vacancy rate in Pinole was 6.7 percent and decreased to 3.5 percent in 2020. Table 26 summarizes the number of occupied and vacant units in Pinole and Contra Costa County in 2015 and 2020.
Table 26: Occupancy Rates
Occupancy Status Contra Costa County Pinole
2015 % 2020 % 2015 % 2020 %
Occupied Housing Units 384,646 95.0% 407,029 96.1% 6,737 93.3% 6,860 96.5% Vacant Housing Units 20,355 5.0% 16,313 3.9% 484 6.7% 246 3.5% Total Housing Units 405,001 100% 423,342 100% 7,221 100% 7,106 100% Source: US Census Bureau, American Community Survey 5-Year Data (2011-2015) and (2016-2020), Table B25002.
Overpayment and Overcrowding
Overpayment is defined as households paying more than 30 percent of their gross income on housing-related expenses, including rent or mortgage payments and utilities. Households paying greater than 30 percent of their gross income on housing-related expenses are considered to be cost burdened. Severe overpayment occurs when households pay 50 percent or more of their gross income for housing. Higher costs for housing may contribute to households having a limited ability to cover other everyday living expenses. The impact of 448 of 1216
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housing costs is more apparent for extremely low-, very low-, and low-income households, especially renter households.
Table 27 categorizes renters based on the percent of household income spent on rent.
According to 2020 ACS data, 40.9 percent of households spend more than 30 percent of their income on rent. Over 20 percent of households spend more than 50 percent on rent.
Table 27: Gross Rent as a Percentage of Household Income, 2020 Percent of Household Income Number of Households Percent of Households Less than 10 percent 44 2.1%
10 to 14.9 percent 171 8.3%
15 to 19.9 percent 307 14.9%
20 to 24.9 percent 223 10.8%
25 to 29.9 percent 155 7.5%
30 to 34.9 percent 159 7.7%
35 to 39.9 percent 322 15.6%
40 to 49.9 percent 101 4.9%
50 percent or more 420 20.4%
Not computed 158 7.7%
Total 2,060 100.0%
Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25070.
Table 28 illustrates housing cost as a percentage of household income by tenure. It shows the number and percentage of households in Pinole and Contra Costa County that experience a cost burden and severe cost burden. According to 2014–2018 HUD CHAS data, in Pinole, 2,768 households (42 percent) experience some form of overpayment, with 849 households (13 percent) experiencing severe overpayment. This is a significant share of the community experiencing a housing cost burden and reflective of a larger regional issue. The County has an even larger share overpaying for housing; 52 percent of households experience some degree of overpayment, and 16 percent experience severe overpayment.
Renters are disproportionately affected by overpayment in both Pinole and the County. 449 of 1216
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Table 28: Overpayment by Income Level and Tenure, 2018
Household Income Range All Households Households with Housing Cost Burden Number5 % Overpayment
(>30% of income on rent)
Severe Overpayment
(>50% of income on rent)
Owner Households, Pinole
= 30% of HAMFI 295 4.4% 165 3.5% 155 3.3%
> 30% 50% of HAMFI 435 6.5% 230 4.9% 145 3.1%
> 50% 80% of HAMFI 510 7.6% 235 5.1% 135 2.9%
> 80% 100% of HAMFI 545 8.2% 164 3.5% 4 0.1%
> 100% of HAMFI 2,860 42.9% 155 3.3% 0 0.0%
Owner Subtotal 4,650 69.7% 949 20.4% 439 9.4%
Renter Households, Pinole
= 30% of HAMFI 260 3.9% 205 10.1% 165 8.2%
> 30% 50% of HAMFI 380 5.7% 310 15.3% 185 9.2%
> 50% 80% of HAMFI 315 4.7% 215 10.6% 50 2.5%
> 80% 100% of HAMFI 265 4.0% 160 7.9% 10 0.5%
> 100% of HAMFI 800 12.0% 80 4.0% 0 0.0%
Renter Subtotal 2,020 30.3% 970 48.0% 410 20.3%
Total (Owners & Renters) 6,670 100% 1,919 28.8% 849 12.7% Owner Households, County
= 30% of HAMFI 16,810 4.3% 12,770 5.0% 10,425 4.0%
> 30% 50% of HAMFI 21,115 5.4% 13,195 5.1% 7,785 3.0% > 50% 80% of HAMFI 26,450 6.7% 14,225 5.5% 5,860 2.3% > 80% 100% of HAMFI 21,355 5.4% 8,770 3.4% 2,585 1.0% > 100% of HAMFI 171,795 43.8% 25,585 9.9% 3,355 1.3%
Owner Subtotal 257,530 65.7% 74,545 28.9% 30,010 11.7%
Renter Households, County
=30% of HAMFI 31,625 8.1% 25,495 18.9% 21,515 16.0%
> 30% 50% of HAMFI 20,335 5.2% 17,070 12.7% 8,545 6.3% > 50% 80% of HAMFI 18,655 4.8% 11,610 8.6% 2,415 1.8% > 80% 100% of HAMFI 14,480 3.7% 5,680 4.2% 460 0.3%
> 100% of HAMFI 49,655 12.7% 5,200 3.9% 105 0.1%
Renter Subtotal 134,750 34.4% 65,055 48.3% 33,040 24.5% Total (Owners & Renters) 392,280 100% 139,600 35.6% 63,050 16.1% Source: 2014-2018 HUD CHAS data, Summary Level data for Contra Costa County and City of Pinole. 450 of 1216
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An overcrowded housing unit is defined by the US Census Bureau as a housing unit occupied by more than one person per room (excluding bathrooms, kitchen, hallway, and closet space). Occupancy by more than 1.5 persons per room constitutes severe overcrowding.
Overcrowding can affect public facilities and services, reduce the quality of the physical environment, and create conditions that contribute to deterioration of the housing stock.
Additionally, overcrowding can indicate that a community does not have an adequate supply of affordable housing and/or variety of suitable housing units to meet the needs of the community.
Table 29 summarizes overcrowding in Pinole by tenure. Approximately 247 households, roughly 3.6 percent of households, in Pinole were experiencing overcrowding in 2020. This includes 173 owners and 74 renter households. Overall, Pinole has a lower percent of households that are overcrowded compared to the County (3.6 percent and 5.0 percent respectively).
Table 29: Overcrowding by Tenure
Owners Renters Total
Persons per
Room
Overcrowded
Households
% of
Total
Overcrowded
Households
% of
Total
Overcrowded
Households
% of
Total
Pinole
1.01 to 1.50 156 3.3% 66 3.2% 222 3.3%
>1.50 17 0.4% 8 0.4% 25 0.4%
Total Overcrowded 173 3.7% 74 3.6% 247 3.6%
Contra Costa County
1.01 to 1.50 4,483 1.7% 9,001 6.8% 13,484 3.4%
>1.50 1469 0.6% 4,974 3.8% 6,443 1.6%
Total Overcrowded 5,952 2.2% 13,975 10.6% 19,927 5.0%
Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25014.
Preservation of Units at Risk of Conversion
Jurisdictions are required by state Housing Element Law to analyze government-assisted housing that is eligible to convert from low-income to market-rate housing over the next 10 years. State law identifies housing assistance as a rental subsidy, mortgage subsidy, or mortgage insurance to an assisted housing development. Government-assisted housing 5 Data presented in this table are based on special tabulations from sample Census data. The number of households in each category usually deviates slightly from the 100 percent total due to the need to extrapolate sample data out to total households. Interpretations of these data should focus on the proportion of households in need of assistance rather than on precise numbers.
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might convert to market-rate housing for a number of reasons, including expiring subsidies, mortgage repayments, or expiration of affordability restrictions.
Qualified Entities
Under Government Code Section 65863.11, owners of federally assisted projects must provide a “Notice of Opportunity to Submit an Offer to Purchase” to qualified entities that agree to preserve the long-term affordability if they should acquire at-risk projects at least one year before the sale or expiration of use restrictions. Qualified entities have first right of refusal for acquiring at-risk units. Qualified entities are nonprofit or for-profit organizations with the legal and managerial capacity to acquire and manage at-risk properties that agree to maintain the long-term affordability of projects. The following is a list of qualified entities from HCD for Contra Costa County and the surrounding area. • ACLC Dewey Housing, Inc.
• Affordable Housing Associates
• Alameda County Allied Housing
Program
• Anka Behavioral Health
• BRIDGE Housing Corporation
• Christian Church Homes
• Community Housing Development
Corporation
• East Bay Asian Local Development
Corporation
• East Bay Neighborhood Housing
Services
• Eden Housing, Inc.
• Eskaton Properties, Inc.
• Foundation for Affordable Housing, Inc
L + M Fund Management LLC
• Neighborhood Housing Services of the
East Bay
• Northern California Land Trust, Inc.
• Pacific Community Services, Inc.
• Resources for Community Development
• ROEM Development Corporation
• Rubicon Programs, Inc.
• Rural California Housing Corporation
• Satellite Affordable Housing Associates
Inventory of At-Risk Units
There are no assisted units at risk of conversion in the City during the 6th Housing Element Cycle. There are 322 affordable housing units in Pinole that are subject to rent restrictions per covenants recorded on the property that the City monitors for compliance. The covenants on these properties expire between 2053 and 2099.
Currently, 37 rent-restricted housing units are at converting to market rate within 10 years of the beginning of the planning period (by 2033). Table 30 displays the units that will be converted during the next Cycle as well as units that were converted during the 5th Cycle. 452 of 1216
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Table 30: Units at Risk of Conversion or Converted During the 5th Cycle, Pinole Project Affordable
Units
Assisted Units Type of
Government
Assistance
Expiration of
Affordability
Converting During 6th Cycle
Westmont of Pinole
(formerly Pinole Senior Village)
2850 Estates Avenue
37 (as of 2022)
31 moderate income
6 very low income
RDA 2028
Subtotal 37 - - -
Converted During 5th Cycle
885 Fifth Avenue 1 1 low income RDA 2014
1965 San Pablo Avenue 1 1 low income RDA 2014
1520 San Pablo Avenue 4 3 moderate income;
1 low income
RDA 2015
950 Appian Way 3 1 moderate income;
1 low income;
1 very low income
RDA 2015
2529 San Pablo Avenue 1 1 moderate income RDA 2015
2548 San Pablo Avenue 4 4 moderate income RDA 2017
815 San Pablo Avenue 2 2 moderate income RDA 2017
2395 San Pablo Avenue
(Pear Street Bistro)
4 3 moderate income;
1 very low income
RDA 2017
Bayside Apartments
530 Sunnyview Drive
93 71 moderate income
22 very low income
RDA 2020
Total 113 - - -
Source: City of Pinole, 2022. *These units are accessory dwelling units that are not required to be rented, but if they are rented must be below market rent (less than 120% of AMI).
Of these rent-restricted units, 37 are beds for seniors at Westmont of Pinole, which was formerly Pinole Senior Village. In 2018, the owner purchased the land from the City and the facility from Pinole Senior Village. At that time, a new affordable housing covenant was recorded on the property, which permitted the owner to reduce the number of very lowincome beds by one each year. Moderate-income beds are phased out at a maximum rate of 6 per year through 2023 and 5 per year from 2024 to 2028. There were originally 65 rentrestricted beds. Ten were restricted to very low-income households earning 50 percent or less of the AMI. Fifty-five beds were restricted to moderate-income households (110 percent or less of AMI). Table 31 shows the rent-restricted unit reduction schedule. By December 31, 2028, no rent-restricted bed will be required to be maintained at this facility. The owner 453 of 1216
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cannot raise the rent on any rent-restricted beds and may only reduce restricted beds by voluntary vacation of such bed by an eligible tenant.
Table 31: Westmont of Pinole Rent-Restricted Unit Reduction Schedule Minimum Required Rent-Restricted Units by Year
Income Level Moderate Income Very Low Income
2018 55 10
2019 49 9
2020 43 8
2021 37 7
2022 31 6
2023 25 5
2024 20 4
2025 15 3
2026 10 2
2027 5 1
2028 0 0
Source: Affordable Housing Covenant between Pinole Senior Living, L.P. and City of Pinole.
Replacement Costs
The California Tax Credit Allocation Committee’s 2020 report provides estimates and data on the cost of building assisted units. It estimates that the average cost of an assisted unit in the State of California is $439,827.6
Table 32 summarizes the estimated replacement costs per unit using construction cost estimates from the UC Berkeley Terner Center and average unit sizes in the City of Pinole from Apartment Finder. Combined, they provide an estimate for replacement costs by unit size specific to Pinole. It ranges from $252,700 for a one-bedroom unit to $421,420 for a three-bedroom unit. These replacement cost estimates are on the low end because construction costs are from 2018 and have been steadily rising and have not been adjusted for inflation.
