Agenda packet — Pleasant Hill City Council, January 24, 2022 (part 4 of 5)

Architectural Review Permit & Consistency with Planned Unit Development Concept/Specific Plan Findings
(]) Ensure excellence of architectural design;
The surrounding neighborhood consists of multi-family and single family residential structures, in addition to a surface parking facility associated with Diablo Valley Junior College, the Contra Costa Country Club golf course and the Contra Costa Canal trail. Thus, the proposed project is appropriate for the area as there are other existing structures with multiple building stories ( such as the proposed three-story and four-story facilities and the existing two-story residential buildings) in this immediate neighborhood. To further minimize the effects of development within the PUD on nearby residential uses, the Concept Specific Plan notes that the building height/stories would provide excessive setbacks from the nearest residences (to the west, north and to the east). Therefore, the proposed three-story and four-story buildings will not impact (i.e. privacy, shadowing, obstruction of views, etc.) the adjacent right-of-way and/or adjacent residential uses. Lastly, the PUD Concept/Specific Plan allows a maximum building height of approximately 45 feet; and through the design review process the PUD Concept/Specific Plan, and the ARC has confirmed that the height, scale and mass of the development is compatible to surrounding properties as the project incorporates structures that has articulated and varied elevations. The buildings have architectural features that provide visual identification to the main entrance. In addition, the buildings use various building materials, and colors, that complement each other and are of high quality and long lasting materials.
(2) Ensure that siting and architectural design of structures, including their materials and colors, are visually harmonious with surrounding development and with the natural landforms and vegetation of the areas in which they are proposed to be located;
The majority of the site is relatively flat with the exception of the northeast portion of the site which is sloped; however, to be harmonious with surrounding development all of the associated structures will be constructed on a relatively flat portion of the site with the exception of a portion of the 82-unit senior housing facility and a vehicular driveway which would displace a majority of the northeast sloped area.

The site plan is designed to accommodate a safe vehicular circulation pattern and provides off-street parking, including siting building away from adjacent uses with substantial setbacks.

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Packet Pg. 520 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road - PLN 21-0294
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providing visual interest. No proposed design/material/color elements will be inconsistent with surrounding development as there is a variety of development surrounding the project site; which include single family residential, multi-family residential and educational buildings associated with Diablo Valley College that exhibit a variety of architectural styles, materials and colors. (3) Ensure that plans for the landscaping of open spaces conform with the requirements of Section 18.115.010. Band that they provide visually pleasing settings for structures on the site and on adjoining and nearby sites, and blend harmoniously with the natural landscape; and
The proposed landscape plan will complement the new buildings, while providing visual buffering of the buildings from nearby views. The plant palette is complementary and consistent with the remainder of the neighborhood through the use of deciduous and evergreen trees; and incorporated drought-tolerant species. As the surrounding area is built-out and dominated by an urban landscape, the project will continue this type of landscape treatment and be compatible to the surrounding area. Lastly, the proposed landscape plan provides a plant palette consisting of 148 new trees (26 of which consist of 24 Coa~t Live Oak trees and two Valley Oak trees) to complement the existing landscape and provide screening along the site's perimeters. The proposed landscape plan including -new common landscape areas, provide water retention basins, incorporates large size specimen plantings to include both deciduous and perennial tree species, and enhances an elongated vehicular access easement that connects the four acre project site to the north side of the Golf Club Road public right-of-way.

In addition, the landscaping is consistent with the PUD Concept/Specific Plan as it is the unifying element for the different uses of the project, providing gathering spaces and connectivity, including outdoor spaces for children and adults, including seating areas, walking paths and spaces for vegetable and therapy gardens. The proposed landscaping plan also provides a pleasing design connection to the proposed building architecture of the project. Lastly, the landscape plan is in substantial compliance with City Wide Design Guidelines. This ensures that the project includes landscaping that is compatible and complementary to the site and neighborhood and will further soften the appearance of development from nearby views. Lastly, the project is compliant with the. required private landscape standards. (4) Prevent excessive and unsightly grading of hillsides, and preserve natural landforms and existing vegetation.

The project is proposing to preserve the sloped area located in the northeast comer of the four acre project site, to the greatest extent possible, as common open space in addition to some enhancement consisting of new plantings. The remainder of the project site is relatively flat. Of the 212 existing trees, 168 trees are proposed to be removed, primarily because tl?-ey would be displaced by proposed structures and/or hardscape areas. However, the applicant is proposing to plant 148 new trees, in addition to retaining 44 existing trees, for a total of 192 trees.

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Packet Pg. 521 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road - PLN 21-0294
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(5) Ensure substantial conformance with applicable design guidelines to achieve a quality, well-designed project that enhances the neighborhood.

The project is consistent with the following Residential Design Guidelines (DG):

DG .I.A. I .a - The arrangement of structures. parking and circulation areas, and open spaces should recognize the particular characteristics of the site and should relate to the surrounding built environment in pattern, function, scale, character and materials.

The centralized siting of the structures, the siting of the loop driveway adjacent to the site's perimeters, and the centralized siting of common open space is consistent with the surrounding residential development in pattern, function, scale, character and materials.

DG.I.A.2.a - The scale and mass of the new development should be consistent with neighboring developments without overwhelming through disproportionate size or design that is out of character. The proposed architecture provides a variety of colors and materials, on multiple facades, to break-up the bulk, mass and scale of the various buildings. As a result, the design of the buildings would be consistent with neighboring developments and therefore not present overwhelming size or design that is out of character with adjacent structqres.

DG .II.B.1.a - Setback patterns within the immediate vicinity should be maintained.

The proposed setbacks are similar, and in most cases, greater than those in the immediate vicinity.

DG.II.B.1.h- New buildings should be sensitive to existing structures and minimize obstruction of existing outward views where possible. The new structures are proposed to be centralized on the site, to the greatest extent possible, and provide excessive setbacks to minimize the obstruction of existing outward views.

DG.II.B.2.a- Building should be articulated to help minimize the appearance of bulk and provide a more pedestrian scale. The proposed architecture provides a variety of colors and materials to break-up the bulk, mass and scale of the various buildings to include the three and four-story senior housing facility.

DG.II.B.2.c - Appropriate buffers and transitions should be used when locating multi-story buildings adjacent to single-story buildings. The proposed multi-story building (3 and 4-story senior housing facility) would have a minimum 40-foot setback from the residential sites to the north and a minimum 4 7-foot setback from

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Packet Pg. 522 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road - PLN 21-0294
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the residential sites to the east. The three-story medical clinic/assisted living facility would not be adjacent to a residential site as it would be centralized and located closest to the south property line abutting the DVC parking facility.

DG.II.B.3.b - Designs should be visually appealing and include varied facades and pleasing exterior elevations. The proposed architecture provides a variety of colors and materials, on multiple facades, to break-up the bulk, mass and scale of the various buildings. As a result, the design of the buildings would be visually appealing.

DG.II.B.11.a -Parking areas should be well-designed and safe, located away from public views. Of the proposed 127 parking spaces, 94 spaces would be distributed fairly evenly within the 4-acre project site and therefore are located away from public views. The additional 33 spaces are provided within the vehicular access easement connecting the project site to Golf Club Road. However, the parking spaces will be designed and located in accordance with city standards, with the exception of the proposed 8-foot wide parallel parking spaces, which are required to provide a minimum 9-foot width.

DG.II.A.1 0.d- Drainage patterns shall be preserved or improved to the greatest extent possible. The proposed drainage pattern for the project would remain relatively similar to existing conditions. In addition, the City has a no-net run off requirement for all projects. Lastly, the drainage plan indicates bio-retention areas to collect runoff on-site.

ARC Scope of Review
In approving an Architectural Review Permit, the Architectural Review Commission shall review the site plan and physical design of a project; the sign designs and locations; and lighting. In its review, the Architectural Review Commission shall consider the following factors:

A. Excellence of design: The ARC has reviewed the proposed project and has determined that it is in substantial compliance with City-Wide Design Guidelines and the approved PUD Concept/Specific Plan (as noted in the section above).

B. Height, bulk and coverage of buildings: The proposed project number of stories and for building height is consistent with the approved PUD Concept/Specific Plan that allows the three-story assisted living facility and the four-story multi-family affordable senior housing facility. In addition, there are other projects throughout the City with this number of stories that were also approved through the PUD process. To minimize the height and bulk of the project, the applicant has incorporated project features to be sensitive to surrounding uses, such as providing excessive setbacks (39-75 feet) from adjacent uses, providing increased landscaping on all perimeter areas and has also incorporated architectural features to reduce the mass and scale of the building design.

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Packet Pg. 523 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road - PLN 21-0294
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C. Colors, building materials, and types of building and installations: The Commission reviewed the proposed colors, building materials and types of buildings and with this approval noted consistency with City-Wide Design Guidelines and the approved PUD Concept/Specific Plan.

D. Physical and architectural relation with existing and proposed structures in the area and to the site's location within the City: The proposed project's architecture has been reviewed by the ARC for consistency with City-Wide Design Guidelines and the approved PUD Concept/Specific Plan. In addition, the architecture of the proposed buildings are an improvement of the existing development on the property and other older surrounding development.

E. Site layout, orientation and location of buildings, and relationship with property boundaries and open areas: The project includes commercial and residential structures located away from adjacent properties to provide as much privacy and air and light access as possible. The remaining portions of the site is developed with private access easements/circulation routes and landscaping (private and common open space areas), with increased landscaping along all perimeters of the property to provide buffering.

F Height, materials, colors and variations in boundary walls, fences, or screen planting:

The ARC reviewed and approved the proposed fences, walls and screening methods for the project, to be consistent with City-Wide Design Guidelines and the approved PUD Concept/Specific Plan.

G. Location and type of landscaping, including but not limited to setback areas and offstreet parking areas: The ARC reviewed and approved the proposed landscaping consistent with zoning provisions, the PUD Concept/Specific Plan and City-Wide Design Guidelines.

H Appropriateness of sign design and exterior lighting standards and devices and other building graphics, pursuant to criteria established in PHMC § 18.60.050 and the sign design guidelines adopted under P HMC § 18. 60. 090: Currently, the applicant is not proposing signage for the property. If applicable in the future, submittal of signage would be reviewed by the ARC to verify consistency with ordinance, PUD Concept/Specific Plan and City-Wide Sign Design Guidelines provisions.

I The extent of grading and its relationship to topography, as related to visual impacts:

The ARC reviewed the proposed grading for the project. As proposed the grading and topography is minimally modified from the existing condition and has been reviewed to ensure that drainage is not negatively affected.

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Packet Pg. 524 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) . 490 Golf Club Road - PLN 21-0294
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CEQA Finding
An Initial Study and draft Mitigated Negative Declaration were previously prepared and adopted by the City for the project pursuant to Section 15070 of the Guidelines for the Implementation of the California Environmental Quality Act (CEQA). The Initial Study and the draft Mitigated Negative Declaration prepared for the project are available for public review at the City of Pleasant Hill Plannmg Division. None of the circumstances ·noted in CEQA Guidelines Sections 15162 or 15163 that would require preparation of a new or updated environmental document are determined to be applicable to the project.

ADOPTED by the Architectural Review Commission of the City of Pleasant Hill, on the 18th day ofNovember, 2021, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Johanson, Miller, Moseley, Stanton, Nelson
None
None
None

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Packet Pg. 525 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) Attachment A

ARCIDTECTURAL REVIEW COMMISSION
ARCHITECTURAL REVIEW PERMIT (PLN 21-0294)

ARCHITECTURAL REVIEW COMMISSION RECOMMENDED CONDITIONS OF

APPROVAL
Project: 490 Golf Club Road Project
Application Number: PLN 21-0294
Location: 490 Golf Club Road
Recommendation Date: November 18, 2021
The following conditions are recommended for approval to the Planning Commission and City Council. Any specific questions should be addressed to the Public Works & Community Development Department.

Architectural Review Permit Conditions of Approval

1.0 Special Conditions

1.1 ARC approval is based on and shall be in accord with the plans contained in the project file, dated, "ARC Approved November 18, 2021" except as they may be modified by these conditions and/or direction from the Architectural Review Commission, Planning Commission or City Council. In summary, the project includes:
• A new structure for the existing Choice in Aging adult day care facility. • A new structure for the existing Choice in Learning pre-school facility. • A new 82-unit affordable senior housing facility (3 & 4 stories). • Surface parking facility providing 127 spaces
• New Landscape to include on-site Open Space and Private Landscape Areas

1.2 The applicant shall submit detailed plans, drawn to scale, to indicate the location, design, height, materials and colors of: (1) all retaining walls (interior and perimeter) and (2) all perimeter fencing. In addition, the plan shall include any modifications to perimeter plant species in accordance with Architectural Review Commission direction. The plans shall be submitted for review and approval by the ARC prior to issuance of a Building Permit, but not prior to issuance of a / Grading Permit.

1.3 Architectural Review Permit (PLN 21 ~0294) shall be null and void if the associated Development Plan Permit, Use Permit and Minor Subdivision is not approved by the City.

1.4 Any significant changes proposed to the exterior elevations prior to, or after issuance of a building permit shall be submitted to the Architectural Review

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Commission, Planning Commission and/or City Council prior to building permit issuance or prior to building permit final.

1.5 When submitting final revised plans for issuance of a building permit for any aspect of the project, the applicant must provide to the Zoning Administrator a copy of these conditions of project approval with a cover letter specifying how the plans address and comply with each of these conditions.

1.6 All roof top equipment shall be screened from views and be located below or at the height of the top of the building parapet/walls and roof top screening.

1. 7 All ducts, meters, air conditioning equipment and any other mechanical equipment, whether on a structure, on the ground or 011i the roof shall be screened from views from a person standing at ground level with materials architecturally compatible with the building. Screening shall be completed prior to occupancy.

1.8 Ground mounted transformers shall be screened from views subject to review and approval by the Zoning Administrator.

1.9 No structures and vegetation above three feet tall shall not be located in any sight distance zone (street corners and driveways).

1.10 No stockpiling of dirt shall occur without specific review and approval by the City.

1.11 The tree protection plan noted on Plan Sheet L2.22, for preserved trees that are onsite and in close proximity of the project site, shall be executed prior to issuance of any permits and continued to be implemented during all construction activity phases. Lastly, the tree protection plan shall be implemented by a certified/licensed arborist.

1.12 The applicant shall maintain the health of proposed preserved trees at the site, up to and through completion of the project. As part of the maintenance, the applicant shall retain a licensed/certified tree arborist to monitor and ensure the health of the proposed preserved trees. (i.e. watering, etc.)

1.13 Grading and construction operations shall be limited to the hours of 7:30 a.m. to 7:00 p.m. Monday through Friday. In addition, interior construction is allowed on Saturdays-from 9:00 AM to 6:00 PM, with construction activity prohibited on all Sundays and City holidays.

1.14 All construction plans, such as, but not limited to, the site plan, building elevations, landscaping and irrigation plans, grading plan, mechanical drawings, street improvement plans, and detailed drawings submitted to the Building Division for . permits shall be coordinated for consistency by the applicant prior to issuance of any permits. Any change or modification to one particular plan shall require the corresponding revisions on all other applicable plans. The applicant shall be responsible for correcting any inconsistency that may occur through error or omission during plan preparation or construction.

1.15 Approval of this project shall not waive required compliance with all sections of the Pleasant Hill Municipal Code, General Plan, and applicable policy plans.

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Packet Pg. 527 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
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1.16 Prior to building permit final, the applicant/developer shall comply with the requirements of the City of Pleasant Hill Construction and Demolition Debris Ordinance (Chapter 14.40). Prior to building permit final a waste management plan shall be submitted and approved by the Building Division.

1.1 7 Prior to issuance of a building permit final ( and prior to issuance of a certificate of occupancy), the applicant shall submit to the Zoning Administrator an annotated list of outstanding conditions demonstrating proof of compliance with a cover letter specifying how the project has addressed and complied with each of these conditions.

1.18 The owner/applicant shall comply with the requirements of all other agencies having jurisdiction over this project. This shall include, but not be limited to the Contra Costa County Fire Protection District, PG&E, Contra Costa Health Department, Central Contra Costa County Sanitation District, Contra Costa County Flood Control District and Contra Costa Water District. Proof of approval from other agencies with jurisdiction over the project shall be provided to the Zoning Administrator prior to commencement of operations at the facility.

1.19 The owner/applicant shall comply with all federal, state, and local laws. The issuance of this development plan permit shall not constitute a waiver of the requirements of any federal, state or local law, inpluding the requirements of the California Building Standards Code.

1.20 As required to comply with applicable laws and regulations, prior to issuance of grading, or building permits the project applicant shall submit to the Contra Costa Fire Protection District and the City a Phase I environmental site assessment report, ( and a Phase II report if warranted by the Phase I report) for the project site. The reports shall make recommendations for remedial action, if appropriate, and should be signed by a Registered Environmental Assessor, Professional Geologist, or Professional Engineer. The project shall comply wit}l the recommendations.

1.21 The owner/applicant shall defend, (with counsel acceptable to the City) at its sole cost and expense, indemnify, protect, release and hold harmless the City of Pleasant Hill and any agency or instrumentality thereof, including any of its agents, commissions, boards, officers, and employees ("indemnitees") from any and all claims, actions, or proceedings arising out of or in any way related to the processing and/or approval of this Project and any environmental determination that accompanies it This indemnification shall include, but not be limited to, suits, damages, judgments, costs, expenses, liens, levies, attorney fees or expert witness fees that may be asserted or incurred by any person or entity, including the applicant, third parties, and the indemnitees, arising out of or in connection with the processing and/or approval of this Project, except to the extent attributable to the sole negligence or willful misconduct of indemnitees.

1.22 Campers, trailers, motorhomes, or any other similar vehicles are not allowed on the construction site except when needed as sleeping quarters for a security guard.

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Packet Pg. 528 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
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1.23 A construction trailer shall be allowed to be placed on the project site for daily administration/coordination purposes during the construction period.

1.24 No identification signage, or any other type of signage, is approved with Architectural Review Permit PLN 21-0294. In the event that the applicant/property owner desires any such signage, a Sign Permit shall be submitted to the Planning Division in accordance with Chapter 18.60 of the Zoning Ordinance.

1.25 The applicant shall submit a revised site plan, drawn to scale, to indicate that all ground-mounted mechanical equipment is painted dark green, or be properly screened, and shall be in compliance with PG&E standards. All screening methods shall be included on a detailed elevation plan to include design, dimensions, material and color. The site plan, and detailed elevation plan shall be submitted to the Zoning Administrator for review and approval prior to the issuance of a building permit.

1.26 The property owner shall comply with City noise standards ( contained in Section

18.50.060A of the Zoning Ordinance) at all times.

1.27 The applicant shall incorporate Environmentally Sensitive (Green Building Practices and Methods) components into the final plan sets in accordance with ARC approval. In addition, the applicant shall comply with all . applicable Cal-Green requirements. The plans shall be submitted to the Zoning Administrator for review and approval prior to issuance of a building permit.

1.28 All conduit and cables shall be installed underground to the greatest extent possible.

All asphalt or concrete areas must be repaired and replaced, if required to be removed for the installation of underground facilities.

2.0 Approval Time Limit

2.1 Architectural Review permit shall expire two (2) years from the effective approval date unless: a building permit is issued, substantial money is expended, and construction diligently pursued, or an occupancy permit is issued, or the Architectural Review Commission renews the approval. A renewal may be granted only if a written request is submitted by the applicant to the Zoning Administrator prior to expiration of the Architectural Review permit.

3.0 Related Conditions of Approval
3 .1 Compliance with all conditions of approval of Development Plan Permit, Use Permit and Minor Subdivision PLN 21-0294 shall be completed, otherwise approval of this Architectural Review Permit shall be null and void.

3.2 The project shall comply with all Engineering Division conditions of approval as noted in attached Engineering Conditions of Approval.

3.3 The project shall comply with all required mitigation measures in the Mitigated Negative Declaration as noted in the associated Mitigation Monitoring Report & Program (adopted by the City Council, on January 25, 2021, in association with the

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Packet Pg. 529 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
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approval of City Council Resolution No. 8-21 for General Plan Amendment application no. PLN 18-0445).

4.0 Building Design

4.1 Specific paint, siding, wall or roofing materials, finish textures, and windows or doors shall be in substantial compliance with Architectural Review Commission approved plans and conditions. Manufacturer specifications and samples of final color and materials selections may be required by the Zoning Administrator prior to issuance of building permits to verify compliance.

4.2 All building drainage gutters, down spouts, vents, and similar elements located on the exterior walls shall be shown on final building elevation drawings ,prior to building permit issuance and shall be completely concealed from view or shall be architecturally compatible with the exterior building design and color.

5.0 Water-Efficient Landscaping Ordinance

5.1 Any new landscaping shall comply with the City of Pleasant Hill Water-Efficient Landscape Ordinance PHMC § 18.52. Compliance shall be documented prior to installation of any irrigation or landscaping and as noted in the ordinance.

5.2 An applicant subject to this chapter (under PHMC § 18.52.030) shall pay submittal fees in the amount established by resolution of the city council.

5.3 Zoning administrator review. Water-efficient landscape plan approval, when applicable under PHMC §. 18.52.030.A, B, C, D, or E, is reviewed in conjunction with a zoning approval, building permit, architectural review permit, development plan, planned unit development, use permit, or subdivision. The zoning administrator shall review each water-efficient landscape plan submittal for compliance with the provisions of this chapter and may withhold issuance of zoning approval for a building permit or grading permit for which its related landscape plan indicates an estimated total water use that exceeds the maximum applied water allowance for a proposed landscape, or does not otherwise comply with this chapter.

5.4 Submittal requirements. An applicant requesting zoning approval for any project that is subject to this chapter shall submit a water-efficient landscape application package prior to commencement of grading or construction. The landscape application package shall include:
a. Project information sheet, on a form prepared by the zoning administrator, identifying the applicant name and description of the project, including location, type of development, source of irrigation water, total landscape area, and area of landscape to be rehabilitated.
b. Certifications as required in PHMC § 18.52.090 on forms prepared by the zoning administrator.

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Packet Pg. 530 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
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c. Water efficient landscape worksheet with calculations of the maximum applied water allowance and estimated total water use of the proposed landscape plan on forms prepared by the zoning administrator. d. Landscape and irrigation plan prepared in accordance with PHMC §§ 18.52.060 and 18.52.070.
e. Maintenance schedule prepared consistent with the provisions of PHMC § 18.52.100.
f. Soil management report prepared consistent with the provisions of PHMC § 18.52.060.

Waiver for low water use landscapes. The zoning administrator may waive the requirement for submittal of the water efficient landscape worksheet required by this section; provided, that the landscape plan:
a. Does not include any water features with more than 100 square feet of total surface area.
b. Does not include any turf or other plants identified as medium or high water use in Water Use Classification of Landscape Species (WUCOLS), unless they qualify as special landscape area.

5.5 The proposed landscape shall be creative and incorporate a variety of plantings to avoid uniformity and similar landscape designs. The landscape plan shall meet the following standards (the applicable best management practices):

Required elements. The landscape plan shall address:
a. Plant Materials;
b. Irrigation system design;
c. Water features; and
d. Grading and soil preparation
The landscape plan shall be subject to the requirements of the landscape design certification form maintained by the zoning administrator, which shall· be in substantially the form as set forth in Appendix C hereto.

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Packet Pg. 531 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
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c. NPDES. The proposed landscape plan shall comply with the requirements of the National Pollutant Discharg~ Elimination System (NPDES; PHMC Chapter 15.05) intended to implement storm water best management practices into the planting, irrigation, and grading plans to minimize runoff and to increase on-site retention and infiltration.

5. 7 A landscape water audit shall be completed as specified in this section to ensure that the installed landscape meets the requirements· of this chapter. a. Audit required. The city landscape irrigation auditor or an independent third party certified irrigation system auditor shall have an audit completed within 30 days after completion of the landscape installation. Landscape audits shall not be conducted by the person who designed the landscape or installed the landscape. Large projects or projects with multiple landscape installations shall have an auditing rate of one in seven lots or approximately 15% of the project.
b. Repair or correction. The city or independent third party certified irrigation system auditor shall inform the applicant or owner of all the areas where the landscape project does not conform to this chapter. This shall include, but is not limited to, all items listed on the certificates of compliance required for the project. The applicant or property owner shall repair or correct the noncompliance issues and the site shall be re-audited for compliance within 30 days of receipt of report from certified irrigation system auditor.

5.8 Prior to final permit inspection or issuance of a certificate of occupancy, as applicable, for the project, the applicant shall submit completed certificates of compliance, on forms prepared by the zoning administrator, that the landscape has been designed and installed in accordance with the approved water-efficient landscape plan submittal and the requirements of this chapter. Required certificates of compliance shall include the following:
a. Design. The licensed landscape architect, licensed landscape contractor or any other person( s) authorized by law to design a landscape, who prepared the· landscape design, shall complete the certificate of compliance:
landscape design sheet, certifying the landscape has been designed to comply with the criteria of this section. (See Appendix C.) b. Landscape installation. Applicant shall complete the certificate of compliance: landscape installation sheet, certifying the landscape has been installed, as specified in the landscape plans, and complies with this section. (See Appendix D.)
c. Irrigation installation. The certified irrigation system auditor shall complete the certificate of compliance: landscape installation sheet certifying the landscape and irrigation system have been installed, including configuring irrigation controllers with application rate, soil types, plant factors, slope, exposure and any other factors necessary for accurate programming, as

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Packet Pg. 532 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
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specified in the landscape plans, and comply with the criteria of this section. (See Appendix D.)
d. Maintenance. The maintenance contractor/person for a landscape project( s) involving more than one single-family residence, or the property owner/resident for a landscape project for an individual single-family residence, shall complete the certificate of compliance: landscape maintenance sheet,. certifying the landscape maintenance contractor/person responsible for maintenance agrees to manage the property using less water than the maximum applied water allowance. (See Appendix E.)