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Table 32: Replacement Cost
Unit Size Construction Cost per Square
Foot1
Average Square Foot/
Unit2
Replacement Cost per
Unit
1 bedroom $380 665 $252,700
2 bedroom $380 899 $341,620
3 bedroom $380 1,109 $421,420
Source: 1UC Berkeley Terner Center, 2020, The Hard Costs of Construction: Recent Trends in Labor and Materials Costs for Apartment Buildings in California, 15. https://ternercenter.berkeley.edu/wp-content/uploads/2020/08/Hard_Construction_Costs_March_2020.pdf. 2ApartmentFinder.com,
https://www.apartmentfinder.com/California/Pinole-Apartments, accessed March 25, 2022.
A variety of programs exist to assist cities to acquire, replace, or subsidize at-risk affordable housing units. The following summarizes financial resources available to the City of Pinole.
Federal Programs
Community Development Block Grant (CDBG) – CDBG funds are awarded to cities on a formula basis for housing activities. The primary objective of the CDBG program is the development of viable communities through the provision of decent housing, a suitable living environment, and economic opportunity for principally low- and moderate-income persons. CDBG funds can be used for housing acquisition, rehabilitation, economic development, and public services.
HOME Investment Partnership – HOME is a flexible grant program and funds are awarded on a formula basis for housing activities. HOME considers local market conditions, inadequate housing, poverty, and housing production costs. HOME funding is provided to jurisdictions to assist rental housing or homeownership through acquisition, construction, reconstruction, and/or rehabilitation of affordablehousing.
Section 8 Housing Choice Voucher Rental Assistance Program – This program provides rental assistance payments to owners of private, market-rate units on behalf of very lowincome tenants.
Section 811/202 Program – Nonprofit and consumer cooperatives can receive no-interest capital advances from HUD under the Section 202 program for the construction of very lowincome rental housing for seniors and persons with disabilities. These funds can be used in conjunction with Section811, which can be used to develop group homes, independent living facilities, and immediate care facilities. Eligible activities include acquisition, rehabilitation, new construction, and rental assistance.
State Programs
California Housing Finance Agency (CalHFA) Multifamily Programs – CalHFA’s Multifamily Programs provide permanent financing for the acquisition, rehabilitation, and preservation or new construction ofrental housing that includes affordable rents for lowand moderate-income families and individuals. Oneof the programs is the Preservation 455 of 1216
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Acquisition Finance Program, which is designed to facilitate the acquisition of at-risk affordable housing developments and provide low-cost funding to preserve affordability.
Low-Income Housing Tax Credit (LIHTC) – This program provides tax credits to individuals and corporations that invest in low-income rental housing. The LIHTC program creates affordable housing opportunities when the developer of a project “sells” the tax credits to an investor(s) who contributes equity to the development in exchange for an ownership position in the project.
California Community Reinvestment Corporation – The California Community Reinvestment Corporation is a multifamily affordable housing lender whose mission is to increase the availability of affordable housing for low-income families, seniors, and residents with special needs by facilitating private capital flow from its investors for debt and equity to developers of affordable housing. Eligibleactivities include new construction, rehabilitation, and acquisition of properties.
Monitoring of Affordable Units
The City continually monitors the list of affordable housing units and their eligibility to convert to market-rate housing. Former RDA assets, and revenues generated from those assets, are maintained in a Low- and Moderate-Income Housing Asset Fund that continues to be used to administer and monitor compliance with affordable housing and loan agreements and provide for affordable housing development.
The City conducts annual compliance monitoring on over 300 affordable units to ensure property owners and management are complying with affordable income and rent restrictions required by City agreements. Properties are affordable to very low to moderate income households. The City expects to monitor over 400 affordable units as new affordable units are constructed over the next five years. The majority of affordable units are located in rental properties. The City monitors two ownership units to ensure the property owners continue living at their properties as their primary residence or sell their units to income qualified buyers. Program 17 is included to continue to monitor and preserve at-risk housing in the City.
Quantified Objectives
Housing Element law requires that cities establish a maximum number of units that can be converted over the planning period. During the planning period, zero rent-restricted housing units are at risk of being converted to market rate.
Special Housing Needs
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circumstances leading to housing problems such as lower incomes, higher housing cost burdens, and overcrowding. State law therefore requires evaluation of housing needs of these groups, in particular senior households, single-parent households, persons with physical, mental and developmental disabilities, large households, farmworkers, and homeless individuals. Table 33 provides an overview of the presence of special needs populations within the City.
Table 33: Overview of Special Needs Groups, Pinole
Special Needs Group # of People % of Population
Persons with a Disability 2,389 12%
Persons Experiencing Homelessness 7 <1%
Farmworkers 29 <1%
Special Needs Group # of Households % of Households
Householders Age 65+ 2,354 35%
Large Households 832 12%
Female-Headed Households 1,050 16%
Extremely Low-Income Households 555 8%
Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020) and HUD CHAS Data (2014-2018).
Table 34 shows the services currently providing support to the special needs populations in Pinole.
Table 34: Inventory of Services for Special Needs Populations Services/Programs Details
Pinole Senior Center Provides social, educational, recreational, health, nutritional, and consumer services and activities.
Serves as a cooling center in extreme temperatures.
Membership sponsorship program available for
eligible seniors in need of financial assistance.
Pinole Grove Senior Apartments Offers 70 affordable, one- and two-bedroom senior apartments with senior-targeted amenities.
Westmont of Pinole Offers Independent Living, Assisted Living, and Memory Care services.
Visiting Angels Pinole Offers comprehensive home care for seniors based on their individual needs and preferences in order to
help older adults live in their own homes. Services
include respite care, personal care, dementia care,
companion care, home care services and palliative
care.
St. Clare’s Home for Seniors Offers 12 senior living and assisted living units.
Tara Hills Care Home Community care facility for the elderly Granada Home Care I and II Two 6-bed residential care facilities for seniors 457 of 1216
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Services/Programs Details
Cole Vocational Services Pinole Offers structured, activity-based adult day programs that give individuals the chance to achieve goals,
become independent and be active in the
community.
Pathway to Choices Provides independent living services, supported living services, adult day program, behavior
management, and competency training to people
with developmental disabilities.
811 San Pablo Affordable Housing Approved 33-unit affordable housing project to low and very-low income households on City land.
Vista Woods Affordable Housing Approved 179 unit affordable housing project for seniors
Source: City of Pinole.
Farmworkers
Traditionally, agricultural workers are defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. The 2016–2020 ACS found that 29 Pinole residents were employed in the agriculture, forestry, fishing and hunting, and mining industry. This is less than one percent of all employed individuals in the City over 16 years old.
Table 35 shows the 2017 estimates of farmworkers for Contra Costa County, as reported by the US Department of Agriculture’s Census of Agriculture. As indicated, there were an estimated 1,310 farmworkers in the County working on 161 farms. The 2007 Census of Agriculture counted 1,873 farmworkers in the County. This yields a 30 percent decrease of farmworkers in the County from 2007 to 2017.
Table 35: Number of Farmworkers and Farms, Contra Costa County, 2017 Farm/Worker Type Farmworkers Farms
Farm Size
Farms with less than 10 employees 343 126
Farms with 10 or more employees 967 35
Total 1,310 161
Length of Employment of Workers
Workers working 150 days or more 450 -
Workers working less than 150 days 860 -
Source: 2017 Census of Agriculture, Table 7, Contra Costa County, https://www.nass.usda.gov/Quick_Stats/CDQT/chapter/2/table/7/state/CA/county/013/year/2017. 458 of 1216
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Large Households
State housing law defines large households as those consisting of five or more members.
Large households are considered a special needs group because it may be difficult for these households to secure adequately sized, affordable housing. In order to balance affordable housing along with other financial responsibilities, large households tend to reside in smaller dwelling units, which may lead to overcrowding.
In 2020, approximately 12 percent (832) of Pinole’s 6,792 households were considered large households. This is a similar proportion as seen countywide. Of those large households, 71 percent (588) lived in owner-occupied units, while 29 percent (244) lived in rental housing.
Between 2010 and 2020, the percentage of households in the City that are large households remained unchanged as did the distribution between renters and homeowners of large households. In 2010, approximately 12 percent (833) of Pinole’s 6,775 households were considered large households. Of those large households, 71 percent (595) lived in owneroccupied units, while 29 percent (238) lived in rental housing.
In Pinole, the proportion of large households that are owners (71 percent) is comparable to the general proportion of ownership households citywide. There is a higher proportion of large households owning their home compared to Contra Costa County (64 percent).
Table 36: Large Households by Tenure, 2020
Household Type (Size) Owner-Occupied
Households
Renter-Occupied
Households
Total Households
Pinole
Five-person Household 373 73% 138 27% 511 8%
Six-person Household 157 65% 83 35% 240 4%
Seven-or-more-person
Household
58 72% 23 28% 81 1%
Total Large Households 588 71% 244 29% 832 12%
Total of All Households 4,732 70% 2,060 30% 6,792 100%
Contra Costa County
Five-person Household 19,568 65% 10,598 35% 30,166 8%
Six-person Household 7,423 65% 3,934 35% 11,357 3%
Seven-or-more-person
Household
4,360 60% 2,880 40% 7,240 2%
Total Large Households 31,351 64% 17,412 36% 48,763 12% Total of All Households 266,238 67% 132,061 33% 398,299 100% Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25009.
Large households tend to have more difficulty purchasing housing due to the financial constraints of supporting a larger household and because there is limited housing stock of 459 of 1216
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adequate size. Additionally, rental units with three or more bedrooms are not common, and large affordable rental units are even less common. This can lead to overcrowded housing conditions.
Table 37 provides a summary of housing problems experienced by large households in Pinole by tenure. As previously noted, the types of housing problems include overcrowding, overpayment (cost burden), and households lacking kitchen or plumbing facilities. CHAS 2014–2018 data indicates that 55 percent of large households experience at least one of the housing problems. Analyzing by tenure, 81 percent of large renter households and 43 percent of large owner households have at least one form of housing problem.
As of 2020, 27 percent of the City’s housing stock has four or more bedrooms (refer to Table 18). This equates to 1,810 housing units with four or more bedrooms to serve the estimated 832 large households that require at least four bedrooms to avoid over-crowded conditions.
However, these figures do not consider whether it is actually large households who occupy these housing units. One must also consider whether these housing units with four or more bedrooms are affordable to large households. Table 37 shows that 34 percent of large households experience a cost burden and 6 percent experience a severe cost burden. Large households that rent have over twice the rate of overpayment (52 percent) than large homeowner households (24 percent).
Table 37: Large Households by Housing Problems and Tenure, Pinole, 2018 Household Type Large-Household
Renters
Large-Household
Owners
Total
Large Households
Total Households 270 580 850
Large Households with Any
Housing Problem1
81% 220 43% 250 55% 470
Large Households with Cost
Burden (> 30%)2
52% 125 24% 100 34% 225
Large Households with
Severe Cost Burden (> 50%)2
4% 10 7% 30 6% 40
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2014-2018 data, Table 4 and Table 7.
Notes: Data presented in this table are based on special tabulations from sample Census data. The number of households in each category usually deviates slightly from the 100 percent total due to the need to extrapolate sample data out to total households. Interpretations of these data should focus on the proportion of households in need of assistance rather than on precise numbers. 1The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30 percent.
2Cost burden occurs when housing costs exceed 30 percent of household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs," which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. Severe cost burden occurs when housing costs exceed 50 percent of household income.
Female-Headed Households
Female-headed households who do not have a spouse present are a special needs group because they tend to experience comparatively low rates of homeownership, lower incomes, 460 of 1216
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and high poverty rates. Female-headed households are often further characterized by whether they have children in the household. Table 38 shows the number of female-headed households by tenure and presence of children. In 2020, 15.5 percent of households in Pinole were female-headed households. This is higher than the County where femaleheaded households comprise 12.0 percent of all households. Female-headed households in Pinole have a higher rate of homeownership than those in the County (54 percent and 49 percent, respectively). However, female-headed households with children have lower homeownership rates than the County; only 9 percent of female-headed households with children own their home in Pinole compared to 15 percent in the County. Of the 1,050 female-headed households in Pinole, 300 had children under 18 and 750 had no children present.
Table 38: Female-Headed Households by Tenure in Pinole, 2020 Household Type Owner- Occupied
Households
Renter- Occupied
Households
Total % of Total
Households
Total Households 4,732 2,060 6,792
Female householder,
no spouse present,
with children under 18
93 2.0% 207 10.0% 300 4.4%
Female householder,
no spouse present,
without children
469 9.9% 281 13.6% 750 11.0%
Total Female-Headed
Households
562 11.9% 488 23.7% 1,050 15.5%
Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25115.
In Pinole, only 1 percent of female-headed households (11 households) are below the poverty line. All of those 11 households have children under age 18 present. All femaleheaded households without children are above the poverty line. About 3 percent of all female-headed households with children under 18 are below the poverty line. This is significantly lower than the female-headed household poverty rate in Contra Costa County (17 percent for those female-headed households without children and 25 percent for those with children). 7
7 US Census Bureau, American Community Survey 5-year Data (2016–2020), Table B17010. 461 of 1216
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Table 39: Female-Headed Households by Poverty Status in Pinole, 2020 Household Type Income Below
Poverty Level
Income Above Poverty
Level
Total % of Total
Households
Total Households 308 6,484 6,792
Female householder,
no spouse present,
with children under 18
11 3.6% 1,039 16.0% 1,050 15.5%
Female householder,
no spouse present,
without children
159 51.6% 887 13.7% 1,046 15.4%
Total Female-Headed
Households
170 55.2% 1,926 29.7% 2,096 30.9%
Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B17017.