5.9 Applicant shall develop a landscape maintenance' specification and schedule for the landscape project that is consistent with the most recent acceptable best management practices for landscape maintenance. Schedules shall be submitted with the certification of compliance specified pursuant to PHMC § 18.52.090 and shall specify, at a minimum:
a. An annual landscape maintenance schedule including at least the following:
routine inspection; auditing, adjustment and repair of the irrigation system and its components; aerating turf areas; topdressing with compost, replenishing mulch; seasonal pruning; weeding in all landscape areas; and removing obstructions to emission devices. Operation of the irrigation system outside the normal watering window is allowed for auditing and system maintenance.
b. Repair of all irrigation equipment shall be done with the originally installed components or their equivalents or with components of greater efficiency. c. Project shall be irrigated so that total annual water applied is less than or equal to the maximum applied water allowance (MAW A), if applicable.

5.10 Model homes. All new model homes for a single-family residential subdivision or phase of a subdivision shall have front and comer (street) side yards that are landscaped in accordance with the provisions of this chapter. At least one of the model homes shall include interpretive or informational signage highlighting for visitors the water-efficient landscape principles incorporated into the site landscaping. Signage shall include information about the site water use as designed per the city ordinance; specify who designed and installed the water-efficient landscape; and demonstrate low water use approaches to landscaping such as using native plants, graywater systems and rainwater catchment system. The developer shall make available, to' visitors, brochures or other written or graphic media that informs visitors and potential buyers about the principles of water-efficient landscapes, including but not limited to those principles that are described in this chapter.

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Packet Pg. 533 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
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interest development" includes a homeowner association, community apartment project, condominium, planned development, and stock cooperative.

5.12 Providing information. For a landscape project subject to this chapter under PHMC §§ 18.52.030. A through D, the property owner/resident is required to provide the following information to a subsequent site landscape maintenance company, new tenant or owner at transfer of ownership or maintenance responsibility:
a. Irrigation controller map;
b. Programming table;. and,
c. Annual maintenance schedules based on a water budget.

5.13 For the purpose of determining estimated total water use, average irrigation efficiency is assumed to be 0. 75 for overhead spray devices and 0.81 for drip system devices.

6.0 General Landscape

6.1 Prior to issuance of building permits, detailed final landscape and irrigation plans shall be submitted to the Zoning Administrator for review and approval in accordance with direction from the Architectural Review Commission. Such plans shall be prepared and stamped by a California licensed landscape architect or other equally educated and experienced professional qualified to the satisfaction of the Zoning Administrator.

6.2 Landscape plans shall be scaled to a minimum of 1" = 20' and shall specify the following:
a. The location and size of all plant materials and shall include a plant legend specifying species type (botanical and common name), container size, and quantity of all plant materials;
b. Spacing for all trees shrubs, and ground covers;
c. Locations of all pavements and hardscape (vehicular and pedestrian), walls, fencing, buildings, roof overhangs and other structures, utility equipment (air conditioners, transformers, backflow prevention valves, etc.), property lines, and other pertinent site plan features.

6.3 All landscaping shall be installed in accordance with the plan approved by the Architectural Review Commission. Plant materials shall comply with the following:
a. Plant materials shall consist of a mix of evergreen and deciduous trees, shrubs and ground covers to provide design interest and serve as a protective measure against disease and insect infestation. Low maintenance plants are encouraged;
b. Only live ground cover is allowed in high visibility and pedestrian areas.

Exceptions may be approved by the zoning administrator to include, but not be limited to, decorative gravel beds, decomposed granite paths or

9.1.j
Packet Pg. 534 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
pedestrian spaces and areas to be accented with shrubs;

Page 10 ends

c. All landscape planting areas shall be mulched or covered with bark chips or other similar material, unless growth of live ground covers would be impeded. Exposed soil is prohibited;
d. Drought tolerant species suitable for the Pleasant Hill area are encouraged; e. Plant material selections must consider the climatic conditions of the Pleasant Hill area. Species particularly susceptible to, or potentially damaged by, disease, insects, winter freeze, summer heat, wind, and other climatic conditions are discouraged. Species exhibiting particular problems in the Pleasant Hill area may not be permitted and, as such, plant substitutions may be required by the Zoning Administrator.

6.4 Plant material size and spacing shall comply with the following:
a. Minimum tree size shall be a 50% mix of24" box and 15-gallon. Minimum shrub size shall be 5gallon. Smaller sized containers may be utilized for ground covers;
b. Where plant materials are placed in two (2) or more rows, planting rows shall be staggered;
c. Evergreen trees required for screening purposes shall not be less than six ( 6) feet in height at time of planting;
d. Large shrubs required for screening purposes shall not be less than thirty (30) inches in height at time of planting. Spacing shall be between four (4) and six (6) feet on-center, as determined by the zoning administrator. e. Ground covers shall be spaced such that full coverage is achieved at the end of eighteen (18) months.

9.1.j
Packet Pg. 535 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021

Page 11 ends

depth of 24" below subgrade; planters 3' to 10' wide shall have compaction relieved to a minimum depth of 18" below sub grade; planters more than 10' wide shall have compaction relieved to a minimum depth of 12" below subgrade;
f. Planters 10' or less in width in locations that will not allow normal percolation of24 to 36 hours maximum (such as adjacent to buildings) shall have drain pipes connected to the storm drain system or shall have dry wells installed as determined necessary by the zoning administrator; g. The finished grade of planter islands or wells shall have a crown with a 2% slope down to surrounding grade or top of curb. Planters adjacent to buildings where a crown cannot be installed will require sub-drains if adequate surface drainage will not be provided;

6.6 All landscaped areas shall be serviced by an automatic irrigation system. Irrigation plans shall comply with the following standards:
a. Valves and circuits shall be separate based on water use; b. Drip or bubbler irrigation systems are required for trees; c. Sprinkler heads must have matched precipitation rates within each control valve circuit;
d. Serviceable check valves are required where elevation differential may cause low head drainage;
e. Sprinkler head spacing shall be designed for head-to-head coverage. The system should be designed to minimum runoff and over-spraying onto nonirrigated areas; f. All irrigation systems shall be equipped with a controller capable of dual or multiple programming. Controllers must have multiple-cycle start capacity and a flexible calendar program;
g. Plans shall include a water budget including:
i. Estimated annual water use (in gallons).and the area (in square feet) irrigated. ii. Precipitation rates for each valve circuit.

6.7 The project landscaping and irrigation shall be designed for recycled water use, if recycled water is available.

6.8 Screening of all mechanical equipment, valves, transformers, air conditioning and heating units, or similar appurtenances shall be indicated on revised plans.

6.9 All parking lot landscape areas shall be protected from automobiles with .a 6-inch high, poured in place, vertical concrete curb.

6.10 Berms shall be illustrated according to slope, width, height above surrounding grade, and landscaping. Landscape berms shall be coordinated for consistency with the grading plan.

9.1.j
Packet Pg. 536 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021

Page 12 ends

6.11 All landscape areas shall be maintained in a healthy, thriving condition, free from weeds, trash, and debris.

6.12 During installation of landscaping and irrigation, and prior to the issuance of an occupancy permit, the landscape architect or design professional responsible for preparing the final landscaping plans, or his/her designee, shall monitor installation and visit the site prior to completion of the landscape work. He or she will thereafter submit to the zoning administrator a written statement confirming: compliance with approved plans and conditions, and that the number of plants, their size and species installed on-site is in conformance with the plans.

6.13 The property owner shall enter into a Landscape Maintenance Agreement (LMA) with the City that includes a requirement for an annual report certifying that the project site is being maintained in compliance with the approved landscape plan. The report shall be prepared by a landscape professional and submitted annually to the Zoning Administrator commencing 12 months after initial building occupancy approval. The City will prepare the LMA upon request by the applicant. Lastly, upon review and approval by the City, the property owner shall record the LMA at the Contra Costa County Recorder's office and provide a copy of the recorded LMA to the Zoning Administrator prior to issuance of a Final Certificate of Occupancy or final building inspection, whichever is applicable.

6.14 The site shall be subject to annual compliance reviews by the Zoning Administrator from the approval date of Architectural Review Permit PLN 21-0294: Any trees/shrubs that are determined to be dead or dying by the City shall be replaced to the satisfaction of the Zoning Administrator by April 1 of each year.

7.0 Parking and Access
7 .1 Any security gates or fences shall require details submitted to the Police Department, Contra Costa Fire Protection District, and Zoning Administrator for approval prior to issuance of building permits.

9.1.j
Packet Pg. 537 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
Engineering Conditions of Approval
490 Golf Club Road - CiA/SAHA
NO. CONDITIONS OF

APPROVAL
Department Submittal Required,
Prior to:

PUBLIC WORKS·- PROJECT'SPECIFIC CONDITIONS'
A. Improvements -at Golf Club PW /ENGR Improvement Plans Road. Applicant shall construct
new storm drain pipe at Golf Chm
Road as generally shown on the
Vesting Tentative Map to the
satisfaction of the City Engineer.

Design shall be per City standards
and requirements.

B. Site Improvements. PW /ENGR

1. Applicant shall be
responsible for submittal
to the City construction
drawings, including but
not limited to, site
demolition plan, grading
plan, site improvement
plan, off-site improvement
plans, joint trench plan,
site lighting plan,
landscape and irrigation
plan, erosion control plan,
fencing plan, signing &
striping plan, and
construction details.

2. Proposed sanitary sewer
manhole at the southwest
area of the site shall be
located outside of
proposed crosswalk.

3. Pedestrian circulation and
walkways shall meet all
ADA requirements.

4. Crosswalk and curb ramps
shall be in alignment with
each other (not skewed).

5. All on-site improvements
shall conform to existing
Improvement Plans

Page 13 ends

Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans

9.1.j
Packet Pg. 538 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
NO. CONDITIONS OF

APPROVAL
Department Submittal Required,
and proposed conditions
along all project
boundaries.

C. Adjacent Site Improvements. PW /ENGR

1. Applicant shall provide
vehicular pavement,
parking, pedestrian
walkway, stormwater
treatment, landscaping
and irrigation along the
entry drive located on the
adjacent property as
generally shown on the
Vesting Tentative Map, to
the satisfaction of the City
Engineer.

2. Applicant shall provide
standard driveway at
connection to existing
adjacent Diablo Valley
College overflow parking
lot and provide
accessible pedestrian
connection across this
driveway.

3. Applicant shall obtain
written authorization
from the adjacent
property owner for access
and construction of
improvements. Copies of
authorizations shall be
submitted to the City.

D. Phased Improvements. PW/ENGR

1. Applicant shall submit a
phasing plan for review
and approval.

2. Pedestrian access and
circulation shall be
provided at each phase of
Prior to:

Improvement Plans
Improvement Plans

Page 14 ends

Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans

9.1.j
Packet Pg. 539 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
NO. CONOITIONS OF

APPROVAL
construction meeting
ADA requirements.

3. Emergency vehicle
access and circulation
shall be provided at each
phase of construction to
the satisfaction of the Fire
District.

4. Construction vehicle
access, circulation and
parking shall be separated
from employee/patron
vehicular access, to the
extent possible at each
phase of construction.

5. Storm water treatment and
trash capture shall be
constructed with the
corresponding phase of
improvements being
treated. Temporary
facilities will not be
allowed.

Department Submittal Required,
Prior to:

E. Parking. PW/ENGR Improvement Plans

1. Parking layout shall be
consistent with the layout
shown on the approved
Vesting Tentative Map.

2. Parking design and
striping shall be in
conformance with City
requirements.

3. Parallel parking shall
have angled curbs in lieu
of perpendicular curbs at
ends of parking bays to
allow for vehicular
movement into and out of
parking stalls.

Page 15 ends

Task
Completion
Approval of
Improvement
Plans

9.1.j
Packet Pg. 540 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
NO.

CONDITIONS OF

APPROVAL

4. Use of wheel stops are
discouraged. Widen
sidewalks adjacent to
parking stalls to allow for
2' vehicular overhang.

Trash Room. Drainage interior of
the trash room shall be connected
to the sanitary sewer and not the
storm drain system.

Site Grading.

Runoff shall be collected on-site
and not drain to adjacent
properties.

Parcel Map.

Applicant shall submit a parcel
map for recordation in
conformance with the approved
Vesting Tentative Map,
Subdivision Map Act and City
ordinances.

Applicant shall provide parcel
map submittals, cost estimate,
and Improvements Bonds for
review and approval per
approved Vesting Tentative Map
and Conditions of Approval
herein.

Department

PW/ENGR

PW/ENGR
I. On-Site Easements. PW /ENGR
'

1. Applicant shall dedicate
easements, including but
not limited to, public
sidewalk easements,
public utility easements,
emergency vehicle access
easements, storm drain
easements, private access
and utility easements,
private reciprocal parking
easements, waterline
easements, sanitary sewer
Submittal Required,
Prior to:

Improvement Plans
Improvement Plans
Parcel Map
Parcel Map

Page 16 ends

Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Parcel Map
Parcel Map

9.1.j
Packet Pg. 541 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
NO. CONDITIONS OF

APPROVAL
easements, and storm
treatment facility
easements, to the extent
needed.

2. Applicant shall dedicate
private storm easement( s)
over the overland release
path at all lots and parcels
accepting runoff from
upstream lots.

3. Applicant shall dedicate
private storm easement( s)
over storm drain pipes and
structures conveying
runoff from upstream
lots/parcels.

4. Applicant shall dedicate
storm drain treatment
easements over all
storm.water treatment
areas.

5. Public utility easements
adjacent to private streets
shall be dedicated as
Public Utility Easements.

6. Applicant shall obtain
easements as necessary
from the adjacent
property owner over the
entry drive including but
not limited to, emergency
vehicle access easement
(EVAE), private access
and utility easement
(PAUE), private
reciprocal parking
easement (RPE).

All easements shall be subject to
approval of the City Engineer.

J. Geotechnical Report.

1. The Applicant. shall
provide a site specific

Page 17 ends

Department Submittal Required, Task
Priorto: Completion
PW/ENGR Improvement Plans Improvement
Plans

9.1.j
Packet Pg. 542 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
NO. CONDITIONS OF

APPROVAL
Department Submittal Required,
geotechnical report
prepared by a
geotechnical engineer.

2. The geotechnical
engineer shall certify that
the project design
conforms to the report
recommendations prior to
the approval of the
Grading and
Improvement Plans. All
report recommendations
shall be followed during
the course of grading and
construction.

3. Geotechnical Engineer to
provide input as to the
minimum setback for the
bio-retention areas from
building foundations and
other site improvements
or if protective linings
and/ or cut-off walls are
necessary.

K. Site Plan. On-site improvements PW /ENGR
shall be designed in accordance
with the approved project plans,
Conditions of Approval herein,
and in conformance with the
Geotechnical Report and the City
design ~tandards & ordinances.

In case of conflict between the
soil engineer's recommendations
and the City ordinances, the City
Engineer shall determine which
shall apply.

L. Public Improvements. PW/ENGR
All required public
improvements as specified in the
project approvals shall conform
to the City of Pleasant Hill
Prior to:

Improvement Plans
Improvement Plans

Page 18 ends

Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans

9.1.j
Packet Pg. 543 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
NO.

0. P.

CONDITIONS OF
'APPROVAL
Standard Plans and design
requirements and as approved by
the City Engineer.

Grading Plan. The Grading Plan
shall be in conformance with the
recommendations of the
Geotechnical Report and the City
design standards & ordinances. In
case of conflict between the soil
engineer's recommendations and
City ordinances, the City
Engineer shall determine which
shall apply.

Ownership and Maintenance.

Applicant shall submit ,an
Ownership & Maintenance
Exhibit. All improvements within
the project boundary shall be
privately owned and maintained.

Demolition. Applicant shall
remove existing structures,
pavement, fencing, loading dock,
lighting, trees, vegetation, field
inlet, sign.age, improvements and
utilities within the project limits
except those noted to remain.

Signs and Pavement Markings.

The Applicant/Developer shall be
responsible for on-site and offsite traffic signs and pavement markings to the satisfaction of the
City Engineer, including but not
limited to:

1. ''No Dumping-Drains to
Bay" storm drain
medallions shall be
placed on all public and
private storm drain inlets.

2. Emergency vehicle
access.

Department Submittal Required,
Prior to:

PW/ENGR Improvement Plans
PW/ENGR Improvement Plans
PW/ENGR Improvement Plans
PW/ENGR Improvement Plans

Page 19 ends

Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Acceptance of
Improvements/
Occupancy

9.1.j
Packet Pg. 544 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
NO. CONDITIONS OF

APPROVAL
Department Submittal Required,

3. No parking signage and
striping.

4. Accessible parking
signage and striping.

Q. Retaining Walls. All retaining PW/ENGR
walls including footings shall be
constructed onsite and shall not
encroach onto adjacent private
properties.

R. Underground Utilities. All PW/ENGR
public utilities shall be located
underground and provided within
public utility easements and sized
to meet utility company standards.

S. Hydrology and Hydraulic PW/ENGR
Calculations. Hydrology and
Hydraulic Calculations shall be
provided for design of the storm
drain system. Calculations shall
be for the 25-year storm event, 6-
hour duration, and zero net runoff
(post-construction peak and
volume values shall not exceed
pre-construction peak and volume
values).

T. Stormwater Treatment. PW/ENGR

2. Depth of stormwater
treatment basins shall be
designed to minimum
depths as required by the
Prior to:

Improvement Plans
Improvement Plans
Improvement Plans
Improvement Plans
Page20
Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Approval of
Improvement
Plans

9.1.j
Packet Pg. 545 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
NO. CONDITIONS OF

APPROVAL
calculations and per the
recommendations set forth
in the Stonnwater · C.3
Guidebook. Basins shall
be a maximum depth of 18
inches.

3. Applicant shall submit
calculations for all
storm water treatment
areas, including selftreating areas meeting the
recommendations set
forth in the Contra Costa
County Stonnwater C.3
Guidebook.

4. Side slopes of treatment
areas shall be 3: 1
maximum.

5. Stormwater treatment
basins shall not include·
impervious liners along
the bottom of the basins.

Impervious liners are
allowed only along the
sides of the basins per the
City of Pleasant Hill
requirements.

6. Drawdown time of
treatment areas shall be in
conformance with vector
control requirements.

7. Hydromodification will
be required if the postconstruction impervious
surface area exceeds the
pre-construction
impervious surface area.

Hydromodification
measures shall be· shown
on the improvement
plans.

Department Submittal Required,
Prior to:

Page 21 ends

Task
Completion

9.1.j
Packet Pg. 546 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
NO.
u.

CONDITIONS OF

APPROVAL
Trash Capture. The project shall
incorporate full trash capture
measures such as inlet filters or
hydrodynamic separators to
address the requirements of
Provision C.10 of the current
Regional Water Quality Control
Board (RWQCB) Municipal
Regional Permit (MRP) to the
satisfaction of the City Engineer.

Trash Capture /Stormwater
Treatment Measures
Maintenance Agreement.

Property owner shall enter into an
Agreement with the City of
Pleasant Hill that guarantees the
property owners' perpetual
maintenance obligation for all
stormwater treatment and trash
capture measures installed as part
of the project. The Agreement
shall be recorded against the
property and shall run with the
land.

W. Patch Pave. Applicant shall
patch pave any damaged or failed
pavement areas, slurry seal and
restripe Golf Club Road within
limits of work, as directed by the
City Engineer.

X. Regulatory Agency Permitting.

Applicant shall be responsible to
obtain all necessary permits from
appropriate regulatory agencies,
such as the U.S. Army Corps of
Engineers, State Department of
Fish and Wildlife, and State
Regional Water Quality Control
Board, for construction of project
improvements. Applicant shall
submit to the City copies of all
such approvals and permits or
Department

PW/ENGR

PW/ENGR
Submittal Required,
Prior to:

Improvement Plans
Parcel Map
Improvement Plans
Grading Permit
Issuance / Final Map

Page 22 ends

Task
Completion
Acceptance of
Improvements/
Occupancy
Parcel Map
Acceptance of
Improvements/
Occupancy
Prior to Grading
Permit Issuance
and Final Map
Recordation

9.1.j
Packet Pg. 547 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
NO. CONDITIONS OF

APPROVAL
Department Submittal Required,
show that such permits are not
necessary.

Y. Grading Permit. Applicant shall PW/ENGR
obtain a grading permit for all onsite improvements, issued through the Public Works Department.

Z. Encroachment Perm.it. PW /ENGR
Applicant shall obtain an
encroachment permit for all
improvements within the public
right-of-way, issued through the
Public Works Department.

AA. Traffic Control Plan. PW /ENGR
BB.

Closing of any existing public
right-of-way vehicular or
pedestrian pathway and/or
sidewalk during construction
shall be implemented through a
Traffic Control Plan and shall be
done with the goal of minimizing
the impact on vehicular and
pedestrian circulation. The
Traffic Control Plan is subject to
review and approval of the City
Engineer.

Erosion Control During
Construction.

Applicant/Developer shall
include an Erosion and Sediment
Control Plan with the Grading
and Improvement plans for
review and approval by the City
Engineer. Said plan shall be
designed, implemented, and
continually maintained pursuant
to the City's NPDES permit
between October 1st and April
15th or beyond these dates· if
dictated by rainy weather, or as
otherwise directed by the City
Engineer.

PW/ENGR
Prior to:

Construction
Construction
Construction
Improvement Plans

Page 23 ends

Task
Completion
Prior to
commencement
of work
Prior to
commencement
of work
Start of
Construction
and On-going
as needed
Ongoing

9.1.j
Packet Pg. 548 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18~ 2021
NO.
cc.

CONDITIONS OF

APPROVAL
Construction Noise
Management Plan.

Applicant/Developer shall
prepare a Construction Noise
Management Plan, to be
approved by the City Engineer
and Community Development
Director, which identifies
measures to be taken to minimize
construction noise on
surrounding developed
properties. The Plan shall include
hours of construction operation,
use of mufflers on construction
equipment, speed limit for
construction traffic, haul routes
and identify a noise monitor.

Specific noise management
measures shall be included in the
project plans and specifications.

Department

PW/ENGR
DD. Construction Hours. The PW/ENGR
Subdivider' s contractor shall
limit development activities as
follows: (1) general construction
activities shall only occur
between the hours of7:30 a.m. to
7:00 p.m. Monday through
Friday, except that heavy
equipment activities for mass site
grading and improvements shall
be further limited to 9 a.m. to 5
p.m. Monday thru Friday only,
and shall be prohibited on all
weekend days · and City
holidays. Construction activity,
limited to interior work is
permitted on Saturdays between
the hours of 9 a.m. and 6 p.m.
only. All Grading/Construction
activities are prohibited on
Sundays and on City recognized
holidays. Overtime inspection
Submittal Required,
Prior to:

Improvement Plans
During Construction

Page 24 ends

Task
Completion
Ongoing
Ongoing

9.1.j
Packet Pg. 549 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
NO.

EE.

CONDITIONS OF

APPROVAL
rates will apply for all Saturday
and/or holiday work. A staging
plan for construction trucks and
hauling route shall be submitted
for review and approval. No
parking nor staging of
construction trucks or equipment
are allowed on Golf Club Road,
nor other neighboring streets.

Temporary Fencing.

Temporary Construction fencing
shall be installed along perimeter
of all work under construction to
separate the construction
operation from the public. All
construction activities shall be
confined to within the fenced
area. Construction materials
and/or equipment shall not be
operated or stored outside of the
fenced area or within the public
right-of-way unless approved in
advance by the City Engineer.

Department

PW/ENGR
FF. Notification to Adjacent PW/ENGR
Property Owners. Applicant
shall notify all adjacent property
owners of construction. Copies of
notifications shall be furnished to
the City Engineer.

GG. Traffic Mitigation Fee: PW/ENGR
Applicant shall pay Traffic
Mitigation Fee as applicable at
time of building permit issuance.

HH. Improvement Agreement. PW/ENGR
Applicant shall enter into an
Improvement Agreement with
the City guaranteeing all
proposed improvements per the
City ordinances and City
Standard Conditions of
Approval.

Submittal Required,
Prior to:

Construction
Construction
Building Permit
Final Map

Page 25 ends

·Task
Completion
Ongoing
Prior to
Issuance of
Grading Permit
Prior to
Issuance of
Building Permit
Final Map

9.1.j
Packet Pg. 550 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
NO.

II.

JJ.

KK.

CONDITIONS OF

APPROVAL
Trench Cut Street Restoration.

When one (1) or more
longitudinal or three (3) or more
transverse trench cuts are
required in a public street, the
Developer shall perform a
minimum two-inch (2") grind
and asphalt concrete overlay of
the street to the satisfaction of the
City Engineer. Limits of the
grind and overlay to be
performed will be determined by
the City Engineer based on the
location and proximity of the
trench cuts.

Utility Vaults. To the maximum
extent practicable, all utility
vaults, boxes and structures shall
be underground and placed in
landscape areas and screened
from public view. All above
ground vaults, boxes and
structures shall be screened from
public view. All utility vaults,
boxes and structures shall be
shown on landscape plans and
approved by the City Engineer
and City Planner prior to
construction.

Underground Obstructions.

Prior to demolition, excavation
and grading on any portion of the
project site, all underground
obstructions (i.e. debris, septic
tanks, fuel tanks, barrels,
chemical waste) shall be
identified and removed pursuant
to Federal, State and local
regulations and subject to the
review and approval by the City.

Excavations shall be properly
backfilled using structural fill,
Department

PW/ENGR

PW/ENGR
Submittal Required,
Prior to:

Construction
Improvement Plans
Grading Permit

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Task
Completion
Acceptance of
Improvements/
Occupancy
Approval of
Improvement
Plans
Prior to
Construction of
Improvements

9.1.j
Packet Pg. 551 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
NO.

LL.

CONDITIONS OF

APPROVAL
subject to the review and
approval of the City Engineer.

Damage/Repairs. The Applicant
shall be responsible for the repair
of any damaged pavement, curb
& gutter, sidewalk, or other
public street facility resulting
from construction activities
associated with the development
of the project.

Department

PW/ENGR
Submittal Required,
Prior to:

Construction

Page 27 ends

Task
Completion
Acceptance of
Improvements/
Occupancy

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Packet Pg. 552 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021

1. 1.1

1.2 1.3

1.4 1.5

1.6 2

2.1 2.2

2.3 2.4
General

PUBLIC WORKS DEPARTMENT

STANDARD CONDITIONS OF APPROVAL
The Project shall comply with all applicable requirements of the City's Municipal Code.

Grading/Drainage Permits: Grading/Drainage permit(s) shall be obtained from the Public Works Department for the
proposed earthwork in excess of 200 cubic yards.

Encroachment Permit: An encroachment permit shall be
obtained from the Public Works Department for all work in the public riQht of way.

The Developer shall pay all applicable City fees as
established by City Council resolution and City ordinances.

Street and Site design shall conform with City of Pleasant Hill Public Works Standards.

Applicant/Developer is responsible for lighting and
landscape maintenance through Lighting and Landscaping
Maintenance Assessment Districts or any other method of maintaining the lighting and landscaping approved as part of this project. Applicant/Developer shall provide any
exhibits required for the annexation. In addition,
Applicant/Developer shall pay all administrative costs and fees associated with processinq the annexation.

Fees ( see fee schedule).

The Developer shall pay encroachment permit plan check
and inspection fees prior to the commencement of
construction.

The Developer shall pay grading permit plan check, issual'.)ce and inspection fees. prior to the issuance of the grading permit.

The Developer shall pay subdivision improvement plan and final map plan check fees upon submittal of the plans for review. The Developer shall pay inspection fees prior to the approval of the final map.

The Developer shall pay third party review fees (cost plus · 10%) upon submittal of the plans or reports for review.

Page 28 ends

Authority Required

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X

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15. l 0.100

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9.1.j
Packet Pg. 553 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021

2.5 Traffic mitigation fees shall be paid in accordance with the Traffic Mitigation Fee Ordinance. Fee shall be paid prior to issuance of building permits except for residential
development. Fees for a residential development shall be paid prior to the issuance of a certificate of occupancy.

2.6 Drainage Area fees established by the Contra Costa County Flood Control and Water Conservation District shall be paid in accordance with regulations establishing the Drainage Area. Payment shall be made prior to the issuance of a
building permit.
3 Bondina and Aareements

3.1 Bond amounts shall be based upon a Construction Estimate developed by the Developer·s Civil Engineer or Contractor as reviewed and approved by the City.

3.2 The Bond underwriter shall be licensed to do business in the State of California.

3.3 A Cash Bond or Letter of Credit from a Financial Institution approved by the City Attorney may be submitted in-lieu of a Bond.

3.4 A Performance Bond shall be submitted to the City prior to issuance of grading permits as required by the City Engineer or designee. The bond amount will account for costs to
construct the approved grading and drainage plan, the
costs to install and maintain erosion and sediment controls, and the costs of implementing pollution prevention best management practices during the course of construction.

3.5 A Performance Bond and Payment Bond shall be submitted to the City prior to issuance of encroachment permits as required by the City Engineer or designee. The bond
amount shall include costs of work zone traffic control including restorinQ the pavement delineation.

3.6 A Cash bond of $1000 shall be submitted to the City prior to issuance of grading permits.

3.7 Faithful Performance and Material Bond shall be submitted to the City for new public improvements in compliance with Subdivision Agreement requirements and prior to
recordation of the final map or parcel map.

3.8 Maintenance (Guarantee and Warranty) Bond: Developer shall provide a bond or other acceptable financial
assurance to the City at the completion of construction of the permitted public improvements. The bond amount shall

Page 29 ends

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Reso 53-97 X
Reso 124-00

11.05.090, X

15.10.170,

17.35.070
17 .35.070C 1 X
17 .35.070C3 X

15.10.170 X

11.05.090 X

11.05.090, X

15.10.170

17.35.070B X

17.35.070D X

9.1.j
Packet Pg. 554 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
be in the amount of 15 percent of the approved
improvement construction estimate. The Bond shall be held for one year following completion and acceptance of the improvements. The purpose of the assurance is to correct defective work and to resolve outstanding labor and
material payment claims.

3.9 The Developer shall enter into a Subdivision Improvement Agreement with the City prior to recordation of ~he final map.

3.10 If subdivision improvement construction deferment is warranted (as determined by the City Engineer and City
Attorney), the Developer shall enter into a Deferred
Improvement Agreement with the City. The deferred
improvement agreement shall be recorded with the final or parcel map.

3.11 Agreement work scope shall be approved by the City Engineer. Agreement forms shall be approved by the City Attorney and shall be recorded at the Office of the Contra Costa County Recorder with the final map.

3.12 The Developer shall repair, at its expense, any existing facility damaged by their construction activities. Work shall be completed prior to the issuance of a certificate of
occupancy.

3.13 The record map and as-built construction and grading drawings shall be provided to the City on mylar and in a CAD file format compatible with the City's system, prior to release of subdivision improvement bonds.
4 Gradina

4.1 Recommendations cited in the final City approved geologic and geotechnical report and peer review_shall be
implemented in the project design and construction. The Developer shall mitigate all issues revealed in the report and by the City or peer review, subject -to .the City EnQineer.

4.2 Soils Reports shall include an evaluation of geological hazard (landslides, liquefaction, ground faulting, underground aquifers, etc.), and stability of the proposed development site including surrounding properties. The report shall include recommendations to correct identified hazards and to
mitiqate impacts of the development.

4.3 The Developer's Civil Engineer shall submit on-site improvement plans, grading plans, and public improvement

Page 30 ends

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17.35.060
PW Std X

17.35.100 X
I

15.10.070 X

15.10.100 X

9.1.j
Packet Pg. 555 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
plans, utility plans and landscape plans for review and approval by the Public Works Department prior to issuance of a grading permit. The plans must conform to the City's "Public Works Standards for Public Improvements." The plans shall include, but not be limited to: drainage, frontage improvements, utilities, and earthwork.

4.4 The Developer's Civil Engineer shall submit an erosion control plan, including cost estimate, for review and approval by the Public Works Department.

4.5 The Developer's contractor shall provide adequate dust control measures during Qrading.

4.6 The Developer's contractor shall implement erosion control measures as per the erosion control plan and incorporating guidelines and measures from the most current
RWQCB/ABAG manual for erosion and sediment control if
gradinQ work is not completed by October 15.

4.7 The Developer's Soils Engineer shall inspect and certify that grading work was performed in conformance with the
approved grading plan and geotechnical investigation
report.

4.8 The Developer's Civil Engineer shall certify that the actual pad elevation for each lot is in conformance with the
approved Qradinq plan.

4.9 Grading on hillside land where unstable soils have been identified will be restricted to the time period between April 15 and October 15.

4.10 The Developer's contractor shall limit grading operations from 7:30 a.m. to 7:00 p.m. daily, except Sunday when grading is prohibited.

4.11 The Developer's contractor shall limit construction of the building from 7:30 a.m. to 7:00 p.m., Monday through Friday, and 9:00 a.m. to 6:00 p.m., during Saturday and Sunday.

4.12 Subdrains shall be shown on the grading plans.

4.13 Mylar as-built grading plans signed by soils engineer shall be submitted to the Public Works Department prior to the
issuance of a Certificate of Occupancy.
5 Drainaae

5.1 Any stormwater facilities proposed shall be designed to accommodate access and maintenance. Stormwater
facility design shall be subject to approval by the

Page 31 ends

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I

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15.10.110 X

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15.10.200 X
UBC X
PW Std X
PW Std X
l 5.05.050E X

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Packet Pg. 556 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
Department of Public Works prior to the issuance of any grading permits.

5.2 The Developer shall prepare a drainage analysis prior to issuance of Grading Permits to determine rainfall runoff quantities and on-site storm drain flow. The analysis shall consider the 25 year 6 hour storm and shall account for upstream offsite tributary quantities. The analysis shall provide evidence of achieving "zero net runoff" for the 25 year storm event, to the maximum extent practicable,
subject to the approval of the City Engineer.

5.3 The Developer shall design and install improvements, including off site improvements such as flap gates and head walls to minimize the occurrence of localized flooding.

Improvements shall meet with the approval of the City
Engineer.

5.4 Storm water shall be discharged by gravity f!ow to an approved (city owned and maintained) storm drain system.

5.5 Storm drains carrying public runoff shall be routed only in roadway right-of-way unless otherwise approved by the City Engineer.

5.6 Storm water runoff shall be calculated by_ Rational Method for the 25 year-6 hour and 100 year - 6 hour events.

5.7 Culverts shall be desiqned to convey 25 year - 6 hour event.

5.8 Minimum culvert size is 18 inches.

5.9 Enclosing (culverting) of natural drains, creeks or rivers is not permitted.

5.10 Minimum drainaqe easement width shall be 10 feet.

5.11 All drainage facilities shall be designed with "positive drainage".
6 Utilities

6.1 Other agencies: obtain those permits required by other aqencies havinq jurisdiction within construction area.

6.2 Developer shall provide proof of service agreements and approved utility facility plans to the Public Works Department prior to the approval of the improvement plans.

6.3 Underground Utility Connections shall be made by bore/jack methods unless the street overlay work can be coordinated so that it is concurrent with the project construction. Plans shall include details of receiving pits.

6.4 All utility facilities shall be placed underground.

Page 32 ends

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PW Std C7 X
l 7.35.020C X
l 7.35.020C X
PW Std C7 X
PW Std C7 X
PW Std C7 X
PW Std C7 X
PW Std C7 X
PW Std C7 X
1 1 .050 .040 I X
PW Std C4
PW Std C4 X

11.050.120 X
PW Std C4 X

9.1.j
Packet Pg. 557 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021

6.5 All utility facilities (including but not limited to, storm drains, water mains, sewer mains, gas, electric, telephone, cable TV) shall be located in utility easements and dedicated as: such on the Final Map.
7 Stormwater Pollution Prevention

7.1 If the project disturbs 1 acre of land or more the Developer shall obtain a Notice of Intent (NOi) to comply with State of California General Construction NPDES Permit. A copy of this NOi shall be submitted to the Engineering Department prior to issuance of a grading permit.

7.2 The Developer shall implement a water conservation irrigation system,. appropriate landscape design, and proper operation and maintenance methods to reduce excess irrigation runoff, promote surface filtration, and minimize use of fertilizers, herbicides, and pesticides.

7.3 Drainage from impervious surfaces shall be routed through grassy swales, buffer strips, sand filter or other similar treatment BMP prior to discharge into the storm drainage system, to the maximum extent practicable.

7.4 Site and landscape design details shall incorporate concepts and techniques described in the 11Start at the Source" site design guidance manual to the maximum extent
practicable.

7.5 The booklet "Blueprint for a Clean Bay" shall be included in project plans and specifications prior to issuance of a Grading Permit. Project plans shall include a sheet entitled "Pollution Prevention, its Part of the Plan."

7.6 All permitted project storm drain inlets shall be imprinted with "No Dumping Drains to Bay" by embossing, placement of
thermoplastic stencil, or placement of markers.

7.7 The Developer shall submit a Stormwater Pollution Prevention (SWPPP) for approval by the City Engineer, prior to approval of the Final Map. The SWPPP will define Best Management Practices and site management processes (including, but. not limited to, litter control, motor vehicle washing and maintenance, and storage of hazardous materials) to assure that pollutant discharges will not occur. The Developer shall implement the approved plan durinq construction.

7.8 The Developer shall submit a Stormwater Control Plan (SCP) for approval by the City Engineer, prior to issuance of a Certificate of Occupancy. The SCP shall meet the criteria set

Page 33 ends

PW Std C4 X
I
RWQCB Reg X

NPDES X
Permit
Mandate .

NPDES X
Permit
Mandate

NPDES X
Permit
Mandate
PW Std. C6C X

15.05.050 X

9.1.j
Packet Pg. 558 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021
forth in the latest version of the Stormwater C.3 Guidebook and demonstrate that the project incorporates BMPs that minimize the effect of post-development runoff to the
maximum extend practicable.

7.9 The Developer shall submit an Operations and Maintenance (O&M) Plan for all stormwater treatment and detention
facilities for approval by the City Engineer, prior to the issuance of a Certificate of Occupancy. The O&M Plan shall be implemented by the Developer during construction and until the ownership and maintenance of the stormwater
facilities are transferred to a City approved maintenance entity.

7.10 Stormwater treatment facilities shall be made accessible to the City and other public agencies, including, but not limited to, Central Contra Costa Sanitary District, Contra Costa Mosquito and Vector Control District, and Contra Costa
County Fire Protection District.
8 Peer Review

8.1 Third party peer reviews may be required as-determined by the City Engineer. The review shall be performed at the Developer's expense and may include the review of the final soils report, grading, hydrology, lot closure calculations, improvement plans, erosion control plans, post construction pollution prevention plans, and field inspections of permitted work. Developer shall submit a deposit to the City prior to the third party review.
9 Traffic

9.1 Developer shall install on and off-site traffic mitigation improvements as recommended and accepted by the City
Engineer.
10 Streets

10.1 Street layouts shall comply with Table 1 and Table 2 of the PW Std.

10.2 Concrete curbs and gutters shall be installed on all new streets.

10.3 ADA accessibility shall be provided in compliance with Title

24. 10.4 Concrete sidewalks shall be installed on both sides of street.

Page 34 ends

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PW Std C3 X
PW Std C3 X
PW Std C3 X
PW Std C3 X

9.1.j
Packet Pg. 559 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021

10.5 Street trees shall be provided every 30 feet {in right of way or on private property).

10.6 Streetlights shall be designed in conformance with Table 3 of the PW Std.

10.7 Bikeways shall be installed on new collector and arterial routes.

10.8 Traffic control shall be provided in compliance with Caltrans Stds.

10.9 Fences or sound wall shall be installed on dual frontage streets.

10.10 Fences or sound walls in Public Right-Of-Way shall conform to community development standards, color and material shall be approved by the ARC.
11 Miscellaneous

11. l All projects requiring subdivision or development plan approval shall enter into a lighting and landscape district to assure long term funding and maintenance of landscaped
improvements.

11.2 Trash/Recycling enclosures shall be designed with a cover and screeninQ.

11.3 The Developer shall submit a Waste Management Plan (WMP) as part of a building, demolition or encroachment permit for approval by the Chief Building Official. The W MP shall acknowledge that 50% of all construction and
demolition debris shall be diverted, and shall include the applicable performance security.
12 Floodplain Development

12. l All projects located within the AE ( 100 Year) Flood Zone shall conform to all FEMA regulations and City of Pleasant Hill ordinances for work within the floodplain.

Page 35 ends

PW Std C3 X
PW Std C3 X
PW Std C3 X
PW Std C3 X
PW Std C5 X
PW Std CS X
PW Dept N/A
Recommnd
PW Dept X
Recommend

14.40.050 X

15.15 X
I
I

9.1.j
Packet Pg. 560 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) 490 Golf Club Road
PLN 21-0294
November 18, 2021

Page 36 ends

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Packet Pg. 561 Attachment: Attachment I - ARC Letter of Action (including ARC Resolution No. 03-21) (490 Golf Club Road Project) City of i le sant . ill
December 16, 2021
Leslie Palaroan
Satellite Affordable Housing Associates
183 5 Alcatraz Ave
Berkeley, CA 94703
~ ~i,.J• recycled paper
RE: Use Permit, Development Plan Permit, Minor Subdivision & Architectural Review Permit PLN 21-0294 at 490 Golf Club Road - 490 Golf Club Road Project Dear Ms. Palaroan:

On December 14, 2021 the Planning Commission made a recommendation to "approve" a Use Permit, Development Plan Permit, Minor Subdivision & Architectural Review Permit application no. PLN 21-0294 to the City Council, with the adoption of Planning Commission Resolution No. 22-21 for the proposed project site. The Planning Commission's recommendations are subject to the findings and conditions of approval contained in the Planning Commission Resolution (see enclosed).

The project is a request to subdivide the single-parcel site into three legal parcels, and demolish/re-construct the scope of the project in seven phases. In addition, the proposed Architectural Review Perm.it and Development Plan Permit indicate that a total of 127 on-site parking spaces would be provided (collectively) for all three proposed parcels. Furthermore, the Use Permit request includes relocation and expansion of the existing Choice in Aging (adult day care facility) and Choice in Learning (Montessori pre-school facility- day care, general) uses on the site. Lastly, the proposed project includes the construction of a new 81 ~unit (four-story) affordabl~ senior housing project (with one managers unit-total 82 units).

The Planning Commission's action is not appealable as its recommendations will automatically be forwarded to the City Council. If you have any questions on your application or the hearing process, please contact me at (925) 671-5206.

Je
incerely,
~ Olsen
Associate Planner
Cc: Marge Cortes, Choice in Aging, 490 Golf Club Road, Pleasant Hill, CA 94523 100 Gregory lane - Pleasant Hill - California 94523-3323 - (925) 671-5270 - FAX (925) 256-8190

9.1.k
Packet Pg. 562 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) RESOLUTION NO. 22 - 21

A RESOLUTION OF THE PLANNING COMMISSION, CITY OF PLEASANT HILL,

RECOMMENDING APPROVAL OF A DEVELOPMENT PLAN PERMIT, USE PERMIT, MINOR SUBDIVISION & ARCHITECTURAL REVIEW PERMIT (PLN 21-0294) FOR THE 490 GOLF CLUB ROAD PROJECT AT 490 GOLF CLUB ROAD
WHEREAS, the applicant, Choice in Aging, Choice in Learning and Satellite Affordable Housing Association, submitted a Development Plan Permit, Use Permit, Minor Subdivision and Architectural Review Permit application (PLN 21-0294) for a new adult day care facility, new preschool facility and new 82-unit affordable senior housing facility at 490 Golf Club Road APN 153- 030-004 ("the Project"); and
WHEREAS, Use Permit PLN 21-0294 proposes to expand an existing adult day care facility, and expand an existing Montessori pre-school facility (general day care use), on the singleparcel four-acre project site; to include demolition of the two existing facilities and development of two new larger facilities; and
WHEREAS, Minor Subdivision PLN 21-0294 (Tentative Tract Map) proposes to subdivide the four-acre project site into three legal parcels; and WHEREAS, Development Plan Permit and Architectural Review Permit PLN 21-0294 proposes demolition of an existing one-story adult day care and existing one-story pre-school building, and proposes development of three new facilities ( adult day care, pre-school and affordable senior housing) and associated site improvements to include 127 parking spaces, private roads, landscape areas and tree removals; and
WHEREAS, in accordance with the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., as further governed by the Guidelines to the California Environmental Quality Act, 14 California Code of Regulations §§ 15000, et seq., collectively, CEQA), a Draft Initial Study/Mitigated Negative Declaration (IS/MND) and a Mitigation Monitoring and Reporting Program (MMRP) was approved on January 25, 2021 with the adoption of City Council Resolution No. 8-21; and ·
WHEREAS., after 1;1.otice thereof having been duly, regularly and lawfully given, a public hearing was held by the Architectural Review Commission on November 18, 2021 regarding the proposed Architectural Review Permit at which time all interested parties were invited to provide comments on the proposal; and
WHEREAS, on November 18, 2021 the Architectural Review Commission reviewed the proposed Architectural Review Permit; and received public comment, on Architectural Review Permit application no. PLN 21-0294; and
WHEREAS, the Architectural Review Commission of the City of Pleasant Hill, in accordance with Section 18.30.060(A) of the PHMC, adopted Architectural Review Commission Resolution No. 3-21 to recommend approval of the Architectural Review Permit PLN 21-0294 to the Planning Commission and City Council based upon specific findings cited in the resolution; and

9.1.k
Packet Pg. 563 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road - PLN 2 l-vl94
Page2
WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing was held by the Planning Commission on December 14, 2021 regarding the proposed Minor Subdivision, Use Permit, Development Plan Permit and Architectural Review Permit at which time all interested parties were invited to provide comments on the proposal; and WHEREAS, on December 14, 2021, the Planning Commission adopted Resolution No. 22-21 recommending the City Council's approval of the four associated entitlements in accordance with the findings and conditions of approval contained in Planning Commission Resolution No. 22-21; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Pleasant Hill, in accordance with Chapter 18.90 of the PHMC, recommends approval of Development Plan Permit PLN 21-0294 based upon the following findings and conditions of approval contained in Attachment B of the PC Staff Report:

Development Plan Permit Findings
l. The proposed development will not be detrimental to the health, safety, and general welfare of persons residing or working in the vicinity of the proposed development.

The project provides parking that is compliant with the approved PUD Concept Plan/Specific Plan that was adopted by the City. Extended setbacks (in addition to existing and new trees) will provide buffering/screening from adjacent residential uses.

Furthermore, the proposed general day care use, adult day care use and multi-family residential use would be a low noise generator. Lastly, the associated traffic studies (and environmental analysis in the IS/MND) indicate that there will be no significant impact on traffic volumes due to the proposed project.

2. The proposed development will not be injurious or detrimental to adjacent properties or to property in the neighborhood or the City.

The proposal will result in a high-quality architectural design with landscaping improvements, at a location that is appropriate for a multi-family residential development, and for two new/expanded facilities that have operated on the project site for several years.

The 44 existing trees proposed to remain, in addition to the planting of 148 new trees, will provide an adequate buffer for adjacent residential uses and public school use. In addition, the ARC recommended approval of the project citing the proposed tree screening. In accordance with the project's adopted Initial Study/Mitigated Negative Declaration, the project will generate a total of 666 daily trips in the area, which is a less than significant amount given the available capacity of the surrounding roadways.

3. The proposed development is consistent with the policies and goals established by the General Plan.

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Packet Pg. 564 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road - PLN 21-v294
Page3
There are various General Plan goals, policies and programs applicable City-wide that are applicable in connection with the project:

Community Development Goal 2. Maintain the historic balance among different types and intensities of residential development, commercial retail, office uses, and open space.

Community Development Policy 2A. Encourage uses needed by the community at appropriate locations.

The proposed project would result in a residential development with a higher intensity (i.e. density) than other residential development in the immediate surrounding area.

However, additional housing is needed throughout the region, as well as within the City, thus, adding residential units, including affordable senior dwelling units, is needed. The City has determined that the proposed density, amount and even distribution of usable open space, appropriate mass/scale/bulk of buildings, excessive building setbacks, adequate tree screening along all property lines and adequate amount of parking associated with the proposal would result in a project that is compatible with adjacent residential and public institution uses.

The additional two proposed land uses ( adult day care facility and general day care facility) are appropriate for the project site as it is located in an area surrounded by residential and public school uses. To further rei1:1force the location as appropriate for the two uses, both have been operating and providing a much needed service for the community for several years at this current location. Thus, the project will continue to allow these two needed uses to operate and serve the community, in newer and larger facilities resulting in an improved experience for participants, visitors and employees associated with these two service-oriented facilities.

Community Development Goal 3. Generate thriving, attractive and cohesive development at vacant or underutilized sites.

The site consists of an underutilized one-story multi-use building developed approximately 60 years ago. The proposed project would rejuvenate the site with a new residential development, and new and expanded adult care and pre-school facilities, in addition to a possible futuristic new medical clinic and assisted living facility. Thus, the proposed project would improve the appearance of the site through site improvements, and by enhancing the site as viewed from the heavily traveled Contra Costa canal corridor. In addition, the Planning Commission has determined that the . proposed density, amount and even distribution of usable open space, location ofthreestory and four-story buildings, appropriate mass/scale/bulk of buildings, excessive building setbacks, adequate tree screening along all property lines and adequate amount of parking associated with the proposal would ensure compatibility with adjacent residential public institution uses. As a result, as proposed, the project would be an attractive and cohesive development in association with adjacent land uses. Lastly, the ARC also agreed that the project would generally be cohesive with the existing, surrounding residential development.

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Packet Pg. 565 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road - PLN 21-u294
Page4
Community Development Policy 15A. Provide opportunities for seniors to obtain adequate care, housing, and support services, including by upgrading and expanding existing facilities and constructing new ones.

The proposed senior housing component will add much needed affordable senior specific housing supply to the City and the proposed new/expanded adult day care facility will continue to offer a. much needed service for the community by providing an opportunity for elderly-challenged individuals to engage in various activities and experiences, to include inter-action with the adjacent pre-school occupants.