Homelessness
Data on homelessness in Contra Costa County is based on the 2022 Point-in-Time (PIT) information provided to HUD by the Richmond/Contra Costa County Continuums of Care (CoCs) in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. A follow-up survey sampling of unsheltered and sheltered individuals is conducted two weeks following the count.
As shown in Table 40, Contra Costa County had an estimated homeless count of 2,295 persons (668 are sheltered and 1,627 unsheltered). Of these homeless, 319 people (13.9 percent) were in households with adults and children under 18.
Table 40: Homelessness by Household Type and Shelter Status, Contra Costa County Variable People in
Households
Composed Solely of
Children Under 18
People in
Households with
Adults and Children
People in
Households without
Children Under 18
Sheltered - Emergency Shelter 0 159 359
Sheltered - Transitional Housing 0 32 118
Unsheltered 0 128 1,499
Source: US Department of Housing and Urban Development, Continuum of Care Homeless Populations and Subpopulations Reports (2019) Figure 8 analyzes the race of the homeless population and shows that the White population makes up the greatest share of the homeless population (45 percent) followed by Black people (34 percent). The Black or African American population and American Indian or Alaskan Native population are disproportionately affected by homelessness, as these groups make up a relatively large share of the homeless population despite making up a small share of the overall population.
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Figure 8: Racial Group Share of General and Homeless, Contra Costa County, 2019 Source: US Department of Housing and Urban Development, Continuum of Care Homeless Populations and Subpopulations Reports (2019); US Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-I).
Figure 9 shows that 16.6 percent of the homeless population is Hispanic/Latinx. 14.47% 3.09%33.77%45.01% 3.66% 0.48% 17.21%8.72% 55.85%
17.74%
0%
10%
20%
30%
40%
50%
60%
American
Indian or Alaska
Native
(Hispanic and
Non-Hispanic)
Asian / API
(Hispanic and
Non-Hispanic)
Black or African
American
(Hispanic and
Non-Hispanic)
White (Hispanic
and NonHispanic)
Other Race or
Multiple Races
(Hispanic and
Non-Hispanic)
Percent of Population
Share of Homeless Population Share of Overall Population 463 of 1216
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Figure 9: Latinx Share of Homeless Populations, Contra Costa County, 2019 Source: US Department of Housing and Urban Development, Continuum of Care Homeless Populations and Subpopulations Reports (2019); US Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-I).
Table 41 shows some of the unique challenges that persons experiencing homelessness in Contra Costa face. Of the 2,295 homeless persons counted, 22.6 percent suffer from severe mental illness, 21.5 percent contend with chronic substance abuse, 5 percent are veterans, 5 percent are victims of domestic violence, and 0.4 percent live with HIV/AIDS.
Table 41: Characteristics of Persons Experiencing Homelessness, Contra Costa County, 2019 Variable Chronic
Substance
Abuse
HIV/AIDS Severely
Mentally Ill
Veterans Victims of
Domestic
Violence
Sheltered - Emergency Shelter 86 4 128 25 28
Sheltered - Transitional Housing 31 1 27 14 6
Unsheltered 377 4 364 75 80
Percent of Total 21.5% 0.4% 22.6% 5.0% 5.0%
Source: US Department of Housing and Urban Development, Continuum of Care Homeless Populations and Subpopulations Reports (2019) Notes: These challenges/characteristics are counted separately and are not mutually exclusive, as an individual may report more than one challenge/characteristic. These counts should not be summed.
16.56%
83.44%
25.42%
74.58%
0.00%
10.00%
20.00%
30.00%
40.00%
50.00%
60.00%
70.00%
80.00%
90.00%
Hispanic/Latinx Non-Hispanic/Latinx
Percent of Population
Share of Homeless Population Share of Overall Population 464 of 1216
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Table 42 shows a count of individuals that were identified as unsheltered in West Contra Costa County during the January 2022 Point In Time Count (PITC). Pinole had 53 unsheltered individuals, a significant increase from 3 in 2019. West Contra Costa County saw a large increase in the unsheltered population from 510 in 2019 to 877 in 2022.
Table 42: Homeless Population—Unsheltered Individuals in West Contra Costa County Homeless Population 2019 Unsheltered
Population
2022 Unsheltered
Population
Pinole 3 53
Crockett 12 6
El Cerrito 8 31
El Sobrante 16 13
Hercules 1 0
North Richmond 38 31
Richmond 333 632
Rodeo 41 27
San Pablo 58 84
West County Total 510 877
Source: Contra Costa Health Services. 2022 Homeless Point-In-Time Count and Survey.
According to California Department of Education Enrollment Data shown in Table 43, over the 2019-2020 academic year, 2,209 students in Contra Costa County experienced homelessness, and 99 of those students were in Pinole. The California Department of Education considers students to be homeless if they are unsheltered, living in temporary shelters for people experiencing homelessness, living in hotels/motels, or temporarily doubled up and sharing the housing of other persons due to the loss of housing or economic hardship. Student homelessness increased in Pinole between the 2018-19 and 2019-20 academic years by 15 students (18 percent) despite having decreased countywide by 365 students (14 percent) over the same period.
Table 43: Students in Local Public Schools Experiencing Homelessness Geography 2016-17 2017-18 2018-19 2019-20
Pinole 68 84 84 99
Contra Costa County 2,116 2,081 2,574 2,209
Bay Area 14,990 15,142 15,427 13,718
Source: California Department of Education, California Longitudinal Pupil Achievement Data System, Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020).
Notes: Totals reflect the number of unduplicated primary and short-term enrollments within the academic year (July 1 to June 30) in public schools. The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography. 465 of 1216
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Resources
There are a number of regional programs available in close proximity to Pinole to assist persons experiencing homelessness. To help meet the special needs of the homeless, the Contra Costa Crisis Center operates a 24-hour homeless hotline that connects homeless individuals and families to resources available in the County. Through the center, homeless persons are given emergency motel vouchers, provided free voicemail boxes, and referred to local service programs, including housing assistance, job training, substance abuse treatment, counseling, and emergency food, health care, and other vital services.
Table 44 lists facilities with various programs designed for people experiencing homelessness.
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Table 44: County Homeless Facilities
Agency Name Program Name
Interim Housing (Emergency Shelters)
Bay Area Community Services Don Brown Shelter
Bay Area Rescue Mission Men's Emergency Shelter
Bay Area Rescue Mission Women and Families Shelter
Berkeley Food and Housing Project Central County Warming Center Contra Costa Health Services Homeless Program Brookside Adult Interim Housing Contra Costa Health Services Homeless Program Brookside Adult Interim Housing for Veterans Contra Costa Health Services Homeless Program Calli House Youth Shelter Contra Costa Health Services Homeless Program Concord Adult Interim Housing Contra Costa Health Services Homeless Program Philip Dorn Respite Center Contra Costa Health Services Homeless Program Philip Dorn Respite Center for Veterans Greater Richmond Interfaith Program Emergency Shelter
Greater Richmond Interfaith Program West County Warming Center Interfaith Council of Contra Costa Winter Nights Shelter SHELTER, Inc. Mountain View House
STAND for Families Against Violence Emergency Shelter
Trinity Center Trinity Winter Shelter
Transitional Housing
Bay Area Rescue Mission Men's Transitional Housing Program Bay Area Rescue Mission Women & Family Transitional Housing Bi-Bett Corporation Uilkema House
Contra Costa Health Services Homeless Program Appian House: Youth Contra Costa Health Services Homeless Program Pomona Apartments SHELTER, Inc. Casa Verde
STAND STAND for Families Against Violence
STAND STAND Transitional Housing
Source: Contra Costa Health Services: Health, Housing, and Homeless Services Division, Annual Point-in-Time Count Report, August 2020, Appendix A.
The City will continue to prioritize its limited resources to support affordable housing solutions affordable to those with extremely low, very low, and low incomes, particularly those who may experience homelessness or are at risk of losing access to permanent housing.
Emergency shelters are defined by the California Health and Safety Code Section 50801 as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied 467 of 1216
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emergency shelter because of an inability to pay.” The City Zoning Ordinance allows the development of emergency shelters by right in the Office Industrial Mixed Use zone.
Persons with Disabilities
People living with disabilities may have a wide range of housing needs, depending on the type and severity of their disability. Housing affordability is a major concern for individuals with disabilities, particularly for those whose disability impacts their income earning potential. Design accommodations to navigate within the home and to/from the residence are another challenge for persons with disabilities. Access often requires specially designed dwelling units that include features such as wider doorways, ramps in place of stairs, and elevators for units with multiple stories. These modifications have the potential to be expensive and are not usually found in older dwelling units. Ongoing enforcement of the City's Building Code ensures that new construction will be accessible to disabled persons, though all units may not have all the features needed by specific individuals. Additionally, housing with adequate access to public facilities and public transit are important for this special needs group.
The US Census Bureau categorizes disabilities as follows:
• Hearing difficulty: deaf or has serious difficulty hearing • Vision difficulty: blind or has serious difficulty seeing even with glasses • Cognitive difficulty: has serious difficulty concentrating, remembering, or making decisions
• Ambulatory difficulty: has serious difficulty walking or climbing stairs • Self-care difficulty: has difficulty dressing or bathing • Independent living difficulty: has difficulty doing errands alone, such as visiting a doctor’s office or shopping
Based on the 2016-2020 American Community Survey, there are 2,389 individuals, or 12.4 percent of the population, living with at least one form of disability in Pinole. This is slightly higher than the County where 11.2 percent of the population has a disability.8Further information about the type of disabilities residents experience and how it compares to Contra Costa County is illustrated in Figure 10.
8 Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table C18108. 468 of 1216
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Figure 10: Disability by Type
Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table S1810.
Notes: These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.
Compared to the County, Pinole has a larger share of the population experiencing each type of disability. Ambulatory and independent living disabilities are the most prevalent, at 8.4 percent and 7.9 percent, respectively, see Figure 10.
Table 45 shows the elderly population in the City and County and their disability status. In Pinole, 8 percent of people aged 65 and above have one type of disability and 16 percent have two or more disabilities. Twenty-five percent of the elderly population in Pinole experiences at least one type of disability, which is lower than the County’s 31 percent.
However, the rate of elderly persons experiencing a disability is twice that of the citywide disability rate of 12.4 percent.
8.4%
7.9%
6.3%
3.8% 3.6%
2.6%
5.7%
5.4%
4.7%
2.4%
3.1%
1.9%
0%
1%
2%
3%
4%
5%
6%
7%
8%
9%
With an
ambulatory
difficulty
With an
independent
living difficulty
With a
cognitive
difficulty
With a self-care
difficulty
With a hearing
difficulty
With a vision
difficulty
Proportion of Adult Population Reporting Disability
Type
Pinole Contra Costa County
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Table 45: Elderly People with Disabilities
Disability Status # of Elderly
People with a
Disability
% of
People Age 65+
(total 4,169)
# of Elderly
People with a
Disability
% of People
Age 65+
(total 178.981)
Pinole Contra Costa County
1 type of disability 354 8% 24,799 14%
2+ types of disability 680 16% 31,425 18%
Total Elderlywith a Disability 1,034 25% 56,224 31%
Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table C18108.
Persons with Development Disabilities
A subgroup of disabled residents is those who are developmentally disabled. Many developmentally disabled persons are able to live and work independently. However, more severely disabled individuals require a group living environment with supervision, or an institutional environment with medical attention and physical therapy. Because developmental disabilities exist before adulthood, the first housing issue for the developmentally disabled is the transition from living with a parent/guardian as a child to an appropriate level of independence as an adult. In Pinole, an estimated 146 individuals have a developmental disability, of which 81 individuals (55 percent) are under age 18.9 The California Department of Developmental Services (DDS) currently provides communitybased services through 21 community-based nonprofit corporations known as regional centers. The regional centers serve as a local resource to help find and access services and support available to individuals and families once eligibility is determined. The Regional Center of the East Bay provides service to developmentally disabled individuals throughout Contra Costa and Alameda counties. According to the California Department of Developmental Services, as of December 2019, the Regional Center of the East Bay served 21,009 residents with developmental disabilities in the region. Table 46 displays the breakdown of type of developmental disabilities served at the Regional Center. The largest populations served are those with an intellectual disability (43 percent) followed by autism (40 percent).
9 California Department of Developmental Services, Consumer Count by California ZIP Code and Age Group (2020), as referenced in ABAG 2023-2031 Housing Element Data Package, Table DISAB-04.) 470 of 1216
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Table 46: Developmental Disability by Type, 2019
Regional Center of the East Bay
Developmental Disability Individuals Percent
Autism 8,459 40%
Cerebral Palsy 2,426 12%
Epilepsy 2,368 11%
Intellectual Disability 9,127 43%
Other 3,367 16%
Total* 21,009 N/A
Source: California Department of Developmental Service (December 2019), Consumers by Diagnosis and Regional Center. *People may have more than one type of disability, so individual disability categories will not sum to total.