Community Development Goal 24. Place utility lines underground.

Community Development Policy 24A. Achieve undergrounding of utilities when and where feasible.

The project does not propose any new above ground utilities. In addition, no existing above ground utilities will need to be undergrounded as part of the project, primarily due to the project site's distanced location from the nearest public right-of-way.

Growth Management Goal 1.3. Ensure development is within the City of Pleasant Hill Urban Limit Line.

The project site is located in the north-central portion of the city, and thus well within the city's Urban Limit Line.

Growth Management Goal 2. Approve new development only afterfinding that the adopted performance standards ar:e met.

Growth Management Policy 2B. Require that new development pay its share of costs associated with the overall growth in the region.

Growth Management Policy 2C. Require that all development projects comply with the City's performance standards for fire, police, parks, water, flood control, sanitary sewer, and transportationfacilities.

The project can be accommodated by existing services, with acceptable impact levels, to include: water supply, sewage disposal, school districts, parks and open space, fire protection, police and storm drainage. In addition, the project is required to pay its share of costs including traffic mitigation fees, park fees, school fees, sewer, water, and drainage fees.

Housing Goal 1. Maintain a housing supply sufficient to meet the housing needs of all Pleasant Hill residents.

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The proposed project is providing additional housing opportunities to senior-aged residents of Pleasant Hill, including deed restricted low income level senior dwelling units.

Housing Goal 2. Promote diversity in tenure, type, size, location and price to permit a choice of housing for persons of all economic levels.

This project is proposing 81 affordable senior housing units restricted to a low income level which is serving a different resident than would a market-rate residential project.

Housing Goal 3.- Increase housing opportunities for people of limited incomes.

Housing Policy 3A. Facilitate construction of affordable housing by favoring new projects that include units for lower-income segments of the community.

The proposed project is providing additional affordable housing opportunities, by constructing 81 affordable senior dwelling units, to comply with the City's lnclusionary Housing ordinance. In addition, the 81 dwelling units will be deed restricted at a low income level.

4. The proposed development is architecturally compatible with other development in the vicinity, both inside and outside the-district.

The project provides site improvements, site design, architecture (including appropriate scale and massing of the three structures), and exterior materials/colors, which make it comparable or surpassing in quality to surrounding uses in the area and the City. In addition, the siting and design of the four-story structure and associated site improvements (proposed density and landscape screening) were recommended for approval by the Architectural Review Commission on November 18, 2021 as associated with the Architectural Review Permit.

NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of Pleasant Hill, in accordance with Chapter 18.95 of the PHMC, recommends approval of Use Permit PLN 21-0294 bas.ed upon the following findings and conditions of approval contained in Attachment B of the PC Staff Report:

Use Permit Findings

1. The proposed use will not be detrimental to the health, safety and general welfare of persons residing or working in the neighborhood of the proposed use.

The two proposed land uses (adult day care facility and general day care facility) are appropriate for the project site and compatible with the adjacent residential and school uses because: (1) the two proposed uses have been operating on the site for several years without generating complaints from adjacent uses, (2) each proposed use provides a much needed service to the community by providing day care for elderly individuals and for children

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( ages 2-6), and (3) neither of the two proposed uses are "not permissible" in the two adjacent zoning districts (Multi-Family Residential and Single Family Residential).

In addition, the project site will provide adequate parking for the expected demand of the two uses ( as analyzed and determined with the previous adoption of the PUD Concept Plan/Specific Plan). Furthermore, the Use Permit is conditioned to limit the number of participants and employees, so that the parking demand would not increase over time.

Lastly, the two land uses have operated on the project site for several years without generating complaints related to noise, parking, etc. Therefore, since the only significant increase to the two facilities would be the number of stories (CiA only) and gross floor area (CiL only) of the physical facilities (as opposed to an expansion in occupancy capacity and/or operating hours) the uses are not anticipated to generate an increase in parking, noise or result in other potential negative impacts to adjacent residential sites.

2. The proposed use will not be injurious or detrimental to adjacent properties or to property in the neighborhood or to the general welfare of the city.

The two proposed land uses (adult day care facility and general day care facility) are appropriate for the project site and adjacent residential and public school uses because: (1) the two proposed uses have been operating on the site for several years without generating complaints from adjacent uses, (2) each proposed use provides a much needed service to the community by providing day care for elderly individuals and for children (ages 2-6), and (3) neither of the two proposed uses are "not permissible" in the two adjacent zoning districts (Multi-Family Residential and Single Family Residential).

In addition, the project site will provide adequate parking for the expected demand of two uses (as analyzed and determined with the previous adoption of the PUD Concept Plan/Specific Plan). Furthermore, the Use Permit is conditioned to limit the number of participants and employees, so that the parking demand would not increase over time.

3. The proposed use is consistent with the policies and goals established by the General Plan.

The project is consistent with the General Plan go~ls/programs/policies cited in Attachment B (Planning Commission Resolution: see Development Plan Permit Finding no. 3).

NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of Pleasant Hill, in accordance with Chapter 17 .25 of the PHMC, recommends approval of Minor Subdivision (Tentative Tract Map) PLN 21-0294 based upon the following findings:

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Minor Subdivision Findings

1. The.proposed map is consistent with the general plan or any applicable specific plan, or other applicable provisions of this code.

The proposed map satisfies the requirements and conditions imposed by the Subdivision Map Act and the City of Pleasant Hill Subdivision Ordinance because the procedural requirements of the Map Act are being followed. Also, the proposed subdivision is consistent with the General Plan because the proposed development conforms to the requirements of Multi-Family Very High Density General Plan land use designation for the site. No portion of the project site is located in a specific plan zoning district and the project is consistent with the approved PUD zoning district and approved PUD Concept/Specific Plan.

The project is consistent with the General Plan goals/programs/policies cited in Attachment B (Planning Commission Resolution: see Development Plan Permit Finding no. 3).

Furthermore, the proposed project is consistent with the applicable Citywide Design Guidelines that should be considered in connection with the applicant's request, as noted in Attachment B (Planning Commission Resolution: see Architectural Review Permit Finding no. 5).

2. The site is physically suitable for the type of development.

The physical characteristics of the project site are suitable for the intended land use because the proposal will result in an affordable senior multi-family residential infill project with uses that are similar to those surrounding the site. In addition, all public services are available and there are no physical constraints. Project development will be centrally concentrated onsite and will result in a minimized grading plan. Lastly, the site is adjacent to residential uses along approximately 65% of the site's border, and along approximately 35% of the site's border is the DVC overflow parking facility, both of which are compatible uses with that of the proposed land uses and which is common practice citywide.

3. The site is physically suitable for the proposed density of development.

The site is physically suitable for the proposed density (73 units per net acre on proposed Parcel C) of the development because it would be consistent with the recently approved General Plan designation (Multi-Family Very High Density) and recently approved PUD Planned Unit Development - Specific Plan zoning district for the site. More specifically, the proposed density (73 units per net acre based on 1.12 net acres) is compliant with the 41 ~ 73 units per net acre allowed by the recently approved Multi-Family Very High-Density General Plan Amendment. . In addition, the ARC recommended approval of the proposed density based on the density resulting in: (1) sufficient setbacks, (2) appropriate siting of the three & four-story residential struchl:re, and (3) increased tree screening.

4. The design of the subdivision or the proposed improvements is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife to their habitat.

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The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat because the project site does not contain any identifiable natural open space or riparian habitat. In addition, there are no natural waterways on the property, thus, further minimizing impacts to fish and wildlife. The drainage is designed/required to be contained on the property, where multiple retention basins are designed to collect the majority of the drainage waters. The on-site retention basins will collect the drainage waters to ensure that 100% are collected on-site. An Initial Study/Mitigated Negative Declaration was adopted and concluded with mitigation, so that no significant environmental impacts will result from the project.

5. The design of the subdivision or the type of improvements is not likely to cause serious public health problems.

The design of the subdivision and the type of improvements are not likely to cause serious public health problems, because the review process of the subdivision has taken those concerns into consideration and has found the proposal in conformance with the City of Pleasant Hill and other Local, State and Federal rules, policies and procedures. The project will be served by public sewer and water. In addition, public health issues are addressed in the adopted Initial Study/Mitigated Negative Declaration and project's associated improvements are not found to pose a public health problem.

6. The design of the subdivision or the rype of improvements will not conflict with easements, acquired by the public at large, for access through or use of properry within the proposed subdivision.

Acquisition of any new easements, if applicable, will be required prior to the acceptance of the Final Map for this project.

7. The land is not subject to a contract entered into pursuant to the California Land Conservation Act of 1965 and the resulting parcels following a subdivision of the land would not be too small to sustain their agr.icultural use.

The land is not subject to a contract entered into pursuant to the California Land Conservation Act of 1965.

NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of Pleasant Hill, in accordance with Chapter 18.115 of the PHMC, recommends approval of Architectural Review Permit PLN 21-0294 based upon the following findings:

Architectural Review Permit & Consistency with Planned Unit Development Concept/Specific Plan Findings
i. Ensure excellence of architectural design;
The surrounding neighborhood consists of multi-family and single family residential structures, in addition to a surface parking facility associated with Diablo Valley Junior College, the Contra Costa Country Club golf course and the Contra Costa

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Canal trail. Thus, the proposed project is appropriate for the area as there are other existing structures with multiple bµilding stories (such as the proposed three-story and four-story facilities and the existing two-story residential buildings) in this immediate neighborhood. To further minimize the effects of development within the PUD on nearby residential uses, the Concept Specific Plan notes that the building height/stories would provide excessive setbacks from the nearest residences (to the west, north and to the east). Therefore, the proposed three-story and four-story buildings will not impact (i.e. privacy, shadowing, obstruction of views, etc.) the adjacent right-of-way and/or adjacent residential uses.· Lastly, the PUD Concept/Specific Plan allows a maximum building height of approximately 45 feet; and through the design review process the PUD Concept/Specific Plan, and the ARC has confirmed that the height, scale and mass of the development is compatible to surrounding.properties as the project incorporates structures that has articulated and varied elevations. The buildings have architectural features that provide visual identification to the main entrance. In addition, the buildings use various building materials, and colors, that complement each other and are of high quality and long lasting materials.
ii. Ensure that siting and architectural design of structures, including their materials and colors, are visually harmonious with surrounding development and with the natural landforms and vegetation of the areas in which they are proposed to be located;
The majority of the site is r~latively flat with the exception of the northeast portion of the site which is sloped; however, to be harmonious with surrounding development all of the associated structures will be constructed on a relatively flat portion of the site with the exception of a portion of the 82-unit senior housing facility and a vehicular driveway which would displace a majority of the northeast sloped area.

The site plan is designed to accommodate a safe vehicular circulation pattern and provides off-street parking, including siting building away from adjacent uses with substantial setbacks.

Of the 212 existing trees located within the four acre project site 168 trees are proposed to be removed. As a result, there would be retention of 44 existing trees along with the addition of 148 new trees to provide screening from most adjacent perspectives. Furthermore, consistent with the PUD Concept/Specific Plan, the project incorporates a color palette that includes a variety of colors that will assist to break-up the mass and scale of the three and four-story structures in addition to providing visual interest. No proposed design/material/color elements will be inconsistent with surrounding development as there is a variety of development surrounding the ·project site; which include single family residential, multi-family residential and educational buildings associated with Diablo Valley College that exhibit a variety of architectural styles, materials and colors. iii. Ensure that plans for the landscaping of open spaces conform with the requirements of Section 18.115.01 O.B and that they provide visually pleasing se'ttings for structures on the site and on adjoining and nearby sites, and blend harmoniously with the natural landscape; and

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The proposed landscape plan will complement the new buildings, while providing visual buffering of the buildings from nearby views. The plant palette is complementary and consistent with the remainder of the neighborhood through the use of deciduous and evergreen trees; and incorporated drought-tolerant species. As the surrounding area is built-out and dominated by an urban landscape, the project will continue this type of landscape treatment and be compatible to the surrounding area. Lastly, the proposed landscape plan provides a plant palette consisting of 148 new trees (26 of which consist of 24 Coast Live Oak trees and two Valley Oak trees) to complement the existing landscape and provide screening along the site's perimeters. The proposed landscape plan including new common landscape areas, provide water retention basins, incorporates large size specimen plantings to include both deciduous and perennial tree species, and enhances an elongated vehicular access easement that connects the four acre project site to the north side of the Golf Club Road public right-of-way.

In addition, the landscaping is consistent with the PUD Concept/Specific Plan as it is the uQ.ifying element for the different uses of the project, providing gathering spaces and connectivity, including outdoor spaces for children and adults, including seating areas, walking paths and spaces for vegetable and therapy gardens. The proposed landscaping plan also" provides a pleasing design connection to the proposed building architecture of the project. Lastly, the landscape plan is in substantial compliance with City Wide Design Guidelines. This ensures that the project includes landscaping that is compatible and complementary to the site and neighborhood and will further soften the appearance of development from nearby views. Lastly, the project is compliant with the required private landscape standards. iv. Prevent ex,cessive and unsightly grading of hillsides, and preserve natural landforms and existing vegetation.

The project is proposing to preserve the sloped area located in the northeast corner of the four acre project site, to the greatest extent possible, as common open space in addition to some enhancement consisting of new plantings. The remainder of the project site is relatively flat. Of the 212 existing trees, 168 trees are proposed to be removed, primarily because they would be displaced by proposed structures and/or hardscape areas. However, the applicant is proposing to plant 148 new trees, in addition to retaining 44 existing trees, for a total of 192 trees. v. Ensure substantial conformance with applicable design guidelines to achieve a quality, well-designed project that enhances the neighborhood.

The project is consistent with the following Residential Design Guidelines (DG):

DG .I.A. I .a - The arrangement of structures, parking and circulation areas, and open spaces should recognize the particular characteristics of the site and should relate to the surrounding built environment in pattern, function, scale, character and materials.

The centralized siting of the structures, the siting of the loop driveway adjacent to the site's perimeters, and the centralized siting of common open space is consistent with

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the surrounding residential development in pattern, function, scale, character and materials.

DG.I.A.2.a-The scale and mass of the new development should be consistent with neighboring developments without overwhelming through disproportionate size or design that is out of character. The proposed architecture provides a variety of colors and materials, on multiple facades,.to break-up the bulk, mass and scale of the various buildings. As a result, the design of the buildings would be consistent with neighboring developments and therefore not present overwhelming size or design that is out of character with adjacent structures.

DG.II.B.1.a - Setback patterns within the immediate vicinity should be maintained.

The proposed setbacks are similar, and in most cases, greater than those in the immediate vicinity.

DG.11.B.1.h - New buildings should be sensitive to existing structures and minimize obstruction of existing outward views where possible. The new structures are proposed to be centralized on the site, to the greatest extent possible, and provide excessive setbacks to minimize the obstruction of existing outward views.

DG.11.B.2.a - Building should be articulated to help minimize the appearance of bulk and provide a more pedestrian scale. The proposed architecture provides a variety of colors and materials to break-up the bulk, mass and scale of the various buildings to include the three and four-story senior housing facility.

DG.II.B.2.b- Overall height of new structures should be in scale with other buildings in the neighborhood. The proposed one, two and three-story structures are consistent with existing one, two and three-story structures on adjacent sites. In addition, the four-story portion of the proposed senior housing facility would be located adjacent to the DVC parking facility (to the south) and would provide a minimum 47-foot setback to the nearest residential site (to the east).· DG.II.B.2.c - Appropriate buffers and transitions should be used when locating multi-story buildings adjacent to single-story buildings. The proposed multi-story building (3 and 4-story senior housing facility) would have a minimum 40-foot setback from the residential sites to the north and a minimum 47-foot setback from the residential sites to the east. The three-story medical clinic/assisted living facility would not be adjacent to a residential site as it would be centralized and located closest to the south property line abutting the DVC parking facility.

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views. The additional 33 spaces are provided within the vehicular access easement connecting the project site to Golf Club Road. However, the parking spaces will be designed and located in accordance with city standards, with the exception of the proposed 8-foot wide parallel parking spaces, which are required to provide a minimum 9-foot width.

DG.11.A.1 O.d - Drainage patterns shall be preserved or improved to the greatest extent possible. The proposed drainage pattern for the project would remain relatively similar to existing conditions. In addition, the City has a no-net run off requirement for all projects. Lastly, the drainage plan indicates bio-retention areas to collect runoff on-site.

B. Height, bulk and coverage of buildings: The proposed project number of stories and for building height is consistent with the approved PUD Concept/Specific Plan that allows the three-story assisted living facility and the four-story multi-family affordable senior housing facility. In addition, there are other projects throughout the City with this number of stories that were also approved through the PUD process. To minimize the height and bulk of the project, the applicant has incorporated project features to be sensitive to surrounding uses, such as providing excessive setbacks (39-75 feet) from adjacent uses, providing increased · landscaping on all perimeter areas and has also incorporated architectural features to reduce the mass and scale of the building design.

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F. Height, materials, colors and variations in boundary walls, fences, or screen planting:

The ARC reviewed and approved the proposed fences, walls and screening methods for the project, to be consistent with City-Wide Design Guidelines and the approved PUD Concept/Specific Plan.

G. Location and type of landscaping, including but not limited to setback areas and offstreet parking areas: The ARC reviewed and approved the propo·sed landscaping consistent with zoning provisions, the PUD Concept/Specific Plan and City-Wide Design Guidelines.

H Appropriateness of sign design and exterior lighting standards and devices and other building graphics, pursuant to criteria established in PHMC § 18. 60. 05 0 and the sign design guidelines adopted under PHMC § 18. 60. 090: Currently, the applicant is not proposing signage for the property. If applicable in the future, submittal of signage would be reviewed by the ARC to verify consistency with ordinance, PUD Concept/Specific Plan and City-Wide Sign Design Guidelines provisions.

I. The extent of grading and its relationship to topography, as related to visual impacts:

CEQA Finding
An Initial Study and draft Mitigated Negative Declaration were previously prepared and adopted by the City for the project pursuant to Section 15070 of the Guidelines for the Implementation of the California Environmental Quality Act (CEQA). The Initial Study and the draft Mitigated Negative Declaration prepared for the project are available for public review at the City of Pleasant Hill Planning Division. None of the circumstances noted in CEQA Guidelines Sections 15162 or 15163 that would require preparation of a new or updated environmental document are determined to be applicable to the project.

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ADOPTED by the Planning Commission of the City of Pleasant Hill, on the 14th day of December, 2021, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

Chiang, Khalfin, Vavrek, Vinson, Wyler
None
None
Mascaro
Ti TO, Secretary
Planning Commission

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Packet Pg. 576 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) Exhibit A

PLANNING COMMISSION

ARCHITECTURAL REVIEW PERMIT, DEVELOPMENT PLAN PERMIT,
USE PERMIT AND MINOR SUBDMSION ~LN 21-0294)

PLANNING COMMISSION

RECOMMENDED CONDITIONS OF APPROVAL
Project: 490 Golf Club Road Project
Application Number: PLN 21-0294
Location: 490 Golf Club Road
Recommendation Date: December 14, 2021
The following conditions· are recommended· for approval, by the Pleasant Hill Planning Commission, to the City Council. As a result, there is no appeal period related to the Planning Commission's recommendation (i.e. non-action).

Proiect Conditions of Approval

1. Project Approval - Approval is based on and shall be in accord with information contained in the project file, and Tentative Parcel Map PLN 21-0294 prepared by Milani & Associates, and dated "Approved ____ except as it may be modified by these conditions~ In summary, the project includes a subdivision of the four-acre single-parcel site into three legal parcels, and demolish/re-construct the scope of the project in phases. The site improvements include: (1) expansion of the existing Choice in Aging (adult day care facility) and Choice in Learning (Montessori pre-school facility - day care, general) uses on the site, (2) construction of a new 82-unit (4-story) affordable senior housing project that would have a resulting proposed density of approximately 73 dwelling units per net acre, (3) a 127-space surface parking facility to serve all three facilities, and (4) new landscape and open space areas.

Minor Subdivision Conditions of Approval

1. Map Recordation -·The applicant shall obtain Final Map approval from the City Council and record the approved Final Map at the Contra Costa County Recorder's office prior to the issuance of a building permit.

2. Expiration of Tract Map - In accordance with Section 66463.5 of the Subdivision Map Act, this Tentative Parcel Map shall expire 24 months after this approval date, unless a time extension is approved by the Planning Commission or City Council, or as otherwise provided by any extensions provided for under applicable law.

3. Affordable Housing-As proposed by the applicant, 81 affordable housing units, no greater than the low income level, shall be deed restricted for the project.

4. Federal, State and Local laws - Development of the Project shall be in compliance with all appHcable federal, state, and local laws. The issuance of this Major Subdivision shall not

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constitute a waiver of the requirements of any federal, state or local law, including the requirements of the California Building Standards Code.

5. Compliance with Conditions of Approval - At least 45 days prior to filing the Tentative Tract Map or issuance of a grading permit, whichever occurs first, the applicant shall provide detailed responses to address compliance with each applicable condition of approval for the review and approval by the Public Works and Community Development Department.

6. Environmental Mitigation Measures - The applicant shall incorporate and comply with all of the adopted/required mitigation measures, into the revised plans and/or applicable documents, and provide full compliance with the mitigation monitoring and reporting program ( as cited in Attachment M of Planning Commission staff report dated December 14, 2021)

7. Outside Agencies - The Project shall be developed in compliance with all standards of any applicable outside agencies such as the Contra Costa County Fire Protection District, Contra Costa County Health Department, Contra Costa County Flood Control District, Contra Costa Water District, Contra Costa Central Sanitary District, etc.

8. Indemnification - The owner/applicant shall qefend, (with counsel acceptable to the City) at its sole cost and expense, indemnify, protect, release and hold harmless the City of Pleasant Hill and any agency or instrumentality thereof,. including any of its agents, commissions, boards, officers, and employees ("indemnitees") from any and all claims, actions, or proceedings arising out of or in any way related to the processing and/or approval of this Project and any environmental determination that accompanies it. This indemnification shall include, but not be limited to, suits, damages, judgments, costs, expenses, liens, levies, attorney fees or expert witness fees that may be asserted or incurred by any person or entity, including the applicant, third parties, and the indemnitees, arising out of or in connection with the processing and/or approval of this Project, except to the extent attributable to the sole negligence or willful misconduct of indemnitees.

9. Compliance with Project Conditions of Approval - In the event that any of the aforementioned conditions are not satisfied the Major Subdivision becomes null and void.

10. Project Modifications - Any major changes to the project description or to any other project conditions shall require an amendment to the applicable permit( s ); in accordance with applicable laws, which may include the Minor Subdivision. Any major changes shall require review and approval by the decision-body that gave final approval to the original permit(s). · Any minor changes shall require an application request from the operator/applicant for review and approval by the Zoning Administrator. The Zoning Administrator will determine if a change is considered major or minor. If any changes are within substantial conformance of the originally approved permit(s), they will be considered minor.

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11. Annotated Conditions of Approval - Prior to issuance of a Final Map, the developer shall submit to the Zoning Administrator and City Engineer an annotated list of these conditions demonstrating proof of compliance.

12. Compliance with Project Conditions of Approval - In the event that any of the aforementioned conditions are not satisfied the Minor Subdivision and Architectural Review Permit approval becomes null and void.

Development Plan Permit (DP) Conditions of Approval

1. Project Description - Approval is based on, and shall be in accord with, information contained in the project file with plans and application stamped "Approved - __ " This approval is for a Development Plan Permit (PLN 2170294) for a new adult day care facility, a new pre-school facility and an 82-unit affordable senior housing facility. The project approval includes the following:
a. 12 7 parldng spaces
b. Removal of 168 trees and tree replacement of 148 new trees. c. Three legal parcels resulting in a total of four acres. d. Density of73 dwelling units per net acre (based on 1.12 net acres)for Parcel C e. A three-story and four-story senior affordable housing facility with a maximum 49- foot building height.
f Retention basins.
g. Private roads.
h. Landscape area and open space area in compliance with the approved PUD Concept/Specific Plan

2. Approval - Approval is· based on and shall be in accord with the plans contained in the project file, dated, "Approved - ___ " except as they may be modified by these conditions The approved plans were prepared by Milani & Associates, Perkins-Eastman Architects, and Bay Tree Design (landscape architect).

3. Time Period - The Development Plan Permit shall lapse two years after its date of approval unless one of the following has occurred:
a. A building permit has been issued, substantial money has been expended, and construction diligently pursued; or
b. A certificate of occupancy has been issued; or
c. The Development Plan is renewed by the Planning Commission or other hearing body which originally approved it. No new notice or public hearing is required for a renewal if the findings required for approval remain valid.

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4. Project Modifications - Any major changes to the project description or to any other project conditions shall require an amendment to the Development Plan permit and shall require review and approval by the decision-body that gave final approval to the original Development Plan Permit. Any minor changes shall require an application request from the operator/applicant for review and approval by the Zoning Administrator. The Zoning Administrator will determine if a change is considered major or minor.

5. Compliance with Project Conditions of Approval - In the event that any of the aforementioned conditions are not satisfied the Development Plan Permit approval becomes null and void.

6. Overnight Vehicles - Campers, trailers, motorhomes, or any other similar vehicles are not allowed on the construction site except when needed as sleeping quarters for a security guard.

7. Construction Trailer - A construction trailer shall be allowed to be placed on the project site for daily administration/coordination purposes during the construction period.

8. Compliance with Project Conditions of Approval - Development Plan permit approval is subject to compliance with each applicable condition of approval contained in Planning Commission Resolution No. 22-21. In the event that any of the associated conditions are not satisfied Development Plan f ermit approval becomes null and void.

9. Parking Space Reduction - Any reduction in the 127-space inventory of on-site parking spaces shall not occur without prior City approval.

10. Trees -Approval of Development Plan Permit PLN 21-0294, includes approval for removal of trees from the site, only for those trees noted accordingly on the approved tree removal plan.

11. Off-Site Improvements - No off-site improvements shall occur unless written authorization is received from the property owner and provided to the Zoning Administrator in advance of constructing the improvements.

12. Solid-Waste Pick-Up - Solid waste/recycling and yard waste pick-up will be executed with private individual pick-up receptacles for each legal parcel.

13. Construction Activity -During construction, the applicant shall comply with conditions related to noise, best management practices and storm-water provisions.

14. Noise Ordinance - The operator/applicant shall ensure that the facility strictly adheres to the City's Noise Ordinance (PHMC Chapter 9.15).

15. Water Efficient Landscape Ordinance -The project shall comply with the City's Water Efficient Landscape Ordinance, both prior to and after occupancy as appropriate.

16. General Compliance - Approval of this project shall not waive required compliance with all sections of the Pleasant Hill Municipal Code, General Plan, and applicable policy plan.

17. Annotated Conditions of Approval - Prior to issuance of a building permit and prior to issuance of a certificate of occupancy, the developer shall submit to the Zoning Administrator an annotated list of these conditions demonstrating proof of compliance.

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18. Annotated Conditions of Approval - Prior to issuance of a building permit final and/or certificate of occupancy, the applicant shall submit to the Zoning Administrator an annotated list of outstanding conditions demonstrating proof of compliance with a cover letter specifying how the project has addressed and complied with each of these conditions.

19. Building Permits - The applicant shall obtain all necessary building permits from the City Building Division. In addition, the project shall comply with all regulations contained in Title 11 of the 2019 California Building Code_ prior to issuance of a Certificate of Occupancy.

20. Construction and Demolition Debris Ordinance - Prior to building permit final, the applicant/developer shall comply with the requirements of the City of Pleasant Hill Construction and Demolition Debris Ordinance (Chapter 14.40). Prior to building permit final a waste management plan shall be submitted and approved by the Building Diyision. 2 l. ADA Compliance - Prior to issuance of a Certificate of Occupancy the architect shall submit written verification to the Chief Building Inspector that the project is in full compliance with the Americans with Disabilities Act (ADA).

22. Waste Management Plan - The Applicant shall submit a Waste Management Plan (WMP) as part of the building permit for approval by the Chief Building Official. The WMP shall acknowledge that 65% of all construction and demolition debris will be diverted, and shall include the applicable performance security.

23. Demolition/Construction Phasing Plan and Traffic Control Plan - Prior to grading building or demolition permit issuance (whichever occurs first), the applicant shall submit a phasing plan for demolition and construction and a traffic control plan that shall include, but not be limited to, location of construction materials storage and equipment staging areas, phasing for demolition of existing improvements and construction of new improvements, provisions for vehicle and pedestrian access during demolition and construction, facility parking (for customers and employees) during demolition and construction, etc. This Plan shall be to the approval of the City En~eer and the Zoning Administrator.

24. Construction Hours - Construction and Grading hours shall be limited to 7:30 a.m. to 7:00 p.m. Monday through Friday. In addition, interior construction is allowed on Saturdays from 9:00 a.m. to 6:00 p.m., with construction activity is prohibited on all Sundays and City holidays.

25. Indemnification - The owner/applicant shall defend, (with counsel acceptable to the City) at its sole cost and expense, indemnify, protect, release and hold harmless the City of Pleasant Hill and any agency or instrumentality thereof, including any of its agents, commissions, boards, officers, and employees ("indemnitees") from any and all claims, actions, -or proceedings arising out of or in any way related to the processing and/or approval of this Project and any environmental determination that accompanies it. This indemnification shall include, but not be limited to, suits, damages, judgments, costs, expenses, liens, levies, attorney fees or expert witness fees that may be asserted or incurred by any person or entity, including the applicant, third parties, and the indemnitees, arising out of or in connection with the processing and/or approval of this Project, except to the extent attributable to the sole negligence or willful misconduct of indemnitees.

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26. Other City Approvals - Development Plan Permit approval is subject to review and approval of a Use Permit, Minor Subdivision and an Architectural Review permit by the City Council.

27. Outside Agencies - The owner/applicant shall comply with the requirements of all other agencies having jurisdiction over this project. This shall include, but not be limited to the Contra Costa County Fire Protection District, PG&E, Contra Costa Health Department, Central Contra Costa County Sanitation District, Contra Costa County Flood Control District and Contra Costa Water District. Proof of approval from other agencies with jurisdiction over the project shall be provided to the Zoning Administrator prior to commencement of operations at the facility.

28. Off-Site Improvements - No off-site improvements shall occur unless written authorization is received from the property owner and provided to the Zoning Administrator in advance of constructing the improvements.

29. Federal, State and Local laws - Owner/applicant shall comply with all federal, state, and local laws. The issuance of this development plan permit shall not constitute a waiver of the requirements of any federal, state or local law, including the requirements of the California Building. Standards Code.

30. Mitigation Monitoring Program - The project shall implement and comply with the associated Mitigation Monitoring Program (Attachment M of the PC Staff Report).

31. Tree Protection Plan - A tree protection plan for preserved trees that are on-site and in close proximity of the project site shall be reviewed and approved prior to issuance of any permits and implemented during all construction activities. The tree protection plan shall be prepared by a certified/licensed arborist.

32. Engineering Conditions - The project shall comply with the following Engineering Division conditions of approval and standard conditions of approval as noted below.

Use Permit Conditions of Approval
I. Project Description - Approval is based on, and shall be in accord with, information contained in the project file with plans and application stamped "Approved - ____ " This approval is for Conditional Use Permit (PLN 21-0294) related to a new/expanded preschool facility and new/expanded adult day care facility. The Conditional Use Permit approves the following:
• Choice in Learning: An approximate 7,000 square foot Montessori pre-school facility (general day care use), with a maximum enrollment of no more than 90· children ages 2-6, and a maximum of 5 employees at any one time. Operating day/hours limited to Monday through Friday from 7 a.m. to 6 p.m. • Choice in Aging: An approximate 24,750 square foot adult day care use facility, with a maximum of no more than 60 participants/individuals, and a maximum of 35 employees at any one time. Operating day/hours limited to Monday through Friday from 7 a.m. to 6 p.m.

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2. Plans - Prior to issuance of a Building Permit, the applicant shall submit accurate, to-scale plans for the proposed development.

3. Approval - Approval is based on and shall be in accord with the plans contained in the project file, dated, "Approved - ____ " except as they may be modified by these conditions. The approved plans were prepared by Perkins-Eastman Architects.

4. Time Period - The Conditional Use Pennit shall lapse two years after its date of approval unless one of the following has occurred:
a. A building permit has been issued, substantial money has been expended, and construction diligently pursued; or
b. Final building inspection approval has been issued; or c. The use is established; or
d. The Use Permit is renewed by the hearing body which originally approved it

5. Lapse of Use - The Use Permit shall automatically lapse if there is a discontinuance of the exercise of the entitlement granted by the permit for six consecutive months or more.

6. Project Modifications - Any major changes to the project description or to any other project conditions shall require an amendment to the Use Permit and shall require review and approval by the decision-body that gave final approval to the original Use Permit. Any minor changes shall require an application request from the operator/applicant for review and approval by the Zoning Administrator. The Zoning Administrator will determine if a change is considered major or minor.

7. Signage-Approval of the Conditional Use Permit does not include any proposed signage for the project.

8. Compliance with Project Conditions of Approval - The Conditional Use Permit is subject to compliance with each applicable condition of approval contained in Planning Commission Resolution No. 22 - 21. In the event that any of the associated conditions are not satisfied Conditional Use Permit approval becomes null and void.

9. Related Permits -The Conditional Use Permit (PLN 21-0294) shall be null and void if the associated Development Plan Permit is not approved by the Planning Commission.

10. Parking Complaints - In the event that the City receives a legitimate parking complaint ( e.g. complaints regarding project parking demand spilling over from the site to nearby streets or unauthorized sites), the property owrier shall address and resolve the complaint in a timely and satisfactory manner, as determined by either the Zoning Administrator or Planning Commission in accordance with applicable City Municipal Code provisions.

Measures to resolve any ongoing parking violations may include, but shall not be limited to, providing shared parking on an adjacent site, valet parking or other appropriate Parking Management Solutions.

11. Noise Ordinance - Prior to issuance of a Building Permit, the applicant shall submit an acoustical analysis that complies with the City performance standards. The operator/applicant shall ensure that the °facility strictly adheres to the City's Noise Ordinance (PHMC Chapter 9.15).

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12. General Compliance - Approval of this project shall not waive required compliance with all sections of the Pleasant Hill Municipal Code, General Plan, and applicable policy plan.

13. Annotated Conditions of Approval - Prior to issuance of a building/grading permit and/or certificate of occupancy, the applicant · shall submit to the Zoning Administrator an annotated list of outstanding conditions demonstrating proof of compliance with a cover letter specifying how the project has addressed and complied with each of these conditions.

14. Building Permits - The applicant shall obtain all necessary building permits from the City Building Division. In addition,· the project shall comply with all regulations contained in Title 11 of the 2019 California Building Code prior to issuance of a Certificate of Occupancy.

15. Indemnification - The owner/applicant shall defend, (with counsel acceptable to the City) at its sole cost and expense, indemnify, protect, release and hold harmless the City of Pleasant Hill and any agency or instrumentality thereof, including. any of its agents, commissions, boards, officers, and employees ("indemnitees") from any and all claims, actions, or proceedings arising out of or in any way related to the processing and/or approval of this Project and any environmental determination that accompanies it. This indemnification shall include, but not be limited to, suits, dam~ges, judgments, costs, expenses, liens, levies, attorney fees or expert witness fees that may be asserted or incurred by any person or entity, including the applicant, third parties, and the indemnitees, arising out of or in connection with the processing and/or approval of this Project, except to the extent attributable to the sole negligence or willful misconduct of indemnitees.

16. Other City Approvals - The Conditional Use Permit approval is subject to review and approval of the Development Plan and Architectural Review permits.

17. Outside Agencies - The owner/applicant shall comply with the requirements of all other agencies having jurisdiction over this project. This shall include, but not be limited to, the Contra Costa County Fire Protection District, PG&E, Contra Costa Health Department, Central Contra Costa County Sanitation District, Contra Costa County Flood Control District and Contra Costa Water District. Proof of approval from other agencies with jurisdiction over the project shall be provided to the Zoning Administrator prior to commencement of operations at the facility.

18. Federal, State and Local Laws - Owner/applicant shall comply with all federal, state, and local laws. The issuance of this development plan permit shall not constitute a waiver of the requirements of any federal, state or local la, including the requirements of the California Building Standards Code.

19. Engineering Conditions - The project shall comply with the following Engineering Division conditions of approval and standard conditions of approval as noted below.

Architectural Review Permit Conditions of Approval

1.0 Special Conditions

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1.1 ARC approval is based on and shall be in accord with the plans contained in the project file, dated, "ARC Approved November 18, 2021" except as they may be modified by these conditions and/or direction from the Architectural Review Commission, Planning Commission or City Council. In summary, the project includes:
• A new structure for the existing Choice in Aging adult day care facility. • A new structure for the existing Choice in Leaming pre-school facility. • A new 82-unit affordable senior housing facility (3 & 4 stories). • Surface parking facility providing 127 spaces
• New Landscape to include on-site Open Space and Private Landscape Areas

1.2 The applicant shall submit detailed plans, drawn to scale, to indicate the location, design, height, materials and colors of: (1) all retaining walls (interior and perimeter) and (2) all perimeter fencing. In addition, -the plan shall include any modifications to perimeter plant species in accordance with Architectural Review Commission direction. The plans shall be submitted for review and approval by the ARC prior to issuance of a Building Permit, but not prior to issuance of a Grading Permit.

1.3 Architectural Review Permit (PLN 21-0294) shall be null and void if the associated Development Plan Permit, Use Permit and Minor Subdivision is not approved by the City.

1.4 Any significant changes proposed to the exterior elevations prior to, or after issuance of a building permit shall be submitted to the Architectural· Review Commission, Planning Commission and/or City Council prior to building permit issuance or prior to building permit final.

1.6 All rooftop equipment shall be screened from views and be located below or at the height of the top of the building parapet/walls and roof top screening.

1. 7 All ducts, meters, air conditioning equipment and any other mechanical equipment, whether on a structure, on the ground or on the roof shall be screened from views from a person standing at ground level with materials architecturally compatible with the building. Screening shall be completed prior to occupancy.

1.8 Ground mounted transformers shall be screened from views subject to review and approval by the Zoning Administrator.

1.9 No structures and vegetation above three feet tall shall not be located in any sight distance zone (street comers and driveways).

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1.10 No stockpiling of dirt shall occur without specific review and approval by the City.

1.11 The tree protection plan noted on Plan Sheet L2.22, for preserved trees that are onsite and in close proximity of the project site, shall be executed prior to issuance of any permits and · continued to be implemented during all construction activity phases. Lastly, the tree protection plan shall be implemented by a certiffod/licensed arborist.

1.13 Grading and construction operations shall be limited to the hours of 7:30 a.m. to 7:00 p.m. Monday through Friday. In addition, interior construction is allowed on Saturdays from 9:00 AM to 6:00 PM, with construction activity prohibited on all Sundays and City holidays.

1.14 All construction plans, such as, but not limited to, the site plan, building .elevations; landscaping and irrigation plans, grading plan, mechanical drawings, street improvement plans, and detailed drawings submitted to the Building Division for permits shall be coordinated for consistency by the applicant prior to issuance of any permits. Any change or modification to one particular plan shall require the corresponding revisions on all other applicable plans. The applicant shall be responsible for correcting any inconsistency that may occur through error or omission during plan preparation or construction.

1.15 Approval of this project shall not waive required compliance with all sections of the Pleasant Hill Municipal Code, General Plan, and applicable policy plans.

1.17 Prior to issuance of a building permit final ( and prior to issuance of a certificate of occupancy), the applicant shall submit to the Zoning Administrator an annotated list of outstanding conditions demonstrating proof of compliance with a cover letter specifying how the project has addressed and complied with each of these conditions.

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1.19 The owner/applicant shall comply with all federal, state, and local laws. The issuance of this development plan permit shall not constitute a waiver of the requirements of any federal, state or local law, including the requirements of the California Building Standards Code.

1.21 The owner/applicant shall defend, (with counsel acceptable to the City) at its sole cost and expense, indemnify, protect, release and hold hannless the City of Pleasant Hill and any agency or instrumentality thereof, including any of its agents, commissions, boards, officers, and employees ("indemnitees") from any and all cJaims, actions, or proceedings arising out of or in any way related to the processing and/or approval of this Project and any environmental determination that accompanies it. This indemnification shall include, but not be limited to, suits, damages, judgments, costs, expenses, liens, levies, attorney fees or expert witness fees that may be asserted or incurred by any person or entity, including the applicant, third parties, and the indemnitees, arising out of or in connection with the processing and/or approval of this Project, except to the extent attributable to the sole negligence or willful misconduct of indemnitees.

1.22 Campers, trailers, motorhomes, or any other similar vehicles are not allowed on the construction site except when needed as sleeping quarters for a security guard.

1.23 A construction trailer shall be allowed to be placed on the project site for daily administration/coordination purposes during the construction period.

1.26 The property owner shall comply with City noise standards ( contained in Section

18.50.060A of the Zoning Ordinance) at all times.

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1.27 The applicant shall incorporate Environmentally Sensitive (Green Building ·Practices and Methods) components into the final plan sets in accordance with ARC approval. In addition, the applicant shall comply with all applicable Cal-Green requirements. The plans shall be submitted to the Zoning Administrator for review and approval prior to issuance of a building permit.

1.28 All conduit and cables shall be installed underground to the greatest extent possible.

All asphalt or concrete areas must be repaired and replaced, if required to be removed for the installation of underground facilities.

2.0 Approval Time Limit

2.1 Architectural Review permit shall expire two (2) years from the effective approval date unless: a building permit is issued, substantial money is expended, and constrq.ction diligently pursued, or an occupancy permit is issued, or the Architectural Review Commission renews the approval. A renewal may be granted only if a written request is submitted by the applicant to the Zoning Administrator prior to expiration of the Architectural Review permit.

3.0 Related Conditions of Approval

3.1 Compliance with all conditions of approval of Development Plan Permit, Use Permit and Minor Subdivision PLN 21-0294 shall be completed, otherwise approval of this Architectural Review Permit shall be null and void. 3 .2 The project shall comply with all Engineering Division conditions of approval as noted in attached Engineering Conditions of Approval.

3.3 The project shall comply with all required mitigation measures in the Mitigated Negative Declaration as noted in the associated Mitigation)Monitoring Report & Program (adopted by the City Council, on January 25, 2021, in association with the approval of City Council Resolution No. 8-21 for General Plan Amendment application no. PLN 18-0445).

4.0 Building Design

4.2 All building drainage gutters, down spouts, vents, and similar elements located on the exterior walls shall be shown on final building elevation drawings prior to building permit issuance and shall be completely concealed from view or shall be architecturally compatible with the exterior building design and color.

5.0 Water-Efficient Landscaping Ordinance

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5.2 An applicant subject to this chapter (under PHMC § 18.52.030) shall pay submittal fees in the amount established by resolution of the city council.

5.3 Zoning administrator review. Water-efficient landscape plan approval, when applicable under PHMC § 18.52.030.A, B, C, D, or E, is reviewed in conjunction with a zoning approval, building permit, architectural review permit, development plan, planned unit development, use permit, or subdivision. The zoning administrator shall review each water-efficient landscape plan submittal for ·compliance with the provisions of this chapter and may withhold issuance of zoning approval for a building permit or grading permit for which its related landscape plan indicates an estimated total water use that exceeds the maximum applied water allowance for a proposed landscape, or does not otherwise comply with this chapter.

5.4 Submittal requirements. An applicant requesting zoning approval for any project th.at is subject to this chapter shall submit a water-efficient landscape application package prior to commencement of grading or construction. The landscape application package shall include:
a. Project information sheet, on_ a form prepared by the zoning administrator, identifying the applicant name and description of the project, including location, type of development, source of irrigation water, total landscape area, and area of landscape to be rehabilitated.
b. Certifications as required in PHMC § 18.52.090 on forms prepared by the zoning administrator.
c. Water efficient landscape worksheet with calculations of the maximum applied water allowance and estimated total water use of the proposed landscape plan on forms prepared by the zoning administrator. d. Landscape and irri_gation plan prepared in accordance with PHMC §§ 18.52.060 and 18.52.070.
e. Maintenance schedule prepared consistent with the provisions of PHMC § 18.52.100.
f. Soil management report prepared consistent with the provisions of PHMC § 1_8.52.060.

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b. Does not include any turf or other plants identified as medium or high water use in Water Use Classification of Landscape Species (WUCOLS), unless they qualify as special landscape area.
5 .5 The proposed landscape shall be creative and incorporate a variety of plantings to avoid uniformity and similar landscape desig1,1s. The landscape plan shall meet the following standards (the applicable best management practices):

Required elements. The landscape plan shall address:
a. Plant Materials;
b. Irrigation system design;
c. Water features; and
d. · Grading and soil preparation
The landscape plan shall be subject to the requirements of the landscape design certification form maintained by the zoning administrator, which shall be in substantially the form as set forth in Appendix C hereto.

5.6 The water-efficient landscape plan shall demonstrate that all the water-efficient landscape standards of PHMC § 18.52.060 have been met. The plan shall include details and specifications reflecting best management practices for water-efficient landscape design.
a. Planting plan. The planting plan shall include information identified in the certificate of compliance: landscape design form as maintained by the zoning administrator.
b. Irrigation plan. The irrigation plan shall include information identified in the certificate of compliance: landscape design form as maintained by the zoning administrator.
c. NPDES. The proposed landscape plan shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES; PHMC Chapter 15.05) intended to implement storm water best management practices into the planting, irrigation, and grading plans to minimize runoff and to increase on-site retention and infiltration.

5.7 A landscape water audit shall be completed as specified in this section to ensure that the installed landscape meets the requirements of this chapter. a. Audit required. The city landscape irrigation auditor or an independent third party certified irrigation system auditor shall have an audit completed within 30 days after completion of the landscape installation. Landscape audits shall not be conducted by the person who designed the landscape or installed the landscape. Large projects or projects with multiple landscape installations shall have an auditing rate of one in seven lots or approximately 15% of the project.

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b. Repair or correction. The city or independent third party certified irrigation system auditor shall inform the applicant or owner of all the areas where the landscape project does not conform to this chapter. This shall include, but is not limited to, all iteins listed on the certificates of compliance required for the project. The applicant or property owner shall repair or correct the noncompliance issues and the site_ shall be re-audited for compliance within 30 days ofreceipt ofreport from certified irrigation system auditor.

5.8 Prior to final permit inspection or issuance of a certificate of occupancy, as applicable, for the project, the applicant shall submit completed certificates of compliance, on forms prepared by the zoning administrator, that the landscape has been designed and installed in accordance with the approved water-efficient landscape plan submittal and the requirements of this chapter. Required certificates of compliance shall include the following:
a. Design. The licensed landscape architect, licensed landscape contractor or any other person(s) authorized by law to design a landscape, who prepared the landscape design, shall complete the certificate of compliance:
landscape design sheet, certifying the landscape has been designed to comply with the criteria of this section. (See Appendix C.) b. Landscape installation. Applicant shall complete the certificate of compliance: landscape installation sheet, certifying the landscape has been installed, as specified in the landscape plans, and complies with this section. (See Appendix D.)
c. Irrigation installation. The certified irrigation system auditor shall complete the certificate of compliance: landscape installation sheet certifying the landscape and irrigation system have_ been installed, including configuring irrigation controllers with application rate, soil types, plant factors, slope, exposure and any other factors necessary for accurate programming, as specified in the landscape plans, and comply with the criteria of this section. (See Appendix D.)
d. Maintenance. The maintenance contractor/person for a landscape project(s) involving more than one single-family residence, or the property owner/resident for a landscape project for an individual single-family residence, shall complete the. certificate of compliance: landscape maintenance sheet, certifying the landscape maintenance contractor/person responsible for maintenance agrees to manage the property using less water than the maximum applied water allowance. (See Appendix E.)

5.9 Applicant shall develop a landscape maintenance specification and schedule for the landscape project that is consistent with the most recent acceptable best management practices for landscape maintenance. Schedules shall be submitted with the certification of compliance specified pursuant to PHMC § 18.52.090 and shall specify, at a minimum:

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a. An annual landscape maintenance .schedule including at least the following:
routine inspection; auditing, adjustment and repair of the irrigation system and its components; aerating turf areas; topdressing with compost, replenishing mulch; seasonal pruning; weeding in all landscape areas; and removing obstructions to emission devices. Operation of the irrigation system outside the normal watering window is allowed for auditing and system maintenance.
b. Repair of all irrigation equipment shall be done with the origi_nally installed components or their equivalents or with components of greater efficiency. c. Project shall be irrigated so that total annual water applied is less than or equal to the maximum applied water allowance (MAW A), if applicable.

5.10 Model homes. All new model homes for a single-family residential subdivision or phase of a subdivision shall have front and comer (street) side yards that are landscaped in accordance with the provisions of this chapter. At least one of the model homes shall include interpretive or informational signage highlighting for visitors. the water-efficient landscape principles incorporated into the site landscaping. Signage shall include information about the site water use as designed per the city ordinance; specify who designed and installed the water-efficient landscape; and demonstrate low water use approaches to landscaping such as using native plants, graywater systems. and rainwater catchment system. The developer shall make available, to visitors, brochures or other written or graphic media that informs visitors and potential buyers about the principles of water-efficient landscapes, including but not limited to those principles that are described in this chapter.

5.11 Architectural guidelines. This chapter and the State Water Conservation in Landscaping Act shall preempt any architectural guidelines or covenants, conditions and restrictions ( CC&Rs) of a common interest development which have the effect of prohibiting the use of low water use plants as a group. "Common interest development" includes a homeowner association, community apartment project, condominium, planned development, and stock cooperative.

5.12 Providing information. For a landscape project subject to this chapter under PHMC §§ 18.52.030. A through D, the property owner/resident is required to provide the following information to a subsequent site landscape maintenance company, new tenant or owner at transfer of ownership or maintenance responsibility:
a. Irrigation controller map;
b. Programming table; and,
c. Annual maintenance schedules based on a water budget.

5.13 For the purpose of determining estimated total water use, average irrigation efficiency is assumed to be 0.75 for overhead spray devices and 0.81 for drip system devices.

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6.0 General Landscape

6.2 Landscape plans shall be scaled to a minimum of 1" = 20' and shall specify the following:
a. The location and size of all plant materials and shall include a plant legend specifying species type (botanical and common name), container size, and quantity of all plant materials;
b. Spacing for all trees, shrubs, and ground covers;
c. Locations of all pavements and hardscape (vehicular and pedestrian), walls, fencing, buildings, roof overhangs and other structures, utility equipment ( air conditioners, transformers, backflow prevention valves, etc.), property lines, and other pertinent site plan features.