A number of housing types are appropriate for people living with a developmental disability, including rent-subsidized homes, licensed single-family homes, and homes available through the Housing Choice Voucher program, Program 20. The design of housing accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the considerations that are important in serving this group. Incorporating barrier-free designs in all new multifamily housing, as required by California and federal fair housing laws, along with affordability, is especially important in housing for disabled residents.
Elderly Persons
The US Census defines persons 65 years of age and older as elderly. Pinole’s elderly population has special housing needs associated with affordability, maintenance, and upkeep of their homes, as well as physical access. Elderly persons are more likely to have fixed incomes and have a substantial portion of their financial resources in non-liquid assets, such as property. They often spend a higher percentage of their income on food, housing, medical care, and personal care comparative to non-elderly persons. Elderly persons may have special needs related to housing location and construction. Because of limited mobility, elderly persons typically need closer access to medical services, shopping, public transit, and other amenities. In terms of housing construction, elderly persons may need ramps, handrails, elevators, lower cabinets and counters, and special security devices to allow for greater self-protection. In addition, the elderly may require assistance with housekeeping, maintenance, and repairs to remain in their own homes for as long as possible. Special consideration should be given for recreational and social amenities for the elderly.
As shown in Table 47, an estimated 22 percent of the City’s population (4,174 persons) was at least 65 years old in 2020. The percentage of the population that is elderly has steadily been increasing since 1990. Between 2010 and 2020, 1,326 additional people fit the definition of elderly. Table 6 provides a more detailed breakdown of population growth by specific age categories, revealing that the largest percentage increase in population belonged to the 65-74 age group (78.3 percent increase or 1,219 individuals). 471 of 1216
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Table 47: Elderly Population, 1990–2020
1990 2000 2010 2020
65 years and over 1,723 2,456 2,848 4,174
Total Population 17,460 19,039 18,390 19,343
Percent of Total 10% 13% 15% 22%
Source: US Census Bureau, Decennial Census (1990-2010). American Community Survey 5-Year Data (2016-2020), Table DP05.
According to the 2020 US Census data shown in Table 48, 35 percent of Pinole’s households are headed by one person aged 65 or over. This is higher than the 26 percent of Contra Costa County households.
Table 48: Householders by Age
Pinole Contra Costa County
Householder Age Households Percent Households Percent
15-24 years 54 0.8% 6,634 1.7%
25-34 years 2,003 29.5% 121,924 30.6%
35-64 years 2,381 35.1% 165,541 41.6%
65-74 years 1,424 21.0% 59,638 15.0%
75-84 years 635 9.3% 30,479 7.7%
85+ years 295 4.3% 14,083 3.5%
Total 6,792 100% 398,299 100%
Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table B25007.
As indicated in Table 49, the 2020 median household income for Pinole households with a householder aged 65 and older was $85,556, which is 14 percent higher than in Contra Costa County, at $75,172. The median income for all households regardless of age is $104,904 citywide and $103,997 countywide (a difference of less than 1 percent). The median income of the elderly population in Pinole is approximately $19,500 less (18 percent lower) than the median income citywide. The lower incomes of the elderly may partially be explained by the fact that elderly populations often live on a fixed income; tend to have a significant portion of their net worth tied up in non-liquid assets, such as property; and have a higher incidence of disability (see Table 45), which may affect earning potential.
Table 49: Median Household Income for Elderly Households (65+ Years) Householder Age Pinole Median Income Contra Costa County Median Income 65 Years and Older $85,556 $75,172
All Households $104,904 $103,997
Source: US Census Bureau, American Community Survey 5-Year Data (2016-2020), Table S1903.
Based on HUD’s 2014-2018 data CHAS data shown in Table 50, 39 percent of elderly households in Pinole are low income (below 80 percent of the area median family income).
Contra Costa County was nearly the same at 40 percent. According to 2020 US Census 472 of 1216
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information, approximately 3 percent of Pinole’s seniors fell below the poverty line, compared to 3.7 percent citywide.10
Table 50: Income Distribution, Elderly Households (62+ Years)1 Income Pinole Contra Costa County
HUD Area Median Family Income (HAMFI) Number % Number % = 30% of HAMFI 310 10% 19,620 14%
> 30% - 50% of HAMFI 460 15% 18,185 13%
> 50% - 80% of HAMFI 440 14% 18,605 13%
> 80% - 100% of HAMFI 405 13% 13,530 10%
> 100% of HAMFI 1470 48% 72,225 51%
Total 3,085 100% 142,165 100%
Source: US Department of Housing and Urban Development (HUD, Comprehensive Housing Affordability Strategy (CHAS) data (2014-2018), Table 5.
1 HUD defines “elderly” as people aged 62 and up. However, the US Census Bureau defines “elderly” as people aged 65 and older.
Table 51 summarizes the housing problems experienced by elderly households in Pinole.
According to the 2014-2018 CHAS data, 31.6 percent of all elderly households experience some type of housing problem. This includes 48.7 percent of renters and 27.5 percent of owners. For households with at least one person 62 years and older, 81 percent resided in owner-occupied units and 19 percent resided in renter-occupied units.11 Table 51: Elderly Households by Housing Problems and Tenure, 2018 Housing Problem Type Elderly Owners Elderly Renters Total Elderly % of Elderly with any Housing Problem1 27.5% 48.7% 31.6% % of Elderly with Cost Burden (> 30%)2 26.0% 42.9% 29.2% % of Elderly with Severe Cost Burden (>50%)2 14.1% 32.1% 17.6% All Elderly Households 2,490 80.7% 595 19.3% 3,085 100% Source: 2014-2018 HUD CHAS data, Table 5 and Table 7.
1 The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30 percent.
2 Cost burden occurs when housing costs exceed 30 percent of household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. Severe cost burden occurs when housing costs exceed 50 percent of household income.
The increasing number of elderly persons in the population is creating more demand for affordable, accessible, and low-maintenance housing. As residents age, they may desire alternatives to single-family units, opting for smaller multifamily units or assisted care living. 10 US Census Bureau, American Community Survey 5-year Data (2016–2020), Table S1701. 11 HUD CHAS Data (2014-2018), Table 5.
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Another option for seniors looking to downsize is accessory dwelling units, which could house seniors or their caregivers. Based on the demographic trends, the need for senior housing is considered a high priority.
Pinole Grove Senior Apartments at 800 John Street offers 70 affordable, one- and twobedroom senior apartments. Amenities include a community room, a landscaped courtyard, a library, and a hair salon. Units must be occupied by at least one resident who is at least 62 year of age or older. A minimum of 28 units are rent restricted to very low-income households (50 percent of AMI), and 41 units are restricted for moderate-income households (120 percent of AMI).
Westmont of Pinole (formerly Pinole Senior Village) provides independent living, assisted living, and memory care options for seniors. As of 2022, 31 moderate-income and 6 very lowincome beds are required to be maintained. In 2018, as a condition of the sale of the property, a covenant was recorded that allowed the owner to reduce the rent restricted units according to the schedule in Table 31. By 2028, there will not be any rent-restricted bed requirements at this facility. The owner cannot raise the rent on any rent-restricted beds and may only reduce restricted beds by voluntary vacation of such bed by an eligible tenant.
The Pinole Senior Center provides social, educational, recreational, health, nutritional, and consumer services and activities to more than 1,000 yearly participants. The Senior Center (2500 Charles Avenue) can be set up to serve as a cooling center during extreme heat events.
Per City guidelines, the Senior Center will be opened as a cooling center if the National Weather Service forecasts that Pinole will experience two consecutive days with high temperatures of 95 degrees or more and necessary staff is available. A need-based, no-cost annual membership is available to eligible seniors and is funded by donations from community members.
The City will address the needs of the elderly population through policies and programs that address affordability and special design guidelines for the elderly through Program 9 which includes participation in regional assistance programs, an aging in place low or no-cost building permit, and waiving park impact fees for developments with affordable senior units.
Extremely Low-Income Households
HUD defines extremely low-income households as those with income less than 30 percent of the HUD area median family income (HAMFI). Table 52 summarizes the housing problems experienced by extremely low-income householdsin Pinole. According to the 2014–2018 CHAS data provided by HUD, there are 555 extremely low-income households in Pinole, which represents about 8.3 percent of all households in the City. In 2018, 8.3 percent of Pinole households were in the extremely low-income category, which is a very slight decrease from 8.6 percent in 2013. Extremely low-income households comprise a smaller share of all households in Pinole compared to the County (12.3 percent of Contra Costa County households) . About 47 percent of the extremely low-income households rented their dwelling units; 53 percent owned their dwelling.
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Table 52: Extremely Low-Income Households with Housing Problems, 2018 Extremely LowIncome
Renter-Occupied
Extremely LowIncome
Owner-Occupied
Extremely LowIncome
Total Households
Households with Income < 30% of HAMFI 260 295 555
with any Housing Problem1
220 165 385
with Cost Burden (> 30%)2
205 165 370
with Severe Cost Burden (>50%)2
165 155 320
Source: HUD Comprehensive Housing Affordability Strategy (CHAS) Data, 2014-2018, Summary Level Data for Pinole.
1. The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30 percent.
2. Cost burden occurs when housing costs exceed 30 percent of household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs," which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. Severe cost burden occurs when housing costs exceed 50 percent of household income.
About one-third of all households in Pinole experienced at least one housing problem. Of the extremely low-income households in Pinole, 69.4 percent experienced at least one type of housing problem, with renters higher at 84.6 percent and owners at 55.9 percent. Housing problems for extremely low-income households are a regional issue, and Pinole fares better than the County overall, which has a rate of 80.1 percent. Based on 2018 HUD CHAS data, an estimated 40 extremely low-income households in Pinole lack complete plumbing or kitchen facilities.12 However, many of these households may live in units without complete kitchens, but who received provided meals. ACS 2018 data show 84 housing units lacking complete kitchen facilities, but 75 of those had meals included in rent (only 9 housing units are without a kitchen and without meals provided.)13
Extremely Low-Income Households and Overpayment
About 66.7 percent of extremely low-income households were paying more than 30 percent of their income on housing costs, regardless of tenure type. About 55.9 percent of extremely low-income homeowners and 78.8 percent of renters are overpaying. There was also a high rate of households suffering from a severe cost burden (paying more than 50 percent of their incomes on housing). This was the case for about 57.7 percent of all extremely lowincome households (52.5 percent for extremely low-income owners and 63.5 percent of extremely low-income renters). All these characteristics occurred at a much higher rate among extremely low-income households than in the City as a whole. At least 28.7 percent of all households in Pinole were overpaying, and 12.7 percent were severely overpaying. The 12 HUD CHAS Data (2014-2018), Table 3.
13 US Census Bureau, American Community Survey 5-year Data (2014–2018), Table B25054. 475 of 1216
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County’s extremely low-income households experience a cost burden at a rate of 79 percent and an extreme cost burden at a rate of 65.9 percent.
Extremely Low-Income Households and Overcrowding
In addition to the overpayment problems mentioned above, Pinole’s extremely low-income households have an overcrowding problem, though it is not as widespread as the overpayment problem. Overcrowding is defined as more than 1.0 occupant per room (excluding kitchens, bathrooms, and garages). According to 2014-2018 HUD estimates in Table 30, 421 households out of all households in Pinole (regardless of income level or tenure) were living in overcrowded conditions, which represents about 6.3 percent of the total 6,670 households in the City. Examining only the 555 extremely low-income households in the City, 7.0 percent (39 households) experience overcrowding. Overcrowding only affected the extremely low-income renters even though 53.2 percent of extremely lowincome households are owner occupied. The rate of severe overcrowding among extremely low-income renters is over four times higher in Pinole than it is countywide (13.5 percent in the City and 3.0 percent in the County.) Extremely low-income renters in Pinole are disproportionately affected by overcrowded living conditions. This indicates a need for larger affordable rental units.
Pinole households with incomes less than 30 percent of the AMI are significantly more affected by housing problems than other income groups. The needs of extremely lowincome households include housing units designed for transient/homeless populations, multifamily rental housing, factory-built housing, mobile homes, supportive housing, singleroom occupancy units, and workforce housing.
Summary of Housing Needs
Pinole’s overarching housing needs include addressing high housing costs; accommodating demographic age shifts; diversifying the housing stock; and giving consideration to these special needs groups:
• Elderly (35% of households)
• People with disabilities (12% of population)
o Ambulatory disabilities (8.4% of adults)
o Independent living disabilities (7.9% of adults)
• Large households (12% of households)
• Extremely low-income households (8.3% of households)
High Housing Costs
High housing costs in Pinole are representative of a regional and statewide issue. Home values have increased steadily since 2012. The median rental price has increased 30 percent 476 of 1216
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since 2015 (see Table 24). In Pinole, 2,768 households (42 percent) experience some form of overpayment, with 849 households (13 percent) experiencing severe overpayment.