6.3 All landscaping shall be installed in accordance with the plan approved by' the Architectural Review Commission. Plant materials shall comply with the following:
a. Plant materials shall consist of a mix of evergreen and deciduous trees, shrubs and ground covers to provide design interest and serve as a protective measure against disease and insect infestation. Low maintenance plants are encouraged;
b. Only live ground cover is allowed in high visibility and pedestrian areas.

Exceptions may be approved by the zoning administrator to include, but not be limited to, decorative gravel beds, decomposed granite paths or pedestrian spaces and areas to be accented with shrubs; c. All landscape planting areas shall be mulched or covered with bark chips or other similar material, unless growth of live ground covers would be impeded. Exposed soil is prohibited;
d. Drought tolerant species suitable for the Pleasant Hill area are encouraged; e. Plant material selections must consider the climatic conditions of the Pleasant Hill area. Species particularly susceptible to, or potentially damaged by, disease, insects, winter freeze, summer heat, wind, and other climatic conditions are discouraged. Species exhibiting particular problems in the Pleasant Hill area may not be permitted and, as such, plant substitutions may be required by the Zoning Administrator.

6.4 Plant material size and spacing shall comply with the following:

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a. Minimum tree size shall be a 50% mix of24" box and 15-gallon. Minimum shrub size shall be 5 gallon. Smaller sized containers may be utilized for ground covers;
b. Where plant materials are placed in two (2) or more rows, planting rows shall be staggered;
c. Evergreen trees required for screening purposes shall not be less than six ( 6) feet in height at time of planting;
d~ Large shrubs required for screening purposes shall not be less than thirty (30) inches in height at time of planting. Spacing shall be between four (4) and six ( 6) feet on-center, as determined by the zoning administrator. e. Ground covers shall be spaced such that full coverage is achieved at the end of eighteen (18) months.

6.5 Planting and staking details shall comply with the following:
a. Final landscape plans shall include planting and staking details in text and/or drawing form to insure proper installation and establishment of proposed plant materials;
b. Soils shall be tested to identify existing soil conditions and necessary amendments. All planting pits shall be twice the diameter· of the diameter of the root container;
c. All trees shall be double-staked, except that twenty-four (24).inch or larger box trees may require guy wires or triple-staking as determined by the zoning administrator. Guy wires are prohibited within pedestrian traffic areas. Trees shall be protected from contact with any wire used in staking; d. Provide root deflectors for all trees planted within 8 feet of paved surfaces; . e. All planters in areas which have been compacted, such as adjacent to buildings and in parking lots, shall be de-compacted to the following depths:
planters less than 3' wide shall have compaction relieved to a minimum depth of 24" below subgrade; planters 3' to 10' wide shall have. compaction relieved to a minimum depth of 18" below sub grade; planters more than 10' wide shall have compaction relieved to a minimum depth of 12" below subgrade;
f. Planters 1 O' or less in width in locations that will not allow normal percolation of24 to 36 hours maximum (such as adjacent to buildings) shall have drain pipes connected to the storm drain system or shall have dry wells installed as determined necessary by the zoning administrator; g. The finished grade of planter islands or wells shall have a crown with a 2% slope down to surrounding grade or top of curb. Planters adjacent to buildings where a crown cannot be installed will require sub-drains if adequate surface drainage will not be provided;

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6.6 All landscaped areas shall be serviced by an automatic irrigation system. Irrigation plans shall comply with the following standards:
a. Valves and circuits shall be separate based on water use; b. Drip or bubbler irrigation systems are required for trees; c. Sprinkler heads must have matched precipitation rates within each control valve circuit;
d. Serviceable check valves are required where elevation differential may cause low head drainage;
e. Sprinkler head spacing shall be designed for head-to-head coverage. The system should be designed to minimum runoff and over-spraying onto nonirrigated areas; f. All irrigation systems shall be equipped with a controller capable of dual or multiple programming. Controllers must have multiple-cycle start capacity and a flexible calendar program;
g. Plans shall include a water budget including:
i. Estimated annual water use (in gallons) and the area (in square feet) irrigated. ii. Precipitation rates for each valve circuit.

6.7 The project landscaping and irrigation shall be designed for recycled water use, if recycled water is available.

6.8 Screening of all mechanical equipment, valves, transformers, air conditioning and heating units, or similar appurtenances shall be indicated on revised plans.

6.9 All parking lot landscape areas shall be protected from automobiles with a 6-inch high, poured in place, vertical concrete curb.

6.10 Berms shall be illustrated according to slope, width, height above surrounding grade, and landscaping. Landscape berms shall be coordinated for consistency with the grading plan.

6.11 All landscape areas shall be maintained in a healthy, thriving condition, free from weeds, trash, and debris.

6.13 The property owner shall enter into a Landscape Maintenance Agreement (LMA) with the -City that includes a requirement for an annual report certifying that the project site is being maintained in compliance with the approved landscape

9.1.k
Packet Pg. 595 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 20 ends

plan. . The report shall be prepared by a landscape professional and submitted annually to the Zoning Administrator commencing 12 months after initial building occupancy approval. The City will prepare the LMA upon request by the applicant. Lastly, upon review and approval by the City, the property owner shall record the LMA at the Contra Costa County Recorder's office and provide a copy of the recorded LMA to the Zoning Administrator prior to issuance of a Final Certificate of Occupancy or final building inspection, whichever is applicable.

6.14 The site shall be subject to annual compliance reviews by the Zoning Administrator from the approval date of Architectural Review Permit PLN 21-0294. Any trees/shrubs that are determined to be dead or dying by the City shall be replaced to the satisfaction of the Zoning Administrator by April 1 of each year. 7 .0 Parking and Access

7.1 Any security gates or fences shall require details submitted to the Police Department, Contra Costa Fire Protection District, and Zoning Administrator for approval prior to issuance of building permits.

9.1.k
Packet Pg. 596 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 21 ends

Engineering Conditions of Approval
490 GoH Club Road- CiA/SAHA
NO. CONDITIONS OF

APPROVAL
Department Submittal Required,
Prior to:

PUBLIC WORKS - PROJECT SPECIFIC CONDITIONS
A. Improvements at GoH Club PW/ENGR Improvement Plans
Road. Applicant shall construct
new storm drain pipe at Golf Club
Road as generally shown on the
Vesting Tentative Map to the
satisfaction of the City Engineer.

Design shall be per City standards
and requirements.

B. Site Improvements. PW /ENGR

2. Proposed sanitary sewer
manhole at the southwest
area of the site shall be
located outside of
proposed crosswalk.

3. Pedestrian circulation and
walkways shall meet all
ADA requirements.

4. Crosswalk and curb ramps
shall be in alignment with
each other (not skewed).

5. All on-site improvements
shall conform to existing
Improvement Plans
Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans

9.1.k
Packet Pg. 597 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 22 ends

NO. CONDITIONS OF

APPROVAL
Department Submittal Required,
and proposed conditions
along all project
boundaries.

C. Adjacent Site Improvements. PW /ENGR

1. Applicant shall provide
vehicular pavement,
parking, pedestrian
walkway, storm water
treatment, landscaping
and irrigation along the
entry drive located on the
adjacent property as
generally shown on the
Vesting Tentative Map, to
the satisfaction of the City
Engineer.

2. Applicant shall provide
standard driveway at
connection to existing
adjacent Diablo Valley
College overflow parking
lot and provide
accessible pedestrian
connection across this
driveway.

3. Applicant shall obtain
written authorization
from the adjacent
property owner for access
and construction of
improvements. Copies of
authorizations shall be
submitted to the City.

D. Phased Improvements. PW/ENGR

1. Applicant shall submit a
phasing plan for review
and approval.

2. Pedestrian access and
circulation shall be
provided at each phase of
Prior to:

Improvement Plans
Improvement Plans
Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans

9.1.k
Packet Pg. 598 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road {PLN 21-0294)
Conditions of Approval

Page 23 ends

NO. CONDITIONS OF

APPROVAL
construction meeting
ADA requirements.

3. Emergency vehicle
access and circulation
shall be provided at each
phase of construction to
the satisfaction of the Fire
District.

4. Construction vehicle
access, circulation and
parking shall be separated
from employee/patron
vehicular access, to the
extent possible at each
phase of construction.

5. Storm water treatment and
trash capture · shall be
constructed with the
corresponding phase of
improvements being
treated. Temporary
facilities will not be
allowed.

Department Submittal Required,
Prior to:

E. Parking. PW/ENGR Improvement Plans

1. Parking layout shall be
consistent with the layout
shown on the approved
Vesting Tentative Map.

2. Parking design and
striping shall be in
conformance with City
requirements.

3. Parallel parking shall
have angled· curbs in lieu
of perpendicular curbs at
ends of parking bays to
allow for vehicular
movement into and out of
parking stalls.

Task
Completion
Approval of
Improvement
Plans

9.1.k
Packet Pg. 599 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 24 ends

NO.

CONDITIONS OF

APPROVAL

4. Use of wheel stops are
discouraged. Widen
sidewalks adjacent to
parking stalls to allow for
2' vehicular overhang.

Trash Room. Drainage interior of
the trash room shall be connected
to the sanitary sewer and not the
storm drain system.

Site Grading.

Runoff shall be collected on-site
and not drain to adjacent
properties.

Parcel Map.

Applicant shall submit a parcel
map for recordation m
conformance with the approved
Vesting Tentative Map,
Subdivision Map Act and City
ordinances.

Applicant shall provide parcel
map submittals, cost estimate,
and Improvements Bonds for
review and approval per
approved Vesting Tentative Map
and Conditions of Approval
herein.

Department

PW/ENGR

PW/ENGR
I. On-Site Easements. PW /ENGR

Improvement Plans
Improvement Plans
Parcel Map
Parcel Map
Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Parcel Map
Parcel Map

9.1.k
Packet Pg. 600 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 25 ends

NO. CONDITIONS OF

APPROVAL
easements, sanitary sewer
easements, and storm
treatment facility
easements, to the extent
needed.

2. Applicant shall dedicate
private storm easement( s)
over the overland release
path at all lots and parcels
accepting runoff from
upstream lots.

3. Applicant shall dedicate
private storm easement( s)
over storm drain pipes and
structures conveying
runoff from upstream
lots/parcels.

4. Applicant shall dedicate
storm drain treatment
easements over all
storm water treatment
areas.·

5. Public utility easements
adjacent to private streets
shall be dedicated as
Public Utility Easements.

6. Applicant shall obtain
easements as necessary
from the adjacent
property owner over the
entry drive including but
not limited to, emergency
vehicle access easement
(EV AE), private access
and utility easement
(P AUE), private
reciprocal parking
. easement (RPE).

All easements shall be subject to
approval of the City Engineer.

Department Submittal Required,
Prior to:

Task
Completion

9.1.k
Packet Pg. 601 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 26 ends

NO. CONDITIONS OF

APPROVAL
J. Geotechnical Report.

1. The Applicant shall
provide a site specific
geotechnical report
prepared by a
geotechnical engineer.

3. Geo technical Engineer to
provide input as to the
minimum setback for the
bio-retention areas from
building foundations and
other site improvements
or if protective linings
and/ or cut-off walls are
necessary.

Department

PW/ENGR
K. Site Plan. Op.-site improvements PW /ENGR
shall be designed in accordance
with the approved project plans,
Conditions of Approval herein,
and in conformance with the
Geotechnical Report and the City
design standards & ordinances.

In case of conflict between the
soil engineer's recommendations
and the City ordinances, the City
Engineer shall determine which
shall apply.

Submittal Required,
Prior to:

Improvement Plans
Improvement Plans
Task
Completion
Improvement
Plans
Approval of
Improvement
Plans

9.1.k
Packet Pg. 602 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval
Page27
NO.

CONDITIONS OF

APPROVAL
Public Improvements.

All . required public
improvements as specified in the
project approvals shall conform
to the City of Pleasant Hill
Standard Plans and design
requirements and as approved by
the City Engineer.

Department

PW/ENGR

PW/ENGR
N. Ownership and Maintenance. PW/ENGR
Applicant shall submit an
Ownership & Maintenance
Exhibit. All improvements within
the project boundary shall be
privately owned and maintained.

0. Demolition. Applicant shall PW/ENGR
remove existing structures,
pavement, fencing, loading dock,
lighting, trees, vegetation, field
inlet, signage, improvements and
utilities within the project limits
except those noted to remain.

P. Signs and Pavement Markings. PW/ENGR
The Applicant/Developer shall be
responsible for on-site and offsite traffic signs and pavement markings to the satisfaction of the
City Engineer, including but not
limited to:

1. ''No Dumping-Drains to
Bay" storm drain
Submittal Required,
Prior to:

Improvement Plans
Improvement Plans
Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Improvement Plans Approval of
Improvement
Plans
Improvement Plans Approval of
Improvement
Plans
Improvement Plans Acceptance of
Improvements/
Occupancy

9.1.k
Packet Pg. 603 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 28 ends

NO. CONDITIONS OF

APPROVAL
medallions shall be
placed on all public and
private storm drain inlets.

2. Emergency vehicle
access.

3. No parking signage and
striping.

4. Accessible parking
signage and striping.

Q. Retaining Walls. All retaining
walls . including footings shall~ be
constructed onsite and shall not
encroach onto adjacent private
properties.

R. Underground Utilities. All
public utilities shall be located
underground and provided within
public utility easements and sized
to meet utility company standards.
s. Hydrology. and Hydraulic
Calculations. Hydrology and
Hydraulic Calculations shall be
provided for design of the storm
drain system. Calculations shall
be for the 25-year storm event, 6-
hour duration, and zero net runoff
(post-construction peak and
volume values shall not exceed
pre-construction peak and volume
values).

T. Stormwater Treatment.

1. The project shall
incorporate storm water
treatment measures to
address the requirements
of Provision C.3 of the
current Regional Water
Quality Control Board
(RWQCB) Municipal
Regional Permit (MRP)
Department Submittal Required, Task
Prior to: Completion
PW/ENGR Improvement Plans Approval of
Improvement
Plans
PW/ENGR Improvement Plans Approval of
Improvement
Plans
PW/ENGR Improvement Plans Approval of
Improvement
Plans
PW/ENGR Improvement Plans Approval of
Improvement
Plans

9.1.k
Packet Pg. 604 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road {PLN 21-0294)
Conditions of Approval

Page 29 ends

NO. CONDITIONS OF
. APPROVAL
to the satisfaction of the
City Engineer.

2. Depth of stormwater
treatment basins· shall be
designed to minimum
depths as required by the
calculations and per the
recommendations set forth
m the Stormwater C.3
Guidebook. Basins shall
be a maximum depth of 18
inches.

3. Applicant shall submit
calculations for all
storm water treatment
areas, including selftreating areas meeting the
recommendations set
forth in the Contra Costa
County Stormwater C.3
Guidebook.

4. Side slopes of treatment
areas shall be 3: 1
maximum.

5. Stormwater treatment
basins shall not include
impervious liners along
the bottom of the basins.

Impervious liners are
allowed only along the
sides of the basins per the
City of Pleasant Hill
requirements.

6. Drawdown time of
treatment areas shall be in
conformance with vector
control requirements.

7. Hydromodification will
be required if the postconstruction impervious
surface area exceeds the
pre-construction
Department Submittal Required,
Prior to:

Task
Completion

9.1.k
Packet Pg. 605 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 30 ends

NO.
u.

V.
w.

CONDITIONS OF

APPROVAL
impervious surface area.

Hydromodification
measures shall be shown
on the improvement
plans.

Trash Capture. The project shall
incorporate full trash capture
measures such as inlet filters or
hydrodynamic separators to
address the requirements of
Provision C. l O of the current
Regional Water Quality Control
Board (RWQCB) Municipal
Regional Permit (MRP) to the
satisfaction of the City Engineer.

Trash Capture /Stormwater
Treatment Measures
Maintenance Agreement.

Property owner shall enter into ari
Agreement with the City of
Pleasant Hill that guarantees the
property owners' perpetual
maintenance obligation for all
stonnwater treatment and trash
capture measures installed as part
of the project. The Agreement
shall be recorded against the
property and shall run with the
land.

Patch Pave. Applicant shall
patch pave any damaged or failed
pavement areas, slurry seal and
restripe Golf Club Road within
limits of work, as directed by the
City Engineer.

Regulatory Agency Permitting.

Applicant shall be responsible to
obtain all necessary permits from
appropriate regulatory agencies,
such as the U.S. Army Corps of
Engineers, State Department of
Department

PW/ENGR

PW/ENGR
Submittal Required,
Prior to:

Improvement Plans
Parcel Map
Improvement Plans
Grading Permit
Issuance / Final Map
Task
Completion
Acceptance of
Improvements/
Occupancy
Parcel Map
Acceptance of
Improvements/
Occupancy
Prior to Grading
Permit Issuance
and Final Map
Recordation

9.1.k
Packet Pg. 606 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 31 ends

NO. CONDITIONS OF

APPROVAL
Department Submittal Required,
Fish and Wildlife, and State
Regional Water Quality Control
Board, for construction of project
improvements. Applicant shall
submit to the City copies of all
such approvals and permits or
show that such permits are not
necessary.

Y. Grading Permit Applicant shall PW /ENGR
obtain a grading permit for all onsite improvements, issued through the Public Works Department.

Z. Encroachment Permit. PW/ENGR
Applicant shall obtain an
encroachment permit for all
improvements within the public
right-of-way, issued through the
Public Works Department.

AA. Traffic Control Plan. PW/ENGR
Closing of any existing public
right-of-way vehicular or
pedestrian pathway and/or
sidewalk during construction
shall be implemented through a
Traffic Control Plan and shall be
done with the goal of minimizing
the impact on vehicular and
pedestrian circulation. Tue
Traffic Control Plan is subject to
review and approval of the City
Engineer.

BB. Erosion Control During PW/ENGR
Construction.

Construction
Construction
Construction
Improvement Plans
Task
Completion
Prior to
commencement
of work
Prior to
commencement
of work
Start of
Construction
and On-going
as needed
Ongoing

9.1.k
Packet Pg. 607 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 32 ends

NO. CONDITIONS OF

APPROVAL
Department Submittal Required,
to the City's NPDES permit
between October 1st and April
15th or beyond these dates if
dictated by rainy weather, or as
otherwise directed by the City
Engineer.

CC. Construction Noise PW/ENGR
Management Plan.

Specific noise management
measures shall be included in the
project plans and specifications.

DD. Construction Hours. The PW/ENGR
Subdivider' s contractor shall
limit development activities as
follows: (1) general construction
activities shall only occur
between the hours of7:30 a.m. to
7:00 p.m. Monday through
Friday, except that heavy
equipment activities for mass site
grading and improvements shall
be further limited to 9 a.m. to 5
p.m. Monday thru Friday only,
and shall be prohibited _ on all
weekend days and City
holidays. Construction activity,
Prior to:

Improvement Plans
During Construction
Task
Completion
Ongoing
Ongoing

9.1.k
Packet Pg. 608 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 33 ends

NO.

EE.

FF.

GG.

CONDITIONS OF

APPROVAL
limited to interior work is
permitted on Saturdays between
the hours of 9 a.m. and 6 p.m.
only. All Grading/Construction
activities are prohibited on
Sundays and on City recognized
holidays. Overtime inspection
rates will apply for all Saturday
and/or holiday work. A staging
plan . for construction trucks and
hauling route shall be submitted
for review and approval. No
parking nor staging of
construction trucks or equipment
are allowed on Golf Club Road,
nor other neighboring streets.

Temporary Fencing.

Temporary Construction fencing
shall be installed along perimeter
of all work under construction to
separate the construction
operation from the public. All
construction· activities shall be
confined to within the fenced
area. Construction materials
and/or equipment shall not be
operated or stored outside of the
fenced area or within the public
right-of-way unless approved in
advance by the City Engineer.

Notification to Adjacent
Property Owners. Applicant
shall notify all adjacent property
owners of construction. Copies of
notifications shall be furnished to
the City Engineer.

Traffic Mitigation Fee:

Applicant shall pay Traffic
Mitigation Fee as applicable at
time of building permit issuance.

Department

PW/ENGR

PW/ENGR
Submittal Required,
Prior to:

Construction
Construction
Building Permit
Task
Completion
Ongoing
Prior to
Issuance of
Grading Permit
Prior to
Issuance of
Building Permit

9.1.k
Packet Pg. 609 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 34 ends

NO.

HH.

II.

JJ.

KK.

CONDITIONS OF

APPROVAL
Improvement Agreement.

Applicant shall enter into an
Improvement Agreement with
the City guaranteeing all
proposed improvements per the
City ordinances and City
Standard Conditions of
Approval.

Trench Cut Street Restoration.

When one (1) or more
longitudinal or three (3) or more
transverse trench cuts are
required in a public street, the
Developer shall perform a
minimum two-inch (2") grind
and asphalt concrete overlay of
· the street to the satisfaction of the
City Engineer. Limits of the
grind . and overlay to be
performed will be determined by
the City Engineer based on the
location and proximity of · the
trench cuts.

Utility Vaults. To the maximum
extent practicable, an · utility
vaults, boxes and structures shall
be underground and placed in
landscape areas and screened
from public view. All above
ground vaults, boxes and
structures shall be screened from
public view. All utility vaults,
boxes and structures shall be
shown on landscape plans and
approved by the City Engineer
and City Planner pnor to
construction.

Underground Obstructions.

Prior to demolition, excavation
and grading on any portion of the
project site, all underground
Department

PW/ENGR

PW/ENGR
Submittal Required,
Prior to:

Final Map
Construction
Improvement Plans
Grading Permit
Task
Completion
Final Map
Acceptance of
Improvements/
Occupancy
Approval of
Improvement
Plans
Prior to
Construction of
Improvements

9.1.k
Packet Pg. 610 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 35 ends

NO.

LL.

CONDITIONS OF

APPROVAL
obstructions (i.e. debris, septic
.tanks, fuel tanks, barrels,
chemical waste) shall be
identified and removed pursuant
to Federal, State and local
regulations and subject to the
review and approval by the City.

Excavations shall be properly
backfilled using structural· fill,
subject to the review and
approval of the City Engineer.

Department

PW/ENGR
Submittal Required,
Prior to:

Construction
Task
Completion
Acceptance of
Improvements/
Occupancy

9.1.k
Packet Pg. 611 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 36 ends

1.1 1.2

1.3 1.4

1.5 1.6
2 2.1

2.2 2.3

2.4 General

PUBLIC WORKS DEPARTMENT

STANDARD CONDITIONS OF APPROVAL
The Project shall comply with all applicable requirements of the City's Municipal Code.

Grading/Drainage Permits: Grading/Drainage permit(s} shall be obtained from the Public Works Department for the
proposed earthwork in excess of 200 cubic yards.

Encroachment Permit: An encroachment permit shall be
obtained from the Public Works Department for all work in the public right of way.

The Developer shall pay all applicable City fees as
established by City Council resolution and City ordinances.

Street and Site design shall conform with City of Pleasant Hill Public Works Standards.

Applicant/Developer is responsible for lighting and
landscape maintenance through Lighting and Landscaping
Maintenance Assessment Districts or any other method of maintaining the l_ighting and landscaping approved as part of this project. Applicant/Developer shall provide any
exhibits required for the annexation. In addition,
Applicant/Developer shall pay all administrative costs and fees associated with processing the annexation.

Fees (see fee schedule).

The Developer shall pay encroachment permit plan check
and inspection fees prior to the commencement of
construction.

The Developer shall pay grading permit plan check, issuance and inspection fees prior to the issuance of the grading permit.

The Developer shall pay third party review fees ( cost plus 10%) upon submittal of the plans or reports for review.

Authority Required

1.02.030 X

15. l 0.030Cl 5 X

11.05.020 X
Various X
Reso 87-00 X
X

11.05.050 X

11.05.050, X

15.10 .090,

15.10.100

17.35.050, X

17.20.070

15.10.080 X

9.1.k
Packet Pg. 612 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 37 ends

2.5 Traffic mitigation fees shall be paid in accordance with _the Traffic Mitigation Fee Ordinance. Fee shall be paid prior to issuance of building permits except for residential
development. Fees for a residential development shall be paid prior to the issuance of a certificate of occupancy.

2.6 Drainage Area fees established by the Contra Costa County Flood Control and Water Conservation District shall be paid in accordance with regulations establishing the Drainage .

Area. Payment shall be made prior to the issuance of a
building permit.
3 Bondina and Aareements

3.1 Bond amounts shall be based upon a Construction Estimate developed by the Developer's Civil Engineer or Contractor as reviewed and approved by the City.

3.2 The Bond underwriter shall be licensed to do business in the State of California.

3.3 A Cash Bond or Letter of Credit from a Financial Institution approved by the City Attorney may be submitted in-lieu of a Bond.

3.4 A Performance Bond shall be submitted to the City prior to issuance of grading permits as required by the City Engineer or designee. The bond amount will account for costs to
construct the approved grading and drainage plan, the
costs to install and maintain erosion and sediment controls, and the costs of implementing pollution prevention best manaqement practices durinq the course of construction.