Overpayment is especially problematic for extremely low-income households, 66.7 of whom experience housing cost burden and 57.7 percent experience a severe cost burden. A high rate of overcrowding is seen among extremely low-income renters (15 percent of these households are overcrowded and 13.5 percent are severely overcrowded). Renters earning 50-80% of the HUD AMI are another group with high overcrowding (19 percent of these households are overcrowded).
Demographic Age Shifts
Planning for an aging population is of utmost importance. In 2020, 22 percent of Pinole’s population was 65 years old or older (see Table 6). About 35 percent of households are headed by a resident over 65 years old (see Table 48). Housing to accommodate seniors may take the form of age-restricted developments, smaller units, multifamily housing, ADUs, and housing with increased support services and proximity to healthcare. Universal design practices should be implemented with new construction, given that a high proportion of elderly persons experience some form of disability, particularly ambulatory disabilities.
Affordability should be prioritized. The median income for elderly in Pinole is $19,500 less (18 percent lower) than the median income citywide. About 39 percent of elderly households are low income and 30 percent of households moved into their home prior to 1989 (30 years ago). This suggests a need for low-income housing repair assistance to help seniors in aging housing stock retrofit to age in place. Program 8 includes a fee waiver that would provide low or no-cost building permits to age-qualified, ELI households, and disabled households to make improvements to their home for universal design.
Another age group to plan for is the 25-34 year age group. This group had the largest population increase out of all age groups between 2010 and 2020 and now comprises 18 percent of the population (see Table 6). About 30 percent of households have householders aged 25-34 (see Table 48). This group would benefit from having a greater supply of smaller housing units, multifamily housing, ADUs, more affordable rental units, and housing designed for the first-time homebuyer. Because this age group has a higher propensity to start families, a portion of housing production for this demographic should set aside larger units as well.
The under age 14 population in Pinole declined by 28 percent between 2000 and 2020. The 0-4-year age group decreased 19.8 percent and the 5-14 age group decreased by 31.2 percent over that time. Although the rate of decline of the population under age 14 tempered between 2010 and 2020 to just 6 percent, these long-range trends are markedly different than the County trends. In the County, the 0-4 year age group decreased by 0.1 percent and the 5-14 age group increased by 1.3 percent between 2000 and 2020. Average household size and average family size have decreased in Pinole since 2010 despite having increased in the County. These shifting demographics may indicate that as families grow, they are priced out of the housing market, or Pinole families are choosing to have fewer children, or a 477 of 1216
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combination of both. To plan for an inclusive community that includes families with children, the City may consider emphasizing family-friendly housing practices. This could take many forms including affordable-by-design multifamily housing, rent-restricted units for a variety of income levels, and ensuring a portion of new rental housing has larger, multi-bedroom units.
Special Needs Groups
In addition to the special needs of elderly and extremely low-income households mentioned above, people with disabilities and large households are other special needs groups that make up a considerable share of the population and/or households. People with disabilities make up 12.4% of population—with ambulatory (8.4%) and independent living (7.9%) disabilities being the most prevalent—and have very similar housing needs as elderly persons.
Large households (those with 5 or more people) make up 12 percent of all households in Pinole. Over a third (34 percent) of large households experience a cost burden. Pinole has a slightly higher proportion of 5-or-more-person households than the state or County. These factors suggest a need for larger units. Table 37 shows that 34 percent of large households experience a cost burden and 6 percent experience a severe cost burden. Large households that rent have over twice the rate of overpayment (52 percent) than large homeowner households (24 percent).
Diversifying Housing Stock
About 70 percent of Pinole’s housing stock is single-family homes, and 70 percent of housing units are owner-occupied. Introducing a variety of housing building types and more rental housing opportunities would facilitate a more inclusive community. Examples include agerestricted developments, smaller affordable-by-design units, multifamily housing, ADUs, universal design practices to accommodate those with disabilities, and housing with increased support services.
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Constraints on Housing
The provision of adequate and affordable housing opportunities is an important goal of the City. However, a variety of factors can constrain the development, maintenance, and improvement of housing. This section describes these constraints, including private market forces, governmental codes and regulations, and the physical and natural environment, and analyzes the impact on the production and preservation of housing.
Governmental Constraints
Potential governmental constraints include, but are not limited to, growth management measures, land use controls, development standards, building codes, processing fees and procedures, exactions, property taxes, and site improvement costs. Governmental constraints can limit or deter the operations of the public, private, and nonprofit housing development sectors, making it difficult to meet the demand for housing and limiting supply in a region. Such constraints can limit access to housing for various ethnic, racial, or social groups, or prevent lower-income households from having adequate housing opportunities.
The City of Pinole has the authority to regulate the location, base density, and type of residential development that occurs within the City. This authority is asserted in several ways, including land use controls, site improvement requirements, fees and exactions, permit processing procedures, and other factors that may influence the development, maintenance, and improvement of housing. Like all local jurisdictions, the City of Pinole has a number of procedures, fees, and regulations it requires developers to follow. Additionally, like any agency, the City is constrained by resource availability and other factors beyond its control. Below is a summary of key issues.
Land Use Controls
The City of Pinole sets forth policies to guide new development and the use of land within the City limits through its General Plan. These policies, in conjunction with the Three Corridors Specific Plan (2010) and Zoning Ordinance, control the amount and distribution of land allocated for different uses within the City and how this land can be developed.
General Plan
The City of Pinole adopted an updated General Plan in October 2010. The General Plan is a comprehensive, long-range general policy document that expresses the community’s vision and establishes five key topics: Sustainability, Priority Development Areas, Economic Development, Recreation and Resources, and Housing. The General Plan Vision identifies Housing as a key topic and states the City will need diverse housing opportunities for people who work and live in Pinole and the region. The Land Use and Economic Development 479 of 1216
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Element of the General Plan identifies the location, distribution, density, and intensity of land use within the City.
The City completed a comprehensive Zoning Ordinance update to correspond with the adopted General Plan in 2010; the Three Corridors Specific Plan adopted with the General Plan established new standards and guidelines for development around Specific Plan corridors consisting of San Pablo Avenue, Pinole Valley Road, and Appian Way. These regulations establish the base considerations and standards for land uses and development within the City. Adopted base densities for residential uses are included in the analysis of the sites discussed in the Sites Section.
The General Plan identifies five residential land use designations, as follows:
R – Rural (0.0 to 0.2 dwelling unit per acre). Includes sites where development shall be clustered to preserve at least 90% of the property in a natural condition and predominantly free of development to protect visual and environmental resources. This designation is typical for sites that are characterized by steep slopes, contain environmental resources, have visual significance in the community, are integral to riparian systems, or which have been identified as having limited development potential due to service delivery constraints.
These parcels also create opportunities for urban agriculture uses, including agricultural parks and specialty crop farming. Other uses, such as telecommunications facilities, solar collectors, and wind energy conversion systems, may be considered provided they are designed to preserve the natural landscape. These areas help preserve remaining natural Figure 11: General Land Use Map
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landscapes. In certain areas of the city, they can also provide open space buffers between Pinole and neighboring communities, serve as fire breaks, provide connections between neighborhoods and recreational areas, and may provide an educational resource.
LDR - Low Density Residential (0.21 to 1 dwelling unit per acre). Includes sites located adjacent to open space areas or near environmental resources where it transitions to residential land uses. This designation is typical of sites where larger lot sizes are appropriate to ensure flexible siting and design to maintain scenic and environmental resources.
SR - Suburban Residential (1.1 to 10 dwelling units per acre). Provides for single-family development that is typical of most residential areas of the City. This is the single largest residential category.
MDR - Medium Density Residential (10.1 to 20 dwelling units per acre). Intended for attached dwelling units, typically two or three stories, which include on-site usable open space. Medium Density Residential land use would include townhomes, apartments, condominiums and planned unit developments.
HDR - High Density Residential (20.1 to 35 dwelling units per acre). Provides for higher density multifamily areas, typically two or three stories, usually located near transit corridors or arterial roadways and located in close proximity to commercial services.
The General Plan describes Specific Plan land use designations as follows:
SSA - Service Sub-Area (10.1 to 50.0 dwelling units per acre). The Service Sub-Area is intended to maintain and enhance existing land uses while providing land use flexibility and incentives to encourage new private investment and additional development. Each service sub-area is described as follows.
San Pablo Avenue: Preserve land for manufacturing and industrial uses, particularly “green industry.” A limited amount of general office, retail and residential uses may be permitted where they will not conflict with the principal industrial uses in the area.
Pinole Valley Road: Maintain and increase existing employment opportunities and encourage new housing opportunities while accommodating commercial uses that serve residents through mixed-use development. This is a transitional area that serves residential neighborhoods in Pinole Valley and serves as a gateway immediately south of the historic Old Town.
Appian Way: Maintain and enhance the regional gateway area into Pinole and capitalize on freeway access to upgrade existing development and attract a desirable mix of commercial services and residential uses.
OTSA - Old Town Sub-Area (10.1 to 50.0 dwelling units per acre). The Old Town Sub-Area will maintain and enhance the residential, commercial and mixed-use character, scale and style of Old Town Pinole. All types of commercial and residential uses as either a single use 481 of 1216
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or in combination with other allowable commercial and residential uses are allowed within this area, at intensities that preserve the character of Old Town Pinole. The designation is intended to encourage ground-floor, pedestrian-friendly retail sales and service uses with upper floors of office and/or residential uses. Residential uses may include single-family and multi-family residential uses.
MUSA - Mixed-Use Sub-Area (10.1 to 50.0 dwelling units per acre). The Mixed-Use SubArea encourages mixed residential and commercial development that is united by transit and pedestrian improvements, parks and public spaces. This land use designation allows all types of commercial and residential uses as either a single use or in combination with other allowable commercial and residential uses at densities and intensities that support transit service. The designation is intended to encourage ground floor, pedestrian-friendly retail sales and service uses with upper floors of office and residential uses. Residential uses may include single-family and multi-family residential uses.
The density and intensity ranges for the Three Corridors Specific Plan Area land use categories are shown in Table 53. Development incentives are granted for a project where the project promotes transit-oriented development (TOD) objectives or other City objectives as identified in a Specific Plan, the Redevelopment Plan, or approved planned development, or through any other similar planning document adopted for the area. Incentives may include increased density, reduced parking, greater building height, or other deviations from regular zoning standards.
Table 53: Three Corridors Specific Plan Areas Development Densities and Intensities Sub-Area Density (du/acre)
Normal (max) With TOD Incentives (max)
Mixed-Use 35 50
Old Town 35 50
Service 35 50
Source: City of Pinole General Plan
Three Corridors Specific Plan
The Three Corridors Specific Plan expands upon the vision of the sub-area land use designations provided in the General Plan (SSA, OTSA, and MUSA) for each of the three corridors within the Specific Plan. The document establishes the allowable land uses and development standards within each of the three corridors. Development standards include the establishment of standard and special building height requirements, provision of height exceptions, building placement/setback requirements, allowed frontage types, allowed building types, and allowable parking types. Where a standard is not addressed in the Specific Plan, the standard from the Zoning Ordinance would apply. Where there are conflicts 482 of 1216
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in allowable uses and standards between the Specific Plan and Zoning Ordinance, the Specific Plan would govern.
Development Standards
In general, the City's Zoning Ordinance (Title 17 of the Pinole Municipal Code) establishes development standards for new development, such as densities, height, parking, and setbacks, to implement the development envisioned in the General Plan. The Three Corridors Specific Plan contains development standards applicable when a property is located within the Specific Plan area. As with other cities, Pinole’s development standards and requirements are intended to protect the long-term health, safety, and welfare of the community while implementing the goals and policies of the General Plan and Specific Plan.
Height Limits
The City has one type of height limit in residential districts: a maximum height measured from finished grade to the top of the roof or parapet walls. Height limits in the R, R-1, R-2, and R-3 is 35 feet and 20 feet in the LDR district. For the R-4 and mixed-use zones (RMU, CMU, OIMU), the height limit is 50 feet. The height limits do not constrain development from reaching their prescribed General Plan densities.
For development located within the Three Corridors Specific Plan area, the height standards are based on the corridor and the sub-area designation, as provided in Table 54.
Table 54: Three Corridors Specific Plan Height Standards Corridor Sub-Area
Old Town Mixed Use Service
San Pablo Avenue* 40 feet or 3 stories 50 feet or 4 stories 50 feet or 4 stories Pinole Valley Road* 40 feet or 3 stories 50 feet or 4 stories n/a Appian Way** n/a 35 feet or 4 stories 75 feet or 6 stories * Step back at a 45 degree angle above the second story when adjacent to single family home/zone with 35 foot height limit, or above the third story when across the street from single family home/zone with 35 foot height limit or less. ** Height is limited to 35 feet where development is located within 60 feet of an existing single family home or zone with a height limit of 35 feet of less.
Setbacks
All residential zones have setbacks, which are the minimum distances between a structure and a lot line. Setbacks in Pinole vary between the residential zones depending on density.