3.6 A Cash bond of $1000 shall be submitted to the City prior to issuance of grading permits.

3.8 Maintenance (Guarantee and Warranty) Bond: Developer shall provide a bond or other acceptable financial
assurance to the City at the completi_on of construction of Ord 779 X
Reso 53-97 X
Reso 124-00

11.05.090, X

15. l 0.170,

17.35.070

17.35.070Cl X
l 7.35.070C3 X

15.10.170 X

11.05.090 X

11.05.090, X

15.10.170
l 7.35.070B X

17.35.070D X

9.1.k
Packet Pg. 613 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 38 ends

the permitted public improvements. The bond amount shall be in the amount of 15 percent of the approved
improvement construction estimate. The Bond shall be held for one year following completion and acceptance of the improvements. The purpose of the assurance is to correct defective work and to resolve outstanding labor and
material payment claims.

3.9 The Developer shall enter into a Subdivision Improvement Agreement with the City prior to recordation of the final map.

3.10 If subdivision improvement construction deferment is warranted (as determined by the City Engineer and City
Attorney), the Developer shall enterinto a Deferred
Improvement Agreement with the City. The deferred
improvement agreement shall be recorded with the final or parcel map.

3.12 The Developer shall repair, at its expense, any existing facility damaged by their construction activities. Work shall be completed prior to the issu-ance of a certificate of
occupancy.

4.1 Recommendations cited in the final City approved geologic and geotechnical report and peer review shall be
implemented in the project design and construction. The Developer shall mitigate all issues revealed in the report and by the City or peer review, subject to the City Enqineer.

17.35.060 X

17.35.040 X

17.35.040, X

17.35.060
PW Std X

17.35.100 X

15.10.070 X

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Packet Pg. 614 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 39 ends

4.3 The Developer·s Civil Engineer shall submit on-site improvement plans, grading plans, and public improvement plans, utility plans and landscape plans for review and approval by the Public Works Department prior to issuance of a grading permit. The plans must conform to the City's "Public Works Standards for Public Improvements." The plans shall include, but not be limited to: drainage, frontage improvements, utilities, and earthwork.

4.4 The Developer's Civil Engineer shall submit an erosion control plan, including cost estimate, for review and approval by the Public Works Department.

4.5 The Developer's contractor shall provide adequa_te dust control measures durinq qradinq.

4.6 The Developer's contractor shall implement erosion control measures as per the erosion control plan and incorporating guidelines and measures from the most current
RWQCB/ ABAG manual for erosion and sediment control if
grading work is not completed by October 15.

4.7 The Developer's Soils Engineer shall inspect and certify that gradirig work was performed in conformance with the
approved grading plan and geotechnical investigation
report.

4.8 The Developer's Civil Engineer shall certify that the actual pad elevation for each lot is in conformance with the
approved grading plan.

4.9 Grading on hillside land where unstable soils have been identified will be restricted to the time period between April 15 and October 15.

4.10 The Developer's contractor shall limit grading operations from 7:30 a.m. to 7:00 p.m. daily, except Sunday when grading is prohibited.

4.11 The Developer·s contractor shall limit construction of the building from 7:30 a.m. to 7:00 p.m., Monday through Friday, and 9:00 a.m. to 6:00 p.m., during Saturday and Sunday.

4.12 Subdrains shall be shown on the grading plans.

4.13 Mylar as-built grading plans signed by soils engineer shall be submitted to the Public Works Department prior to the
issuance of a Certificate of Occupancy.
5 Drainaae

15.10.100 X

15.10.070 X

15.10.280 X

15.10.110 X

15.10.230 X

15.10.200 X
UBC X
PW Std X
PW Std X
I I

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Packet Pg. 615 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval
Page40

5.1 Any stormwater facilities proposed shall be designed to accommodate access and maintenance. Stormwater
facility design shall be subject to approval by the
Department of Public Works prior to the issuance of any gradinQ permits.

5.3 The Developer shall design and install improvements, including off site improvements such as flap gates and head walls to minimize the occurrence of localized flooding.

Improvements shall meet with the approval of the City
Enqineer.

5.4 Storm water shall be discharged by gravity flow to an approved (city owned and maintained) storm drain system.

5.5 Storm drains carrying public runoff shall be routed only in roadway right-of-way unless otherwise approved by the City Engineer.

5.6 Storm water runoff shall be calculated by Rational Method for the 25 year-6 hour and -100 year - 6 hour events.

5.7 Culverts shall be desiqned to convey 25 year - 6 hour event.

5.8 Minimum culvert size is 18 inches.

5.9 Enclosing ( culverting) of natural drains, creeks or rivers is not permitted.

5.10 Minimum drainaqe easement width shall be 10 feet.

5.11 All drainage facilities shall be designed with "positive drainaqe".
6 Utilities

6.1 Other agencies: obtain those permits required by other agencies having iurisdiction within construction area.

6.2 Developer shall provide proof of service agreements and approved utility facility plans to the Public Works Department prior to the approval of the improvement plans.

6.3 Underground Utility Connections shall be made by bore/jack methods unless the street ·overlay work can be coordinated l 5.05.050E X

15.10.280, X
PW Std C7
PW Std C7 X
l 7.35.020C X
l 7.35.020C X
PW Std C7 X
PW Std C7 X
PW Std C7 X
PW Std C7 X
PW Std C7 X
PW Std C7 X

11.050.040, X
PW Std C4
PW Std C4 X

11.050.120 X

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Packet Pg. 616 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 41 ends

so that it is concurrent with the project construction. Plans shall include details of receiving pits.

6.4 All utility fadlities shall be placed underground.

6.5 All utility facilities (including but not limited to, storm drains, water mains, sewer mains, gas, electric, telephone, cable TV) shall be located in utility easements and dedicated as such on the Final Map.
7 Stormwater Pollution Prevention

7.1 If the project disturbs 1 acre of land or more the Deve1 loper
shall obtain a Notice of Intent (NOi) to comply with State of California General Construction NPDES Permit. A copy of this NOi shall be submitted to the Engineering Department prior to issuance of a qrading permit.

7.2 The Developer shall implement a water conservation irrigation system, appropriate landscape design, and proper operation and maintenance methods to reduce excess irrigatior:t runoff, promote surface filtration, and minimize use of fertilizers, herbicides, and pesticides.

7.4 Site and landscape design details shall incorporate concepts and techniques described in the "Start at the Source" site design guidance manual to the maximum extent
practicable.

7.6 All permitted project storm drain inlets shall be imprinted with "No Dumping Drains to Bayn by embossing, placement of
thermoplastic stencil, or placement of markers.

7.7 The Developer shall submit a Stormwater Pollution PrevE:ntion (SWPPP) for approval by the City Engineer, prior to approval of the Final Map. The SWPPP will define Best Management Practices and site management processes (including, but not limited to, litter control, motor vehicle washing and maintenance, and storage of hazardous 'materials) to assure PW Std C4 X
PW Std C4 X
RWQCB Reg X

NPDES X
Permit
Mandate

NPDES X
Permit
Mandate
PW Std. C6C X

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Packet Pg. 617 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road {PLN 21-0294)
Conditions of Approval

Page 42 ends

that pollutant discharges will not occur. The Developer shall implement the approved plan durinQ construction.

7.8 The Developer shall submit a Stormwater Control Plan (SCP) for approval by the City Engineer, prior to issuance of a Certificate of Occupancy. The SCP shall meet the criteria set forth in the latest version of the Stormwater C.3 Guidebook and demonstrate that the project incorporates BMPs that minimize the effect of post-development runoff to the
maximum extent practicable.

7.9 The Developer shall submit an Operations and Maintenance {O&M) Plan for all stormwater treatment and detention
facilities for approval by the City Engineer, prior to the issuance of a Certificate of Occupancy. The O&M Plan shall be implemented by the Developer during construction and until the ownership and maintenance of the stormwater . facilities are transferred to a City approved maintenance entity.

8.1 Third party peer reviews may be required as determined by the City Engineer. The review shall be performed at the Developer's expense and may include the review of the final soils report, grading, hydrology, lot closure calculations, improvement plans, erosion control plans, post construction pollution prevention plans, and field inspections of permitted work. Developer shall submit a deposit to the City prior to the third party review.
9 Traffic

9.1 Developer shall install on and off-site traffic mitigation improvements as recommended and accepted by the City
Engineer.
10 Streets

10.1 Street layouts shall comply with Table 1 and Table 2 of the PW Std.

15.05.050 X

17.030.070, X

15.10.080

17.25.040 X
PW Std C3 X
I

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Packet Pg. 618 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road {PLN 21-0294)
Conditions of Approval

Page 43 ends

10.2 Concrete curbs and gutters shall be installed on all new streets.

10.3 ADA accessibility shall be provided in compliance with Title

24. 10.4 Concrete sidewalks shall be installed on both sides of street.

10.5 Street trees shall be provided every 30 feet (in right of way or on private property).

10.6 Streetlights shall be designed in conformance with Table 3 of the PW Std.

10.7 Bikeways shall be installed on new collector and arterial routes.

10.8 Traffic control shall be provided in compliance with Caltrans Stds.

10.9 Fences or sound wall shall be installed on dual frontage streets.

10.10 Fences or sound walls in Public Right-Of-Way shall conform to community development standards, color and material shall be approved by the ARC.
11 Miscellaneous

11.1 All projects requiring subdivision or development plan approval shall enter into a lighting and landscape district to assure long term funding_ and maintenance of landscaped improvements.

11.2 Trash/Recycling enclosures shall be designed with a cover and screeninQ.

11.3 The Developer shall submit a Waste Management Plan (WMP) as part of a building, demolition or encroachment permit for approval by the Chief Building Official. The WMP shall acknowledge that 50% of all construction and
demolition debris shall be diverted, and shall include the applicable performance ·security.
12 Floodplain Development

12. l All projects located within the AE ( l 00 Year) Flood Zone shall conform to all FEMA regulations and City of Pleasant Hill ordinances for work within the floodplain.

PW Std C3 X
PW Std C3 X
PW Std C3 X
PW Std C3 X
PW Std C3 X
PW Std C3 X
PW Std C3· X
PW Std CS X
PW Std CS X
PW Dept NIA
Recommend
PW Dept X
Recommend

14.40.050 X
I

15.15 X

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Packet Pg. 619 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

Page 44 ends

9.1.k
Packet Pg. 620 Attachment: Attachment J - Planning Commission Letter of Action (including PC Resolution No. 22-21) (490 Golf Club Road Project) 490 Golf Club Road Project
Initial Study – Mitigated Negative Declaration
prepared by
City of Pleasant Hill
Public Works & Community Development Department
100 Gregory Lane
Pleasant Hill, California 94523
Contact: Jeff Olsen, Associate Planner
prepared with the assistance of
Rincon Consultants, Inc.
449 15th Street, Suite 303
Oakland, California 94612
October 2020
r RINCON CONSULTANTS, INC.

Environmental Scientists I Planners I Engineers
rinconconsultants.com

9.1.l
Packet Pg. 621 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) 490 Golf Club Road Project
Initial Study – Mitigated Negative Declaration
prepared by
City of Pleasant Hill
Public Works & Community Development Department
100 Gregory Lane
Pleasant Hill, California 94523
Contact: Jeff Olsen, Associate Planner
prepared with the assistance of
Rincon Consultants, Inc.
449 15th Street, Suite 303
Oakland, California 94612
October 2020
r RINCON CONSULTANTS, INC.

Environmental Scientists I Planners I Engineers
rinconconsultants.com

9.1.l
Packet Pg. 622 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) This report prepared on 50% recycled paper with 50% post-consumer content.

9.1.l
Packet Pg. 623 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Table of Contents
Initial Study – Mitigated Negative Declaration i
Table of Contents
Abbreviations and Acronyms..................................................................................................................v Initial Study.............................................................................................................................................1

1. Project Title.........................................................................................................................1

2. Lead Agency Name and Address.........................................................................................1

3. Contact Person and Phone Number ...................................................................................1

4. Project Sponsor’s Name and Address.................................................................................1

5. Project Location ..................................................................................................................1

6. General Plan Designation....................................................................................................4

7. Zoning..................................................................................................................................4

8. Surrounding Land Uses and Setting....................................................................................4

9. Project Description..............................................................................................................4

10. Site Preparation and Construction....................................................................................11

11. City of Pleasant Hill Permits and Approvals Required ......................................................13

12. Other Public Agencies Whose Approval is Required ........................................................14

13. Have California Native American Tribes Traditionally and Culturally Affiliated with the Project Area Requested Consultation Pursuant to Public Resources Code Section 21080.3.1? ........................................................................................................................14 Environmental Factors Potentially Affected.........................................................................................15 Determination ......................................................................................................................................15 Environmental Checklist.......................................................................................................................17 1 Aesthetics..........................................................................................................................17 2 Agriculture and Forestry Resources..................................................................................27 3 Air Quality .........................................................................................................................31 4 Biological Resources..........................................................................................................41 5 Cultural Resources............................................................................................................47 6 Energy ...............................................................................................................................51 7 Geology and Soils..............................................................................................................57 8 Greenhouse Gas Emissions...............................................................................................65 9 Hazards and Hazardous Materials ....................................................................................73 10 Hydrology and Water Quality ...........................................................................................79 11 Land Use and Planning......................................................................................................87 12 Mineral Resources ............................................................................................................93 13 Noise .................................................................................................................................95 14 Population and Housing..................................................................................................105 15 Public Services.................................................................................................................107 16 Recreation.......................................................................................................................111

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Packet Pg. 624 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
ii
17 Transportation ................................................................................................................113 18 Tribal Cultural Resources................................................................................................129 19 Utilities and Service Systems ..........................................................................................133 20 Wildfire............................................................................................................................141 21 Mandatory Findings of Significance................................................................................143 References..........................................................................................................................................147 Bibliography................................................................................................................................147 List of Preparers..........................................................................................................................151 Tables
Table 1 Project Summary...............................................................................................................10 Table 2 Parking Summary ..............................................................................................................11 Table 3 Criteria Air Pollutant Significance Thresholds...................................................................33 Table 4 Estimated Daily Construction Emissions...........................................................................36 Table 5 Estimated Daily Operational Emissions ............................................................................37 Table 6 Estimated Annual Operational Emissions.........................................................................37 Table 7 Proposed Project Construction Energy Usage ..................................................................52 Table 8 Proposed Project Operational Energy Usage....................................................................53 Table 9 Project Compliance with Energy Efficiency Goals and Policies.........................................55 Table 10 SB 32 Scoping Plan Emissions Sector Targets...................................................................68 Table 11 SB 32 Locally Appropriate Project-Specific Threshold ......................................................69 Table 12 Combined 2030 Annual Emissions of Greenhouse Gases.................................................70 Table 13 2003 Pleasant Hill General Plan Policy Consistency for GHG Emissions...........................71 Table 14 Parcel A Development Standards .....................................................................................90 Table 15 Parcel C Development Standards......................................................................................90 Table 16 Parcel B Future Development Standards..........................................................................91 Table 17 Maximum Vibration Levels for Preventing Damage .........................................................97 Table 18 City of Pleasant Hill Noise and Land use Compatibility Guidelines...................................98 Table 19 Maximum Noise Standards by Zoning District..................................................................99 Table 20 Typical Construction Equipment Noise Levels................................................................101 Table 21 Vibration Source Levels for Construction Equipment.....................................................104 Table 22 Estimated Project Vehicle Trip Generation1 ...................................................................123 Table 23 Contra Costa Water District Supply/Demand Balance Normal Year (acre feet).............134 Table 24 Contra Costa Water District Supply/Demand Balance Multiple Years of Drought (acre feet)........................................................................................................................134

9.1.l
Packet Pg. 625 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Table of Contents
Initial Study – Mitigated Negative Declaration iii
Table 25 Estimated Landfill Capacities and Closure Dates............................................................135 Table 26 Estimated Water Use ......................................................................................................137 Table 27 Estimated Wastewater Generation ................................................................................138 Table 28 Solid Waste Generation ..................................................................................................140 Figures
Figure 1 Regional Location................................................................................................................2 Figure 2 Project Site..........................................................................................................................3 Figure 3 Proposed Site Plan ..............................................................................................................5 Figure 4 Parcel A, CiL Proposed Conceptual Elevations....................................................................6 Figure 5 Parcel A, CiA Proposed Conceptual Elevations...................................................................7 Figure 6 Parcel C, SAHA Senior Affordable Housing Proposed Conceptual Elevations ....................8 Figure 7 Proposed Construction Phasing........................................................................................12 Figure 8 Public View of the Project Site from the Contra Costa Canal Trail ...................................22 Figure 9 Public View of the Project Site from the Contra Costa Canal Trail ...................................22 Appendices
Appendix AQ CalEEMod and AERScreen Outputs
Appendix ARB Arborist Report
Appendix CSP Aging in Place Campus Specific Plan
Appendix CUL Cultural Resources Study
Appendix GEO Geotechnical Investigation
Appendix HAZ Phase I ESA
Appendix NOI Groundborne Noise and Vibration Modeling
Appendix PSP Project Site Plan

9.1.l
Packet Pg. 626 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
iv
This page intentionally left blank.

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Packet Pg. 627 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Abbreviations and Acronyms
Initial Study – Mitigated Negative Declaration v
Abbreviations and Acronyms
AB Assembly Bill
ABAG Association of Bay Area Governments
ACM Asbestos Containing Materials
af acre feet
afy acre feet per year
ALUC Contra Costa Airport Land Use Commission
ALUCP Airport Land Use Compatibility Plan
BAAQMD Bay Area Air Quality Management District
BART Bay Area Rapid Transit
BIOS Biogeographic Information and Observation System
BMP best management practices
CALFIRE California Department of Forestry and Fire Protection CalEEMod California Emissions Estimator Model
CalGreen California Green Building Standards Code
CalOES California Office of Emergency Services
CalOSHA California Occupational Safety and Health Administration.

CalRecycle California Department of Resources, Recycling, and Recovery CAPCOA California Air Pollution Control Officers Association Caltrans California Department of Transportation
CARB California Air Resources Board
CBC California Building Code
SBPP Countywide Bicycle and Pedestrian Plan
CCAP Central County Action Plan
CCCFPD Contra Costa County Fire Protection District
CCCSD Central Contra Costa Sanitary District
CCR California Code of Regulations
CCTA Contra Costa Transportation Authority
CCWD Contra Costa Water District
CCCWP Contra Costa Clean Water Program
CDFW California Department of Fish and Wildlife
CEC California Energy Commission

9.1.l
Packet Pg. 628 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
vi
CEQA California Environmental Quality Act
CFGC California Fish and Game Code
CFP California Fully Protected
CiA Choice in Aging
CiL Choice in Learning
CMP Congestion Management Program
CNDDB California Natural Diversity Database
CNEL Community Noise Equivalent Level
CNPS California Native Plant Society
CO carbon monoxide
CO
2 e carbon monoxide equivalent
CPUC California Public Utilities Commission
CRHR California Register of Historical Resources
CRPR California Rare Plant Rank
CTP Countywide Transportation Plan
CWA Clean Water Act
dB decibels
dBAA-weighted sound pressure level
DOC Department of Conservation
DOF Department of Finance
DPM diesel particulate matter
DTSC Department of Toxic Substances Control
EMFAC Emissions Factor Model
FEMA Federal Emergency Management Agency
FHC fuel hydrocarbon
FTA Federal Transit Administration
GHG greenhouse gases
Hz hertz
HMBP Hazardous Materials Business Plan
IPaC Information for Planning and Consultation
ITE Institute of Transportation Engineers
kBtu thousand British thermal units
kWh kilowatt-hours

9.1.l
Packet Pg. 629 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Abbreviations and Acronyms
Initial Study – Mitigated Negative Declaration vii
Ldn Day-Night Average (noise) level
Leq single steady A-weighted (noise) level
Lmax highest root mean squared sound pressure level
Lmin lowest root mean squared sound pressure level
LUST Leaking Underground Storage Tank
MCE Marin Clean Energy
MDUSD Mount Diablo Unified School District
mph miles per hour
MT metric tons
MWH megawatt hours
NAHC Native American Heritage Commission
NMFS National Marine Fisheries Service
N2O nitrous oxides
NO2 nitrogen dioxide
NOX nitrogen oxides
NPDES National Pollutant Discharge Elimination System
NRCS National Resources Conservation Service
NWI National Wetlands Inventory
O3 ozone
OEHHA Office of Environmental Health Hazard Assessment
OPR Office of Planning and Research
Pb Lead
PG&E Pacific Gas and Electric
PHMC Pleasant Hill Municipal Code
PHPD Pleasant Hill Police Department
PHRPD Pleasant Hill Recreation and Park District
PM2.5 particulate matter with a diameter of up to 2.5 microns PM10 particulate matter with a diameter of up to 10 microns PPD Precise Plan District
PPV Peak Particle Velocity
PRC Public Resources Code
PUD Planned Unit District zoning designation
RCRA Resource Conservation and Recovery Act

9.1.l
Packet Pg. 630 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
viii
REC Recognized Environmental Conditions
ROG reactive organic gases
RWQCB Regional Water Quality Control Board
SB Senate Bill
SFBAAB San Francisco Bay Area Air Basin
SLF Sacred Lands File
SO
2 sulfur dioxide
SP&I Semi-public and institutional
SWPPP Storm Water Pollution Prevention Plan
SWRCB State Water Resources Control Board (California)
TAC toxic air contaminant
TCR Tribal Cultural Resources
USACE U.S. Army Corps of Engineers
USEPA Environmental Protection Agency
USFWS U.S. Fish and Wildlife Service
USGS U.S. Geological Survey
UWMP Urban Water Management Plan
VdB vibration decibels
VHFHSZ Very High Fire Hazard Severity Zone
VMT vehicle miles traveled
VOC volatile organic compounds

9.1.l
Packet Pg. 631 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Initial Study
Initial Study – Mitigated Negative Declaration 1
Initial Study
The City of Pleasant Hill, as the Lead Agency, prepared this Initial Study for the Aging in Place Campus Project, consisting of a new Choice in Aging program space, a new Choice in Learning Montessori Preschool, and 82 units of affordable senior housing (“proposed project” or “project”) in compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines (California Code of Regulations [CCR] Section 15000 et. seq.), and the regulations and policies of the City of Pleasant Hill, California.

1. Project Title
The Aging in Place Campus Project

2. Lead Agency Name and Address
City of Pleasant Hill
Public Works & Community Development Department
100 Gregory Lane
Pleasant Hill, California 94523

3. Contact Person and Phone Number
Jeff Olsen, Associate Planner
Office: (925) 671-5206
Email: [email protected]

4. Project Sponsor’s Name and Address
Choice in Aging
490 Golf Club Road
Pleasant Hill, California 94523
Satellite Affordable Housing Associates (SAHA)
1835 Alcatraz Avenue
Berkeley, California 94703

5. Project Location
The project site is located south of Chilpancingo Parkway at 490 Golf Club Road near its intersection with the Contra Costa Canal Trail, in Pleasant Hill. The site, which totals four acres in size, consists of one roughly rectangular parcel (Assessor’s Parcel Number 153-030-004-3). Regional access is available to the site from Interstate 680, which is approximately 0.7 mile east of the site. Figure 1 shows the regional location of the project site, and Figure 2 provides an aerial image of the project site in its neighborhood context.

9.1.l
Packet Pg. 632 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
2 Figure 1 Regional Location
San
Pablo
37 merican
Canyon
!l'li'v ~
Vallejo
185
Imagery provided by Esri and its licensors © 2020.
* Project Location
N
A
Moraga
Anthony
Chabot
Regional Park
Naval Weapons
Station Concord
Ukiah
Joice Is an 12 113 State Game ..,
0:

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2 ~
'lJ> ~(',~
Birds \.'b-<:-
'¾,ntezu<I'• HIiis liq
Bay Point
Antioch
Clayton
Mount
Diab lo
1, State Park
Ga~M
S Gate R~
ti',.b,b Rd BJ"<¾,
Danville t
ii!
Santa Rosa
6:ij
Vacaville
Fairfield
Vall*
Yuba
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ij;
Sacramento ®
v
Elk Grove
Stockton
Eldorado
National
Forest
San Francisco oakl~ . V
V Livermore
SanMateo iii V Fremont
-ii iii
11 San Jose
Santa Cruz 152
Modesto
..

Los Banos
Merced

9.1.l
Packet Pg. 633 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Initial Study
Initial Study – Mitigated Negative Declaration 3
Figure 2 Project Site
Imagery provided by Microsoft Bing and its ficensors © 2020.

9.1.l
Packet Pg. 634 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
4 6. General Plan Designation
The City of Pleasant Hill General Plan designates the project site as Semi-Public and Institutional.

According to the General Plan, this designation accommodates “utility facilities and easements, libraries, City offices, fire stations, churches and hospitals.” A General Plan Amendment to Planned Unit Development is being requested for the project site.

7. Zoning
The project site is zoned as R-7 single family residential district. According to Pleasant Hill Municipal Code (PHMC) Section 18.20.010 (B), the R-7 single-family zoning district “allows for high density single-family residential land use at densities from 4.6 to 7.3 units per net acre subject to appropriate standards. In the R-7 district the minimum lot size is 7,000 square feet.” A rezone request to Planned Unit Development (PUD) is being requested for the project site.

8. Surrounding Land Uses and Setting
The project site is near the northernmost edge of Pleasant Hill, south of Chilpancingo Parkway and west of Contra Costa Boulevard. The surrounding neighborhood includes residential uses, a community college, semipublic and institutional uses, and open space. The Camelback Townhouses and Apartments are located to the north of the project site. The Contra Costa Canal and Canal Trail are directly to the west of the site, with single-family residences and the Contra Costa Country Club beyond the trail further to the west. An ancillary parking lot for Diablo Valley College borders the project site to the south. Residences and commercial land uses are located to the east of the site and I-680 is located further east. Diablo Valley College is 0.2 mile south of the project site. The project site is also within two miles southwest of the Buchanan Field Airport.