The lower density (LDR and R-1) zones are largely uniform, with 20-foot front setbacks, 5- to 10-foot side setbacks, and 20-foot rear setbacks. The medium to higher density (R-2, R-3, R4) have 0-foot front setbacks, 5-foot side setbacks, and 15-foot rear setbacks. Mixed use 483 of 1216
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zones (RMU, CMU, OPMU, and OIMU) have 0-foot front and side setbacks with 15-foot rear setbacks, with OPMU and OIMU having 10-foot side setbacks. While all setbacks reduce the amount of land that is developable on a site, the setbacks do not constrain projects from reaching the maximum housing density in a zone.
Table 55: Primary Building Development Standard for City of Pinole Base Zoning Districts District
Lot
Area
(min sq
ft)
Setback (minimum distance between
structure and property line)
Building
Height
(max ft)
Allowed Density
(units/acre)
Front
Yard
Side
Yard
Side
Yard for
Second
Story
Street
Side
Yard
Rear
Yard Min Max
R 5 ac. 1 30 15 15 20 30 30 15 15
LDR 43,560 20 102 15 154
204 20 102 15
R-1 6,000 20 5
3 12 104
204 35 5
3 12
R-2 3,000 0 5 10 10 15 35 5 10
R-3 1,500 0 5 5 10 15535 5 5
R-4 N/A 0 5 5 10 155 50 5 5
RMU N/A 0 0 0 10 155 50 20.1 35.0
CMU N/A 0 0 0 10 155 50 20.1 30.0
OPMU N/A 0 10 10 10 15550 N/A N/A
OIMU N/A 0 10 10 10 155 50 N/A N/A
Source: City of Pinole Municipal Code 17.24.020
Notes:
1. The approving authority may approve lots less than five (5) acres in size and reduced setbacks for clustering of units to preserve open space or other resources as part of comprehensive design review.
2. The combined side yard setbacks shall not be less than twenty (20) feet.
3. Within required side yards, at least one (1) side shall provide four (4) feet of unobstructed surface to allow unobstructed access between the front and rear yards.
4. Listed setback distance or twenty percent (20%) of lot width in side yard and twenty percent (20%) of lot depth in rear yard, whichever is less.
5. If abutting non-residential property, there is no minimum rear yard setback.
For development located within the Three Corridors Specific Plan area, setback standards are based on the corridor and the sub-area designation, as provided below. 484 of 1216
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Table 56: Three Corridors Specific Plan Setback Standards Corridor Setback
Sub-Area
Old Town Mixed Use Service
San Pablo
Avenue*
Build to Front Line 0-5 feet 0-10 feet 0-5 feet
Minimum Side Yard 0 feet, except 15 feet
if abutting residential
0 feet, except 15 feet
if abutting
residential
0 feet, except 15 feet
if abutting
residential
Minimum Rear Yard 5 feet, except 15 feet
if abutting residential
0 feet, except 15 feet
if abutting
residential
0 feet, except 15 feet
if abutting
residential
Pinole
Valley
Road*
Build to Front Line 0-5 feet n/a 0-5 feet
Minimum Side Yard 0 feet, except 15 feet
if abutting residential
n/a 0 feet, except 15 feet
if abutting
residential
Minimum Rear Yard 5 feet, except 15 feet
if abutting residential
n/a 0 feet, except 15 feet
if abutting
residential
Appian
Way**
Build to Front Line n/a 0-10 feet 0-5 feet
Minimum Side Yard n/a 0 feet, except 20 feet
if abutting
residential
0 feet, except 20 feet
if abutting
residential
Minimum Rear Yard n/a 0 feet, except 20 feet
if abutting
residential
0 feet, except 20 feet
if abutting
residential
* Step back at a 45 degree angle above the second story when adjacent to single family home/zone with 35 foot height limit, or above the third story when across the street from single family home/zone with 35 foot height limit or less. ** 35 foot height limit within 60 feet of side or rear property line when adjacent to single family home/zone with 35 foot height limit.
Parking
The Pinole Municipal Code Chapter 17.48 establishes parking standards for various types of land uses, including residential development. High parking requirements can reduce the potential land available for development and increase the cost of development. The minimum parking requirements for residential developments in Pinole are shown in Table
57. Chapter 17.48 also provides for reduced parking and shared parking through the Conditional Use Permit process with approval by the Planning Commission. The parking requirements for Pinole have not been a constraint to multi-family and below market-rate developments. In particular, larger multifamily projects have been subject to the City’s inclusionary housing requirements and have been eligible for reduced parking under State Density Bonus law. Additionally, the context of some development projects (e.g., senior housing development with reduced parking need or location of a project allowing for shared 485 of 1216
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parking) have allowed for further flexibility in meeting parking need unique to specific characteristics of a project. The parking requirements have not been a constraint to residential development.
Table 57: Parking Requirements by Land Use
Land Use Type Required Parking Spaces
Residential Uses
Boarding and
Rooming Houses
1 space per family (based on designed
capacity) plus 0.8 spaces/employee during the
peak employment shift and 0.8 spaces per fulltime resident staff Dwelling, SingleFamily - studio1 space per dwelling unit (garage enclosed or covered)
Dwelling, SingleFamily - one bedroom2 spaces per dwelling unit (garage enclosed or covered), tandem parking spaces permitted
Dwelling, SingleFamily - two to four
bedrooms
2 spaces per dwelling unit (1 space must be
garage enclosed or covered), tandem parking
spaces permitted in Old Town
Dwelling, SingleFamily - five or more
bedrooms
3 spaces per dwelling unit (2 spaces must be
garage enclosed or covered and accessed
independently; the third space may be
tandem)
Dwelling, Multiple-Family
Studio units
1 space per dwelling unit (garage enclosed or
covered) plus 0.3 spaces per dwelling unit for
visitor parking
One-bedroom units
1.5 spaces per dwelling unit (1 space must be
garage enclosed or covered) plus 0.3 spaces
per dwelling unit for visitor parking
Two+ bedroom units
2 assigned spaces per dwelling unit (1 space
must be garage enclosed or covered) plus 0.3
spaces per dwelling unit for visitor parking
Accessory Dwelling Unit
1 space per bedroom or ADU, whichever is less, except parking may be waived as provided in Chapter 17.70, Accessory Dwelling Units and Junior Accessory Dwelling Units
Senior units, studio, one- and twobedroom units 1 space per dwelling unit Senior units, three + bedroom
units 1 space per dwelling unit plus 1 additional off-street space Mobile Home Park 2 parking spaces per home site
Source: City of Pinole Municipal Code 17.48.050
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Inclusionary Housing Requirements
Pinole Municipal Code Chapter 17.32.02 stipulates that, for all rental or ownership developments of four or more units, at least 15 percent of the total units must be constructed and offered for sale or rent as affordable housing units. Of those units, no less than 40 percent (or 6 percent of the total) must be made available to very low-income households.
Incentives for constructing affordable housing may include density bonuses, fee subsidies or deferrals, and design incentives as follows:
1. Density Bonus. Consistent with California Government Code Sections 65915 through 65918, qualifying projects can receive a density bonus by right.
2. Fee Subsidy or Deferral. The City Council may subsidize or defer payment of city development impact fees and/or building permit fees applicable to the affordable housing units or the project of which they are a part. The affordability control covenant shall include the terms of the fee subsidy or deferral.
3. Design Modifications. The granting of design modifications relative to affordable housing requirements shall require approval of the City Council and shall meet all applicable zoning requirements of the city. Modifications to typical development standards may include the following:
a. Reduced minimum setbacks;
b. Reduced minimum building separation requirements;
c. Reduced square footage requirements;
d. Reduced parking requirements;
e. Reduced minimum lot sizes and/or dimensions;
f. Reduced street standards;
g. Reduced on-site open space requirements;
h. Increased height limitations;
i. Increased maximum lot coverage;
j. Increased floor area ratio;
k. Allowance for live-work units within multi-family residential zoning districts; l. In lieu of reduced setbacks, allowance for attached dwelling units, if shown to be necessary to make the project feasible; or
m. Other regulatory incentives or concessions proposed by the developer or the city that result in identifiable, financially sufficient, and actual cost reductions. 487 of 1216
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n. Priority Processing. After receiving the required discretionary approvals, the residential development that provides affordable housing units may be entitled to priority processing of building and engineering approvals, subject to the approval of the City Manager.
The City does not collect in-lieu fees through the City’s inclusionary requirement, it utilizes an incentive based approach to achieving affordable housing on-site. An alternative method of compliance is the construction of affordable units at an off-site alternative location. As a part of Program 6, the City will study the possibility of adopting a set of in-lieu fees.
Density Bonus
The City’s Zoning Ordinance includes a provision for granting density bonuses as an incentive for the production of affordable housing in Section 17.38.020. The City’s Density Bonus provision within the Municipal Code is not up to date with the latest updates to California Government Code 65915. Where development is proposed that is eligible for density bonuses and their associated waivers and incentives under State Law, the provisions under California Governmental Code Section 65915 are applied to the project.
As part of Program 11, the City will update the Zoning Ordinance to reflect the latest provisions set forth in California Government Code 65915.
Providing for a Variety of Housing Types
Table 58 shows the allowed uses in residential zones in the Zoning Code. As discussed in the next section, accessory dwelling units and junior accessory dwelling units are allowed in all residential zoning districts under Section 17.20.020 of the City’s Zoning Ordinance. Singlefamily residential zoning includes six districts: R, LDR, R-1, R-2, R-3, and RMU. Single-family dwellings are permitted as a matter of right in most multifamily residential districts except R-4 and is only allowed in one mixed-use district (RMU).
Multifamily residential zoning includes R-1, R-2, R-3, R-4, and RMU (Residential Mixed Use), CMU (Commercial Mixed Use), OPMU (Office Professional Mixed Use), and OIMU (Office Industrial Mixed Use) mixed-use districts. Multifamily units are permitted as a matter of right in the R-2, R-3, R-4 districts; they are also permitted in the RMU and CMU districts.
Table 58: Allowed Residential Uses Under the Zoning Code Land Uses R LDR R-1 R-2 R-3 R-4 RMU CMU OPM
U
OIM
U
Dwelling, Accessory/
Junior Accessory1
P P P P P P P P P P
Dwelling, Multifamily N N N P P P P P N N
Dwelling, Single Family P P P P P N P N N N
Dwelling, Two-Family N N N P P N N N P P
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Land Uses R LDR R-1 R-2 R-3 R-4 RMU CMU OPM
U
OIM
U
Dwelling, Three- and
Four-Family
N N N P P P P P N N
Emergency Shelter 2 N N N N N N N N N P
Group Residential N P P P P P C C N N
Manufactured Home P P P P P P N N P N
Mobile Home Park C C C C C C N N N N
Residential Care Facilities P P P P P P P P N N
Single Room Occupancy
Facilities
N N N C C C C C N N
Supportive Housing
(located in housing of a
type permitted in the
zone)
P P P P P P P P P P
Transitional Housing 2
(located in housing of a
type permitted in the
zone)
N P P P P P P P P P
Source: City of Pinole Municipal Code 17.20.020
Note: P = Permitted; C = Conditionally Permitted; N=Not Allowed 1 See additional regulations for Accessory Dwelling Units and Junior Accessory Dwelling Units in Chapter 17.70. 2 See additional regulations for Emergency Shelters in Chapter 17.62.
Where a property is located within the Three Corridors Specific Plan area, the Specific Plan establishes the list of allowable residential uses based on the corridor, sub-area, and land use/zoning designation. The exhibits below (Table 59, Table 60, Table 61) show the allowable residential uses in the three corridor areas of the Specific Plan. In general, multifamily residential is permitted by right throughout the Specific Plan area with some exceptions such as prohibition on Public Quasi-Public Institutional (PQI) parcels, required Conditional Use Permit approval in OPMU, and limitation of units on the ground floor at street frontages in certain locations. Single family residential is not permitted outside of the Old Town Sub-Area.
Second dwelling units (or ADUs/JADUs) are allowed consistent with the locational requirements as provided under the Zoning Code; and the Zoning Code would take precedence over the Specific Plan for any conflicts between the Specific Plan and Zoning Code regarding ADUs/JADUs to maintain consistency with requirements under State law.
Table 59: Permitted Land Uses for San Pablo Avenue
Land Uses Old Town Sub-Area Service SubAreaMixed-Use Sub-Area
MDR RMU CMU OPMU CMU OPMU VHR RMU CMU OPMU
Dwelling, Multifamily P P P
1 P1 P1 P1 P P P1 P1
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Land Uses Old Town Sub-Area Service SubAreaMixed-Use Sub-Area
MDR RMU CMU OPMU CMU OPMU VHR RMU CMU OPMU
Dwelling, Second Unit CUP N/A2 N/A2 N/A2 N/A2 N/A2 N/A2 N/A2 N/A2 N/A2 Dwelling, Single-family P P N N N N N N N N
Dwelling, Two-family P
3 P3 N3 N N N N N N N
Family Day Care Home, Small
(6 children or less)
P P P P P
3 P3 P P P3 P
Family Day Care Home, Large
(7 – 24 children)
P
4 P4 P4 P4 P P P P P N
Home Occupation P P P P P
4 P4 P3 P3 P4 P
Live-Work Facility P P P P P P N P P P
Residential Care Home CUP P P P CUP CUP CUP P
4 CUP1 CUP1
Emergency Shelter/
Temporary Home
N N N N CUP1 CUP1 CUP N CUP1 CUP1
1 Not allowed on first floor at street frontage, except for residential development on a property with an affordable housing agreement and when that development includes community benefits as specified in the General Plan. 2 See Multi-Family Residential
3 Not permitted if the same use is preexisting and within 200’ 4 Home occupations must have no external evidence of business activity, (e.g. signs, noise, odor, vibration, etc.) or reduce available parking.
No customers or employees are allowed at the home and no advertising which gives the home address is allowed.
Table 60: Permitted Use Table for Pinole Valley Road
Land Uses Old Town Sub-Area Service Sub-Area
MDR HDR CMU CMU OPMU
Dwelling, Multifamily P P P
1 P1 P1
Dwelling, Second Unit N/A2 N/A2 N/A2 N/A2 N/A2
Dwelling, Single-family P N N N N
Dwelling, Two-family N/A2 N/A2 N/A2 N/A2 N/A2
Family Day Care Home, Small (6 children or less) N P P P 3 P3
Family Day Care Home, Large (7 – 24 children) CUP4 CUP4 CUP4 P P Home Occupation N P P P
4 P4
Live-Work Facility P P P P P
Residential Care Home CUP P P CUP1 CUP1
Emergency Shelter/ Temporary Home N N N CUP1 CUP1
1 Not allowed on first floor at street frontage
2 See Multi-Family Residential
3 Not permitted if the same use is preexisting and within 300’ 490 of 1216
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4 Home occupations must have no external evidence of business activity, (e.g. signs, noise, odor, vibration, etc.) or reduce available parking.
No customers or employees are allowed at the home and no advertising which gives the home address is allowed.
Table 61: Permitted Use Table for Appian Way
Land Uses
Service Sub-Area Mixed-Use Sub-Area
RMU CMU OPMU HDR RMU CMU
Dwelling, Multifamily P P P
1 P P P1
Dwelling, Second Unit N/A2 N/A2 N/A2 N/A2 N/A2 N/A2
Dwelling, Single-family N N N N N N
Dwelling, Two-family N/A2 N/A2 N/A2 N/A2 N/A2 N/A2
Family Day Care Home, Small (6
children or less)
P
3 P3 P3 P3 P3 P3
Family Day Care Home, Large (7 – 24
children)
CUP CUP CUP N CUP CUP
Home Occupation P
4 P4 P4 P4 P4 P4
Live-Work Facility P P P P P P
Residential Care Home CUP CUP1 CUP1 CUP CUP CUP1
Emergency Shelter/ Temporary Home N N N N N N
1 Not allowed on first floor at street frontage
2 See Multi-Family Residential
3 Not permitted if the same use is preexisting and within 300’ 4 Home occupations must have no external evidence of business activity, (e.g. signs, noise, odor, vibration, etc.) or reduce available parking.
No customers or employees are allowed at the home and no advertising which gives the home address is allowed.
Accessory Dwelling Units
Accessory dwelling units (ADU) and junior accessory dwelling units (JADU) are attached or detached dwelling units that provide complete independent living facilities for one or more persons and are located on a lot with a proposed or existing primary residence. ADUs provide additional housing opportunities for people of all ages and economic levels. The City of Pinole allows and regulates ADUs and JADUs in Chapter 17.70 of the Municipal Code and in compliance with California Government Code Sections 65852.2 and 65852.22. ADUs are permitted on lots with an existing or proposed single-family or multifamily residence, subject to a ministerial approval process through building permit plan check review.
The City will continue to update the ADU ordinance as necessary and work with the state to ensure compliance with state law as part of its ADU production program (Program 4), which includes efforts to spur the development of affordable housing through the construction of ADUs. The City is also creating a Home Sharing and Tenant Matching Program to help senior residents age in place and encourage ADU and JADU development (Program 10). 491 of 1216
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Senate Bill 9
Effective January 1, 2022, Senate Bill (SB) 9 requires ministerial approval of a housing development with no more than two primary units in a single-family zone, the subdivision of a parcel in a single-family zone into two parcels, or both. SB 9 facilitates the creation of up to four housing units in the lot area typically used for one single-family home. The City has not received any SB9 applications as of October 2022 but has seen some interest from homeowners. Promotion of SB9 opportunities in the City is included as a part of Program 22.
The City has not adopted an SB9 ordinance or objective standards. The City will amend the zoning ordinance in Program 11 to reflect the provisions of California Government Code Section 65852.21.
Emergency Shelters
An emergency shelter is housing with minimal supportive services for unhoused persons that is limited to occupancy of 180 days or less per calendar year by an unhoused person.
No individual or household may be denied emergency shelter because of an inability to pay.
The City’s emergency shelter requirements are provided in Article IV Special Use Standards of the Zoning Ordinance. Pursuant to SB 2, the City of Pinole permits emergency shelters by right without discretionary review in the Three Corridors Specific Plan Office Industrial Mixed Use (OIMU) zone.
The Zoning Ordinance permits emergency shelters by right in the OIMU zone subject to the same development and management standards as other permitted uses in the zone. In addition, the following requirements regulate future emergency shelters to enhance compatibility (Chapter 17.62):
• Emergency shelters of more than ten persons shall be situated more than 300 feet from another emergency shelter.
• A maximum of 30 beds shall be available in the facility, unless a conditional use permit is approved for a greater number. The maximum number of beds does not apply in situations of City- or statewide designated disasters or catastrophic conditions. • Smoke detectors, approved by the Fire Department, shall be provided in all sleeping and food preparation areas for emergency shelters.
• The size of an emergency shelter shall be in character with the surrounding neighborhood.
• The emergency shelter shall have an interior, on-site waiting and client intake area that is a minimum of 200 square feet. The emergency shelter shall include a landscaped exterior waiting area that is a minimum of 100 square feet. • Off-street parking shall be provided at the rate of one space per three beds plus one space per employee, and may only be required based on demonstrated need, 492 of 1216
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provided that the same parking requirements are applied for other residential or commercial uses in the same zone.
• Exterior lighting shall be consistent with Zoning Code requirements. • Emergency shelters shall provide on-site management and support staff at all times during shelter use.
• Emergency shelters must have on-site security during the hours that the shelter is in operation.
Assembly Bill 139 (2019) modified the allowed parking standards for emergency shelters.
The City may now only require parking to meet the needs of staff working at the shelter and may not impose any standards based on the number of beds or persons served. The City’s existing ordinance requires three parking spaces for every shelter bed plus one employee, which is not reflective of recent changes to state law. The City is including Program 11 to amend the Emergency Shelter ordinance to comply with AB 139. The City will also review the other standards for emergency shelters to verify that they are required for all other uses in the zone and are not unique to emergency shelters beyond those allowed by state law.
Pinole has 35.4 acres of land zoned OIMU, all of which is located in the northwestern area of the City along San Pablo Avenue. Emergency shelters in land zoned OIMU allows for proximity to public transit, employment centers and some commercial amenities and resources along one of the City’s major commercial throughfare. Building in the OIMU zone may have heights up to 50 feet and no front yard setbacks. Required setbacks include 10- foot side and 15-foot rear setbacks. The OIMU standards will not preclude or constrain the development of emergency shelters.
The latest homeless point-in-time count indicated that there are 53 unsheltered homeless individuals living in Pinole; the City needs to ensure that at least 1,400 sf of floor area could be available for emergency shelter development or conversion. Based on a review of the City’s standards and shelter need, there are 5.6 acres of vacant land and multiple underutilized lots in the OIMU zone that meet the requirements and can accommodate the City’s shelter need.
Low Barrier Navigation Centers
Low barrier navigation centers (LBNC) are service-enriched shelters that are focused on moving individuals into more permanent housing. LBNCs provide temporary housing while case managers connect individuals experiencing homelessness to shelter, public benefits, and health services. Under the Housing for Homeless Act (2019), local governments are required to allow LBNCs by right in areas zoned for mixed uses and nonresidential zones that permit multifamily uses.
Pinole does not currently explicitly allow LBNCs in any zone, though this would not prevent their development if an application for one were received. Through Program 11, the City will 493 of 1216
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amend its zoning code pursuant to Government Code Section 65583 to allow for LBNCs by right in areas zoned for mixed uses and nonresidential zones that permit multifamily uses.
Manufactured Homes
The permitting of modular, or manufactured, housing on foundations is subject to the same development standards as conventional single-family units, consistent with Government Code Section 65852.3. The City of Pinole permits modular homes by right in all residential zones that permit single-family dwellings by right except in the Residential Mixed Use (RMU) district. As part of the zoning code amendment program, Program 11, the City will amend the zoning code in RMU to permit manufactured homes on permanent foundations as if they were single-family homes.
Supportive and Transitional Housing
Supportive or transitional housing that serves up to six individuals is allowed by right in all residential zones except in the Rural (R) zone. Supportive or transitional housing that serves more than six individuals, provides on-site services, and is licensed by the state as a group home. While the City allows these uses by right in most cases, the City does not have objective design standards for these types of homes to add certainty to the development process. As part of Program 12, the City will create and adopt objective development standards.
Single-Room Occupancy Units
Single-room occupancy (SRO) residences are small, one-room units occupied by a single individual, and may either have a shared or private kitchen and bathroom facilities. SROs are rented on a monthly basis, typically without a rental deposit, and can provide an entry point into the housing market for extremely low-income, formerly unhoused, and disabled persons. SRO units are allowed in five multifamily zones upon the granting of a conditional use permit. There is no potential constraint on the development of SRO residences.
Development Review and Permitting Procedures
The efficiency and timing of a jurisdiction’s processes for review and approval of residential development has a significant impact on the amount and pace of housing construction. The procedures for development review and permitting in the City of Pinole are described below.
Permit Processing Procedure
The requirements of the permit processing procedure have the potential to act as a constraint to the development of housing. The time and uncertainty of the review and revision cycle can contribute significantly to the overall cost of the project, ability to obtain and maintain funding, and the cost of each dwelling unit. Certainty and consistency in permit processing procedures and reasonable processing times are important to ensure that the 494 of 1216
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developmental review and approval process does not act as a constraint to development by adding excessive costs or discouraging housing development.
Permitted uses are those uses allowed without discretionary approval of the use. In general, residential uses are either permitted by right or not permitted, with some exceptions.
Therefore, discretionary review based solely on allowing a residential use is uncommon.
Discretionary review is more typical for the physical development or modification of a residential structure.
Design Review is the discretionary review process through the Planning Division to review proposed residential development and modifications, and it is separated into Administrative Design Review and Comprehensive Design Review. Administrative Design Review is the stafflevel review process applicable to single family residential additions. Comprehensive Design Review requires approval by the Planning Commission and encompasses all new residential developments.
The Zoning Code provides for certain variances or reductions in standards with discretionary review. The discretionary review processes allow for consideration of certain deviations from standards following consideration by the Community Development Director or the Planning Commission and determination that findings in the municipal code have been met. For single family residential structures, minor deviations for limited modification of maximum height by 10 percent and setbacks by 5 percent may be approved by the Community Development Director following a public hearing. Parking reductions may be granted through a Conditional Use Permit approved by Planning Commission. For other types of deviations from standards, a variance may be requested for consideration by the Planning Commission. Although discretionary review may extend the time required for application processing, they provide flexibility when warranted by special circumstances applicable to a project and for which there may be no other remedy. In some instances, a Conditional Use Permit or Variance may be processed concurrently with another entitlement request such as Comprehensive Design review that also requires discretionary review.
City staff conducts preliminary reviews to assist applicants prior to application submittal at no additional cost. This allows staff and the prospective applicant to identify important project issues early in the development review process. Further, the City has prepared Residential Design Guidelines to clarify City expectations for proposed new residential development, which can assist applicants prior to application submittal. ADUs, interior remodels and minor exterior modification, such as reroofs, siding work, and deck work, are only subject to ministerial review through the building permit plan check process and involve short processing times; these approvals may be issued over the counter or typically within four to six weeks depending on completeness of the submittal, the extensiveness of comments, and the responsiveness of applicants. A single family residential addition requiring Administrative Design Review is normally processed between six to eight weeks depending on the completeness of the application; approval can typically be provided within three to four weeks following determination that the application is complete. New 495 of 1216
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development requires Comprehensive Design Review, which applies to new single family residences and larger multifamily residential structures. A new single family residence may require three to four months to process depending on application completeness, responsiveness to comments and resubmittals, public noticing requirements, and scheduling of public hearings. Multifamily developments generally require longer review times due to the complexity of the projects, which can range from four months to a year (or longer), especially if more extensive studies are required due to the scale of development, site constraints, and potential impacts. Whenever possible, the City processes all project applications concurrently in order to maximize the efficiency of processing and save time and cost for both the City and the developer.
Permit Processing Time
New residential additions and development projects in the City are required to complete the design review process, either by staff-level review or by review with a Planning Commission hearing. Table 62 shows the typical permit processing time for development that is consistent with the City’s General Plan, Zoning Ordinance, and Residential Design Guidelines.
Multifamily projects in the R-3 and R-4 zones and permitted areas within the Three Corridors Specific Plan are subject to Comprehensive Design Review. All single-family subdivisions require tentative and final map approvals. A project that is not consistent with the City’s zoning and land use regulations could require additional approvals, such as a rezoning, General Plan amendment, or a variance when warranted.
The average length of time for discretionary approvals is at least four months for multifamily developments or a single-family subdivision. A General Plan amendment or rezoning could add another 30 to 60 days to the process as each require City Council approval. Large complex projects impose a lengthier review process, largely due to the environmental review process. The amount of time required to complete environmental review of a project depends greatly on the size, scope, and location of the project, the environmental issues under review, and the extent of public comment received. Program 5 includes reviewing and updating as necessary the EIR prepared for the GP and Specific Plan so that individual projects can use it for their environmental documentation, and not have to prepare individual studies and reports. This will speed up the review/approval process and greatly reduce costs for the applicant.
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Table 62: Typical Permit Processing Time by Project Type Permit Type Length of Approval Approval Body
Building Permit 4–6 weeks Issued by Building
Department
Conditional Use Permit 12-15 weeks Planning Commission
Variance 12-15 weeks Planning Commission
Subdivision/Tentative Tract Map 15–26 weeks Planning Commission Final Tract/Parcel Map 15–26 weeks Planning Commission
Zone Change/Zoning Amendment 15–26 weeks City Council
General Plan Amendment 15–26 weeks City Council
Administrative Design Review 4-8 weeks Community
Development Director
Comprehensive Design Review (Single Family) 12-15 weeks Planning Commission Comprehensive Design Review (Multifamily) 15-52 weeks Planning Commission Environmental Review 4–52 weeks Varies by Project
Planning, Building, and Development Impact Fees
Housing developments are typically subject to three types of fees: planning-related fees, building permit fees, and development impact fees. The fees are charged by the City and other agencies to cover administrative processing costs associated with development and help ensure the provision of adequate services.
Fees vary based on the type of application necessary for project approvals. The processing fees are passed on in the rent or sales price, so excessive fees may ultimately affect the affordability of housing. It is best practice to periodically conduct user fee studies to ensure the City is recouping the cost of providing services in areas for which fees apply. On June 21, 2022, the Pinole City Council approved modifications and increases to the Building, Planning, Code Enforcement and Public Works user fees. The adoption of new fees was a culmination of a fee study evaluating internal costs necessary to maintain City operations, including provision of services required for processing development applications, and ensuring fees are within a reasonable range with respect to those charged by other jurisdictions. This was the final step in accomplishing a Strategic Plan objective to conduct a comprehensive fee study to ensure cost recovery of current and potential service fees. The most current fee schedule is available on the City’s website. Planning-related fees for the City of Pinole are shown in Table 63.
On average, fees for a single-family development are comparable to the surrounding jurisdictions in Contra Costa County and represent a reasonable level of fees necessary to retain the quality of development and infrastructure that characterizes the City’s standards.
The average fee is also comparable for multifamily units. Fees may represent a barrier to the 497 of 1216
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construction of housing because they increase the minimum costs of a dwelling unit and are passed onto the purchaser or renter. However, as the City’s fees are not excessive, and the City has seen housing production during the 5th Cycle, these development fees do not constitute actual constraints on the production of housing.
Table 63: Planning Related Fees
Applications Fee
Design Review
Administrative Design Review: Single family resident
ial additions; additions of less than 500 sf for multifa mily and nonresidential
$725
Comprehensive Design Review – Small New singlefamily residence; new multifamily building with 2 to 4 units; multifamily and nonresidential additions 50
0 to 5,000sf
$3,700
Comprehensive Design Review – Medium
New multifamily building with 5 to 10 units; multifa
mily and nonresidential additions 5,001 to 10,000sf
$9,941
Comprehensive Design Review – Large
New multifamily building of 10 or more units; new n
onresidential buildings; multifamily
and nonresidential additions greater than 10,000sf
$20,000 Deposit; $14,000 Minimum Fee
Conditional Use Permits (CUP) $5,186
Prezoning / Annexation $20,000 Deposit; $14,000 Minimum Fee Rezoning / Zoning Code Amendment (Includes Map and Text $9,460 Minor Development Plan Amendment $430
General Plan Amendment $10,000 Deposit; $7,000 Minimum Fee Specific Plan Amendment $10,000 Deposit; $7,000 Minimum Fee Subdivision / Tentative Map
Minor Subdivision / Parcel Map (4 Lots or Less) $5,000 Deposit; $3,500 Minimum Fee Major Subdivision / Tract Map (5 or More Lots) $7,500 Deposit; $5,000 Minimum Fee Final Map
Parcel Map $5,000 Deposit; $3,500 Minimum Fee
Tract Map $7,500 Deposit; $5,000 Minimum Fee
Variance
Minor Deviation $660
Single Family Variance $1,1650
Source: City of Pinole
The City of Pinole provides a fee schedule for the development impact fees per use.
Development impact fees add to the cost of residential development. However, they can be a cost-effective mechanism for financing the new infrastructure (e.g., water, sewer, roads) 498 of 1216
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required to support new development. The fees allow for the consolidation of infrastructure projects when it is more cost-effective to do so and, by law, must be linked to the actual impact of the specific project.
The City of Pinole imposes a number of development impact fees, including for public facilities and equipment, wastewater development, parks and recreation development, transportation, police, fire protection, and drainage development. Typically, fees for higherdensity residential are lower than those for lower-density residential. Development fees for the City of Pinole are shown in Table 64. The City will be reviewing its development impact fees by the end of 2023.
Table 64: Development Impact Fees, Per Unit
Fee Type Single Family Multi‐Family
Police $1,148.95 $870.42
Fire Protection $1,468.25 $1,112.31
Public Facilities & Equipment $1,981.29 $1,500.98
Wastewater $4,943.00 $3,707.00
Transportation $414.83 $294.53
Drainage $1,104.82 $66.29
Parks and Recreation $8,013.78 $6,071.05
Source: City of Pinole
School Fees
In addition to the costs above, the West Contra Costa Unified School District charges development fees. The entirety of Pinole is served by the West Contra Costa Unified School District. As of 2020, the residential development fees for the school district are $4.08 per square foot. The City does not have control over these fees, but the fees have not constrained the development of housing in recent years.
County Transportation Impact Fee
West County Subregional Transportation Mitigation Program (STMP) is managed by the West Contra Costa Transportation Advisory Committee (WCCTAC) to mitigate the heavy regional traffic impacts in the county and includes an impact fee assessed for new development. The City collects the STMP fee on behalf of WCCTAC for new developments, with fees assessed based on the number and type of units. For FY 2022-2023, the STMP fee is $6,458 for a new single family residence and $3,181 for each multifamily residential unit. The City does not have control over these fees, but the fees have not constrained the development of housing in recent years. 499 of 1216
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SB 35 Approval Procedure
SB 35 (2017) requires a Streamlined Ministerial Approval Process for developments in jurisdictions that have not made sufficient progress toward their Regional Housing Needs Allocation.
The City of Pinole has not received any SB 35 applications. Should the City receive an SB 35 application, it will follow the below permitting procedure from the Streamlined Ministerial Approval Process guidelines outlined by the California Department of Housing and Community Development.
• After receiving a notice of intent to submit an application for a Streamlined Ministerial Approval Process, and prior to accepting an application for a Streamlined Ministerial Approval process, the City will complete the tribal consultation process outlined in Government Code Section 65913.4(b).
• The City will perform a determination of consistency with regard to objective zoning, subdivision, and design review standards.
• The City will perform a determination of consistency with density requirements. • The City will complete the design review within the following timeline:
• Within 60 calendar days of submittal of the application to the City if the development contains 150 or fewer housing units.
• Within 90 calendar days of submittal of the application to the City if the development contains more than 150 housing units
• The City will determine whether the applicant for Streamlined Ministerial Approval complies with requirements, and will approve or deny the application, within the following timeline:
• Within 90 calendar days of submittal of the application to the City if the development contains 150 or fewer housing units
• Within 180 calendar days of submittal of the application to the City if the development contains more than 150 housing units.
Should the City receive an SB 35 application, the City will facilitate the above process and will support any future applicants and provide information regarding the SB 35 permitting process on the City website.
Housing for Persons with Disabilities
The US Census Bureau defines persons with disabilities as those with a long-lasting physical, mental, or emotional condition. Certain conditions affect a person’s housing choices, whether it creates a need for accessibility, living spaces for caretakers, transit access, or other.
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Reasonable Accommodation Procedures
Pinole’s Municipal Code includes specific provisions to facilitate reasonable accommodation for individuals with disabilities. Section 17.12.050 specifies that “in order to make specific housing available to an individual with a disability, a disabled person or representative may request reasonable accommodation relating to the various land use, zoning, or rules, policies, practices, and/or procedures of the City.” When a request for reasonable accommodation is filed with the Community Development Director, it will be reviewed and considered as a ministerial action unless determined otherwise by the Community Development Director. A request for reasonable accommodation shall be considered ministerial in nature when it is related to a physical improvement that cannot be constructed to conform to the City's setbacks or design standards. Typical improvements considered to be “ministerial” in nature would include ramps, walls, handrails, or other physical improvements necessary to accommodate a person's disability. The Community Development Director shall issue a written determination of his or her action within 30 days of the date of receipt. If the Community Development Director determines that the request is non-ministerial, he or she will refer it to the Planning Commission, which will hold a public hearing to consider the request.
In making a determination regarding the reasonableness of a requested accommodation, the approving authority must make all of the following findings:
• The housing which is the subject of the request for reasonable accommodation will be used for an individual protected under the Fair Housing Act. • The request for reasonable accommodation is necessary to make specific housing available to an individual protected under the Fair Housing Act. • The requested reasonable accommodation does not impose an undue financial or administrative burden on the City and does not fundamentally alter City zoning, development standards, policies, or procedures.
In addition, the Zoning Ordinance allows for reduced parking requirements for housing for persons with disabilities (Section 17.48.060). With the exception of monitoring compliance with building code requirements, which are also governed by the state, the City has no authority to approve or deny group homes of six or fewer people. The City does not restrict occupancy of unrelated individuals in group homes, and, in permitted zones, permits housing for special needs groups without regard to distances between such uses or the total number of uses in the City.
The City complies with the intent of reasonable accommodation requirements and is not determined a constraint for developing multi-family housing.
Definition of a Family
The Pinole Municipal Code Section 17.98.020 defines family (household) as “One (1) or more persons, whether or not related by blood, marriage, or adoption, sharing a dwelling unit in a 501 of 1216
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living arrangement usually characterized by sharing living expenses, such as rent or mortgage payments, food costs, and utilities, as well as maintaining a single lease or rental agreement for all members of the household and other similar characteristics indicative of a single household.” This definition is consistent with state law and does not pose a constraint on the development of housing for persons with disabilities.
California Building Code
The City of Pinole has adopted the 2019 California Building Code, with local amendments.
The modifications and changes were adopted with recommendation by the City of Pinole Building Official. Modifications and changes are reasonable and necessary due to local climactic, geological, or topographical conditions or are otherwise permitted by state law.
Local amendments to the building code can be found in Pinole City Code Chapter 15.04.030 and include changes to definitions, permit issuance conditions, sprinkler system requirements, exterior building materials, and slab thickness. Amendments are minor changes, and no modifications pose constraints to development.
The City will be adopting the 2022 triennial building code update by the end of 2022.
Code Enforcement
The City’s Code Enforcement staff responds to potential violations of the Pinole Municipal Code. There is one full time and one seasonal code enforcement officer in the City. Code enforcement is both proactive and reactive in the City. Proactive code cases are opened if violations have to do with health, safety, or welfare. Code Enforcement works in tandem with the City’s Building Official to ensure all structures are built with permit and applicable inspections, which ensure health and safety of our constituents Most housing-related code cases are building without a permit, outdoor storage (debris, miscellaneous “collections” in the front yard and visible from the public right of way/street/sidewalk), and overgrown vegetation/dead trees posing a hazard.
On- and Off-Site Improvements
The City requires on- and off-site improvements for new developments, which are intended to meet health and safety requirements of the community. Residential developers are responsible for constructing road, water, sewer, and storm drainage improvements on new housing sites. Chapter 16.20 General Regulations and Design includes local street rights-ofway and curb-to-curb widths, sanitary sewer and storm drainage lines, street lighting, erosion control, landscaping, and easements. Although it is likely that the costs for the construction of on-site and off-site improvements do have an impact on housing supply and affordability, the requirements are not excessive compared with nearby jurisdictions and are necessary to provide safe transportation access and utility system connections. 502 of 1216
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