The project site is developed with a commercial structure, built in 1949 and owned by Choice in Aging (CiA), that covers approximately 40,000 square-feet of the project site and is occupied by four different agencies. The four agencies currently occupying the project site are CiA, Choice in Learning (CiL), RES Success, and the City of Walnut Creek’s Lesher Center Scene Shop. The site is developed with an asphalt parking lot to the west and south of the structures, accommodating a total of 152 parking spaces including 12 ADA accessible parking spaces. Landscaping lines the perimeter of the project site and is interspersed in common open spaces within the project site. There are 145 trees planted within common spaces and landscaped areas. The site is relatively flat, with a small slope in the northeastern portion of the site and an approximate surface elevation of 122 feet above sea level (United Stated Geological Survey [USGS] 2018). The existing structure is located on the flat portion of the site.

9. Project Description
The proposed project would involve subdivision of the existing parcel into three parcels and construction of a CiL Montessori preschool, a CiA program space, and 82 units of affordable senior housing including one unit for an on-site manager. Figure 3 provides the proposed site plan.

Figure 4, Figure 5, and Figure 6 provide conceptual elevations for the three proposed structures.

The three new parcels are: Parcel A would include the CiL and CiA structures; Parcel B would include an orchard and garden; future uses of the parcel would include a clinic facility and assisted living

9.1.l
Packet Pg. 635 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Initial Study
Initial Study – Mitigated Negative Declaration 5
Figure 3 Proposed Site Plan
Parcel A
Parcel C
LEGEND
' '
r ---
- -- -- --- _____ 4 n,····""'t
k-k-k-~~----4:=-~-~
N 0 25 50 Feet
Source: Perkins Eastman, 2019. A

9.1.l
Packet Pg. 636 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road City of Pleasant Hill
490 Golf Club Road Project
6 Figure 4 Parcel A, CiL Proposed Conceptual Elevations

E CIL SOUTH ELEVATION
. . ' ' l ,
-
n, ...
, i
•1
I ! I ... i f I I
F. CIL NOTRH LU:.VATION
'[l0j 7 fl . '

G CIL WEST ELEVATION
0 12 24 Feet
Source: Perkins Eastman. 2019.

11. CIL EASl ELEVATION

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Packet Pg. 637 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Initial Study
Initial Study – Mitigated Negative Declaration 7
Figure 5 Parcel A, CiA Proposed Conceptual Elevations
i [:J • l
[:] 0 [:]
T
I:! I 0
1 0 15 30 Feet
Source: Perkins Eastman, 2019. 0 e&,r, NOR'Tttf:

LEV~TION

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Packet Pg. 638 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road City of Pleasant Hill
490 Golf Club Road Project
8 Figure 6 Parcel C, SAHA Senior Affordable Housing Proposed Conceptual Elevations Source: Perkins Eastman, 2019. 0 30 60
Feet

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Packet Pg. 639 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Initial Study
Initial Study – Mitigated Negative Declaration 9
facility; and Parcel C would include the affordable senior housing. Table 1 provides a summary of the project characteristics.
 Development on Parcel A would include the construction of a new two-floor CiA structure, 24,718 square feet in size, and a new one-floor CiL structure that would be 6,969 square feet in size. Common open spaces on Parcel A would consist of playgrounds, gardens, walking and activity spaces, and outdoor seating areas. Connections between the CiA facility and the CiL facility would also be established. The CiA structure allows for two shifts in the Adult Day Health Care Program. First floor spaces would include spaces for games, activities, art, music, pet therapy, a mid-to late-stage Alzheimer’s program room, two language-specific day program rooms, physical and occupational therapy space, a nursing office/patient space, staff locker room and lounge. Second floor spaces would include conference rooms, staff offices, and a staff break room. The CiL structure would accommodate up to 90 students and would include classroom spaces, a gathering place, drop-off at the entrance, outdoor play areas, teacher work areas, and a break room.
 Parcel B would initially be used as an orchard, therapeutic gardens, and open space during construction of Parcel C. Subsequent development on Parcel B would include the demolition of the orchard, therapeutic gardens, and open space and construction of an approximately 2,260 square-foot one-story medical clinic and an approximately 24,340 square foot three-story, 36 unit assisted living facility.
 Parcel C would accommodate the construction of a new three and four story, 68,526 squarefoot affordable senior housing building with the fourth floor toward the southern end of the structure. The building would provide 81 senior affordable housing units and one manager’s unit. Construction on Parcel C would also include therapeutic gardens, community gardens, and seating areas.

All sidewalks within the project site would be ADA compliant and the driveway from Golf Club Road would include the construction of an ADA ramp for accessibility (Appendix CSP). Additional site improvements include the addition of a new driveway, encircling road, retaining wall, parking, landscaping, water pump, and utilities to serve the buildings. The water pump would provide adequate water pressure for the water suppression system in the affordable senior housing structure on Parcel C. The water pump would be Tier 4 compliant equipment that would be cycle tested once a month for 30 minutes. A solar photovoltaic system would be installed on the affordable senior housing structure on Parcel C, consistent with California Building Code requirements (Appendix CSP). The applicant proposes to use low-reflectivity glass and plant material along the perimeter of the structures to minimize glare from the project site.

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Packet Pg. 640 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
10 Table 1 Project Summary
Parcel A – CiL and CiA
Proposed Parcel Size 1.84 acres (80,369 square feet)
Proposed Building Square Footage 6,969 square feet & 24,718 square feet Proposed Number of Floors 1 & 2
Parcel B – Planned Future Development
Proposed Parcel Size 0.69 acre (29,976 square feet)
Proposed Building Square Footage Approx. 26,600 square feet Proposed Number of Floors 1 & 3
Parcel C – SAHA Affordable Housing
Proposed Parcel Size 1.46 acres (63,665 square feet)
Proposed Building Square Footage 68,526 square feet
Proposed Number of Floors 3 & 4
Landscaping
Proposed Parcel A 18,227 square feet
Proposed Parcel B 7,096 square feet
Proposed Parcel C 18,847 square feet
Proposed Total 44,170 square feet
1 Landscaping for Parcel B is presented as the developed parcel with the clinic and assisted living facility.

Impacts of the developed Parcel B with the clinic and assisted living facility and interim condition of Parcel B developed with the orchard and gardens are evaluated in this Initial Study.

Landscaping on the site would consist of plantings along its perimeter and within the interior in common spaces. Common spaces would be compromised of lawns and gardens that would also serve as drainage management areas for stormwater control. Ten bioretention basins would be installed within and along the perimeter of the project site. Additional landscaping would be part of the proposed orchard, gardens, and interior open space. Landscaping on the project site would include the introduction of new deciduous and evergreen trees and the use of native and drought tolerant plants to reduce water use for landscaping (Appendix PSP).

Vehicle access to the project site would be via an existing 20-foot driveway from Golf Club Road, in the southwest corner of the project site. Project improvements to existing circulation within the project site would include the construction of a road to circle the entirety of the project site. Some entrances to buildings within the project site would be accessed via the new road which encircles the project site. The road would also provide new drop off and pick up locations at the western boundary of the project site for the adult day health care. Additional drop off locations would be located in the northwest portion of the site and in the southeast portion of the site. Parking would be provided on a surface parking lot along the western and southern property lines. The project would include 90 parking spaces adjacent to the road and 35 parallel parking spaces extending along the drive aisle from the proposed CiA building to Golf Club Road. Pedestrian access to the project

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Packet Pg. 641 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Initial Study
Initial Study – Mitigated Negative Declaration 11
site would also be available via an illuminated sidewalk along the driveway. Table 2 provides a summary of parking to be provided on the project site.

Table 2 Parking Summary
Parking
Standard 56 stalls
Accessible 4 stalls
Electric Vehicle 5 stalls
Clean Air Vehicle 8 stalls
Motorcycle 1 stall
Bicycle 16 stalls
Drive Aisle 35 stalls
Total 125 stalls

10. Site Preparation and Construction
Demolition of the existing structure and site preparation activities would involve:
 Removal of asbestos-containing materials
 Stabilization of loose and peeling lead-based paint
 Removal and proper disposal of components coated with lead-based paint  Demolition of structures and removal of demolition debris  Excavation of the site
 Rough grading of the site
 Utilities
Demolition, excavation, grading, and construction would be phased and would take approximately five years. Throughout demolition, CiA and CiL operations would be moved to temporary spaces within the existing structure to remain on site until construction of Parcel A facilities is completed.

There are 145 trees representing 22 species on the site. Demolition and grading for site preparation would include removal of 109 trees from the project site, 45 of these trees are considered protected trees by the City of Pleasant Hill and five are off-site trees within the public right-of-way. As part of project construction, 149 new trees are proposed to be planted. The slope in the northeastern corner of the property would be graded for a new building and road. The parking lots would be extended to the south and west requiring the removal of all trees along those boundaries. On-site trees to be potentially preserved are in the southwest and southeast corners. The project would comply with PHMC 18.50.110, Tree Preservation, and replace native or nonnative trees at the rate specified by the Municipal Code.

Project construction would be divided into eight phases, as outlined below and depicted in Figure 7, and would last approximately five years.

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Packet Pg. 642 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
12 Figure 7 Proposed Construction Phasing
Phase 1 Phase 2
Phase 4 Phase 5 Phase 6
Phase 7 & 8
Source: Perkins Eastman, 2019.

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Packet Pg. 643 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Initial Study
Initial Study – Mitigated Negative Declaration 13
 Phase 1 of construction would include the construction of the retaining wall, encircling road, and storm drain. During this phase CiL would be temporarily relocated to the RES Success former space.
 Phase 2 of construction would create a separation between construction access and user access and the demolition of the CiL space on Parcel A. This phase would include the construction of a temporary drop-off area and an entrance and outdoor space. CiA and CiL would access these services along the western portion of the encircling road and a temporary turn around would be constructed in the northwest corner of the site. The western portion of the access road would only be used by CiA and CiL, CiA’s existing entry would remain and a temporary pedestrian path would be constructed to allow participants to access the site. Construction workers would use the encircling road along the southern property line. Construction fencing would be erected along the temporary outdoor space for CiA.
 Phase 3 of construction would include grading of Parcel C and the construction of SAHA affordable housing. Construction is estimated to last approximately 18 to 24 months.  Phase 4 of construction would include the construction of the northern portion of Parcel A, also known as the CiL facilities, associated open space, and new drop-off area at the northern portion of the property. Construction is estimated to last approximately 10 to 12 months. Once construction is complete, CiA will move from their temporary space to the permanent space.  Phase 5 would involve the consolidation of CiA’s services into the center of the existing CiA building and the demolition of CiL’s temporary space, the northern portion of the CiA structure.  Phase 6 would involve the construction of the new CiA structure over approximately 12 months.

Once construction of Phase 5 is complete, CiA would move from their existing building into the new building.
 Phase 7 of construction would include the demolition of Parcel B, the existing CiA building. After demolition, the space would be developed with open space, gardens, and an orchard.

Construction would take approximately three months.
 Phase 8 of construction would involve the demolition of the open space constructed in Phase 6 and the construction of a three-story clinic and an assisted living facility. This is a future phase.

11. City of Pleasant Hill Permits and Approvals Required The following permits and approvals are required from the City of Pleasant Hill prior to project construction:
 General Plan Amendment
 Rezoning, Planned Unit Development Concept Plan/Specific Plan  Development Plan Permit
 Use Permit
 Architectural Review Permit
 Tree Removal Permit
 Minor Subdivision Permit

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Packet Pg. 644 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
14 12. Other Public Agencies Whose Approval is Required The Contra Costa Airport Land Use Commission (ALUC) has authority to review the project and the proposed General Plan amendment, and to provide recommendations to the City of Pleasant Hill to incorporate as Conditions of Approval, as appropriate.

13. Have California Native American Tribes Traditionally and Culturally Affiliated with the Project Area
Requested Consultation Pursuant to Public Resources
Code Section 21080.3.1?
The City has not received any requests from California Native American tribes to be notified of proposed projects in the city, pursuant to Public Resources Code (PRC) Section 21080.3.1.

On March 4, 2020 the Governor proclaimed a State of Emergency in California as a result of the threat of Coronavirus 2019 (COVID-19). On March 16, 2020 the Contra Costa County Health Officer issued a Shelter at Home Order for the entire County, including the City of Pleasant Hill. The threat of COVID-19, as well as the subsequent State and County proclamations and orders, have resulted in temporary changes to the existing economic and physical conditions in California and Contra Costa County regionally. Temporary changes to existing environmental conditions may have reduced vehicle traffic and associated noise and pollutant emissions, and reduced electricity consumption. In addition, the timing and likelihood of cumulative development and regional buildout assumptions may be affected during or after the threat of COVID-19. The magnitude and duration of the State of Emergency and associated State and County orders, or future orders related to the threat of COVID19 cannot be ascertained. Accordingly, the effect of COVID-19 on baseline and future environmental conditions effects of COVID-19 is currently speculative. CEQA Guidelines Section 15064(d)(3) states that:

An indirect physical change is to be considered only if that change is a reasonably foreseeable impact which may be caused by the project. A change which is speculative or unlikely to occur is not reasonably foreseeable.

Furthermore, CEQA Guidelines Section 15154 states that:

If, after thorough investigation, a Lead Agency finds that a particular impact is too speculative for evaluation, the agency should note its conclusion and terminate discussion of the impact.

It would be speculative for the environmental analysis to assume what changes to baseline or cumulative baseline conditions might occur as a result of COVID-19 or the subsequent State and County proclamations and orders. Therefore, baseline is not discussed further in the Initial Study.

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Packet Pg. 645 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Environmental Factors Potentially Affected
Initial Study – Mitigated Negative Declaration 15
Environmental Factors Potentially Affected
This project would potentially affect the environmental factors checked below, involving at least one impact that is “Potentially Significant” or “Less than Significant with Mitigation Incorporated” as indicated by the checklist on the following pages.
□ Aesthetics □ Agriculture and
Forestry Resources
■ Air Quality
■ Biological Resources ■ Cultural Resources □ Energy
■ Geology/Soils □ Greenhouse Gas
Emissions
□ Hazards and Hazardous
Materials
□ Hydrology/Water Quality □ Land Use/Planning □ Mineral Resources ■ Noise □ Population/Housing □ Public Services
□ Recreation ■ Transportation ■ Tribal Cultural Resources □ Utilities/Service Systems □ Wildfire ■ Mandatory Findings of Significance
Determination
Based on this initial evaluation:
□ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
■ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions to the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
□ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
□ I find that the proposed project MAY have a “potentially significant impact” or “less than significant with mitigation incorporated” impact on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

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Packet Pg. 646 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
16 D I find that although the proposed project could have a significant effect on the environment, because all potential significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, induding revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.

Signature Date
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Printed Name
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Title

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Packet Pg. 647 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Environmental Checklist
Aesthetics
Initial Study – Mitigated Negative Declaration 17
Environmental Checklist
1 Aesthetics
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Except as provided in Public Resources Code Section 21099, would the project:
a. Have a substantial adverse effect on a
scenic vista? □ □ ■ □
b. Substantially damage scenic resources,
including but not limited to, trees, rock
outcroppings, and historic buildings
within a state scenic highway? □ □ □ ■
c. Substantially degrade the existing visual
character or quality of public views of the
site and its surroundings? (Public views
are those that are experienced from a
publicly accessible vantage point). If the
project is in an urbanized area, would the
project conflict with applicable zoning and
other regulations governing scenic
quality? □ □ ■ □
d. Create a new source of substantial light or
glare that would adversely affect daytime
or nighttime views in the area? □ □ ■ □
Setting
The project site is currently occupied by CiA and CiL facilities, RES Success, and the Walnut Creek Lesher Center Scene Shop. The existing structure is a 40,000 square foot, one-story building built in 1949. The surrounding landscape is developed with 104 landscaping trees and ruderal vegetation.

The site is mostly paved with a parking lot and walkways to enter the building.

The project site is approximately six miles northeast from a designated State Scenic Highway, State Route 24 (California Department of Transportation [Caltrans] 2019). The City of Pleasant Hill has designated Golf Club Road as a local scenic route for its outstanding views and sufficient right of way to facilitate landscaping and safely accommodate bicyclists and pedestrians (City of Pleasant Hill 2003). The project site is located at the termination of Golf Club Road. The Contra Costa Canal Trail is located west of the project site. Pedestrians and cyclists are able to view the project site from the trail.

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Packet Pg. 648 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
18 Regulatory Setting
City of Pleasant Hill General Plan
Community Development Policy 2A
Encourage uses needed by the community at appropriate locations.

Community Development Policy 3B
Require new development to adhere to high standards of quality in design.

Community Development Policy 13C
Promote the design and use of elementary schools as focal points for neighborhood social, cultural, vocational, and recreational activities.

Community Development Policy 24A
Achieve undergrounding of utilities when and where feasible.

City of Pleasant Hill Non-Residential City-Wide Design Guidelines 2017 The City of Pleasant Hill’s City-Wide Non-Residential Design Guidelines, adopted in 2017, encourage development to enhance the design of existing neighborhoods to create identity within the city (City of Pleasant Hill 2017b). The project designs for Parcel A and the clinic on Parcel B would be subject to the City’s Non-Residential Design Guidelines and the Architectural Review Commission’s recommendation for final approval.

A.1(a) The arrangement of structures, parking and circulation areas, and open spaces should recognize the particular characteristics of the site and should relate to the surrounding built environment in pattern, function, scale, character, and materials.

A.1(b) Buildings, roadways, and parking should be sited to preserve existing heritage, protected, and mature trees to the greatest extent possible.

A.1(c) Buildings should be located toward the front of the property and large expansive parking lots at the front of the property should be avoided.

A.1(d) The placement and design of structures should facilitate and encourage pedestrian activity and convey a visual link to the street and sidewalks.

A.1(h) When located next to residential uses, the site should incorporate increased landscaping, increased setbacks, fencing and appropriate building orientation to provide an adequate buffer between residential and non-residential uses that minimizes any effects related to privacy and shadowing.

A.1(k) ADA requirements need to be addressed in the early stages of project design as they often have an impact on site design.

A.2(a) The scale and mass of a new development should be consistent with neighboring developments without overwhelming through disproportionate size or design that is out of character.

A.2(b) When located adjacent to residential uses, non-residential buildings should maintain low profiles to provide a transition and taller elements of the building should be stepped back from adjacent single-family residences to minimize privacy and shadowing effects.

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Packet Pg. 649 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Environmental Checklist
Aesthetics
Initial Study – Mitigated Negative Declaration 19
A.2(e) The architecture should have variations in form, building details, and siting in order to create visual interest.

A.6(a) Integrate landscaping into site development and building architecture to ensure a complete project.

A.6(c) Select landscape materials and plants that are appropriate in scale and function with the site and for the site conditions.

A.7(a) Lighting levels should be minimized to preserve the night (dark) sky.

A.7(b) Dark areas within pedestrian and vehicular areas should be avoided for safety purposes.

A.7(c) Light fixture design should be compatible and relate to the design and the use of the principal structure on the site.

A.8(c) Locate service facilities and drives away from public streets and nearby residential uses to the greatest extent possible. Noise and lighting impacts should be minimized.

A.8(j) Mechanical Equipment.
(i) Mechanical equipment should be sited in side and rear yard areas of the project, hidden from public views
(ii) Locate mechanical equipment far enough from on-site and adjacent uses to not cause noise problems.
(iii) Fully screen roof top equipment from public views as per PHMC Section 18.50.090. (iv) Screening for roof top equipment should architecturally match the overall building design.
(v) Avoid multiple roof screens; all equipment should be within one cohesive screen.

City of Pleasant Hill Residential City-Wide Design Guidelines 2017 The project designs for Parcel C and the assisted living facility on Parcel B would be subject to the City’s Residential Design Guidelines and the Architectural Review Commission’s recommendation for final approval.

B.1(a) Setback patterns within the immediate vicinity should be maintained.

B.1(b) Buildings should be placed in a manner that maximizes solar access during cooler months and limits it during warmer months.

B.1(c) Buildings should be oriented to promote privacy to the greatest extent possible.

B.1(e) Buildings, roadways, and parking should be sited to preserve existing heritage, protected, and mature trees subject to PHMC Section 18.50.110.

B.1(h) New buildings/structures should be sensitive to existing structures and minimize obstruction of existing outward views where possible.

B.2(b) Overall height of new structures should be in scale with other buildings in the neighborhood B.2(c) Appropriate buffers and transitions should be used when locating multi-story buildings adjacent to single story buildings.

B.2(d) Facades of horizontal buildings should be broken into smaller components through use of vertical elements or recessing of the building.

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Packet Pg. 650 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
20 B.3(c) Building materials and colors should be complementary to the surrounding area.

Appropriate colors should be used to better blend with the surrounding area.

B.7(a) Landscaping should be used as a unifying element within a project to obtain a cohesive appearance and to help achieve compatibility of a new project with its surroundings.

B.7(c) Select landscape materials and plants that are appropriate in scale and function with the site and for the site conditions.

Pleasant Hill Municipal Code
Section 17.45.040(D) Lighting. The subdivider shall install an on-site lighting system on all vehicular access ways and along major walkways. Such lighting shall be directed onto the driveways and walkways within the development and away from the adjacent properties. Lighting shall also be installed within all covered and/or enclosed parking areas.

Section 18.50.070 Refuse Storage Areas. A refuse storage area screened on all sides by a six-foot high solid wood or masonry wall, or located within a building, shall be provided before occupancy for all uses other than a singlefamily residence or duplex. Locations, horizontal dimensions, and general design parameters of refuse storage areas shall be as prescribed by the architectural review commission.

Section 18.50.110(A) Permit Required. No person, firm, corporation, private or public utility or governmental entity shall remove, relocate, excessively trim, damage or demolish a protected tree or heritage tree prior to obtaining a tree removal permit from the zoning administrator or approval from another applicable city decision-making body pursuant to subsection C, I or J of this section. City initiated projects shall also be subject to all of the provisions of this chapter unless specifically exempted by the city council.

Section 18.50.110(A)(2) Arborist report required. Any application for a tree removal permit shall include a letter report prepared by a certified arborist addressing the health/condition of the tree, the rationale for removal, the feasibility of any alternatives to removal, and any recommendations for replacement trees.

Section 18.55.140(B) Lighting. Outdoor parking lot lighting shall be designed, installed and maintained to prevent nighttime sky light pollution and use energy efficiently by lighting only those areas or objects necessary for safety and security. All outdoor parking lot lighting shall conform to the following:

Section 18.55.140(B)(1) Exterior light fixtures shall be full cutoff fixtures designed and installed so that no emitted light will break a horizontal plane passing through the lowest point of the fixture.

Section 18.55.140(B)(2) Outdoor parking area lighting shall not employ a light source mounted higher than 24 feet above finished grade.

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Packet Pg. 651 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Environmental Checklist
Aesthetics
Initial Study – Mitigated Negative Declaration 21
Section 18.55.140(B)(3) Outdoor parking area lighting shall be directed downward and shall not directly shine onto any adjacent street or property. Maximum illumination adjacent to any residential property line or R district boundary line shall not exceed 0.2 foot-candles as measured in the vertical plane at the property line to a height equal to the height of the light source.

Impact Analysis
a. Would the project have a substantial adverse effect on a scenic vista? A scenic vista is usually defined as a panoramic view from an elevated position or a long-range view from a public vantage point. This can include views of natural features or of the built environment, when architecture and landscaped boulevards offer high-value views of an area considered important to the sense of place. The City of Pleasant Hill General Plan identifies scenic corridors and hillsides within Pleasant Hill as features worth retaining for their aesthetic value (City of Pleasant Hill 2003). Golf Club Road is considered a scenic corridor within the City of Pleasant Hill (City of Pleasant Hill 2003). The project would be located more than 900 feet to the north of Golf Club Road, substantially set back from the road itself. The proposed project would be screened by proposed vegetation on the southern property line. Therefore, the project would not have a substantial adverse effect on a scenic corridor within the City. Mount Diablo, a scenic resource that can be viewed within the city, is located approximately 20 miles southeast of the project site. Intervening development and landscaping obstruct existing views of Mount Diablo from the project site and surrounding viewpoints; therefore, the project would not intrude into or block an existing view of Mount Diablo.

The area surrounding the project site consists of residential structures to the north and east, a parking lot to the south, and the Contra Costa Canal trail to the west. The site is currently developed with a 40,000 square-foot structure that obstructs views through the project site from neighboring residences, surrounding streets and the Contra Costa Canal trail. There are no public views from the south that would be significantly impacted. Public views from the Contra Costa Canal Trail would be changed such that the project would become visible from the trail. Current views of the project site from the Contra Costa Canal Trail are depicted in Figure 8 and Figure 9.

There are no scenic vistas or resources visible through the project site that would be adversely affected by replacing existing buildings and landscaping with new buildings and landscaping; therefore, impacts would be less than significant.

LESS THAN SIGNIFICANT IMPACT

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Packet Pg. 652 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
22 Figure 8 Public View of the Project Site from the Contra Costa Canal Trail Figure 9 Public View of the Project Site from the Contra Costa Canal Trail

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Packet Pg. 653 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Environmental Checklist
Aesthetics
Initial Study – Mitigated Negative Declaration 23
b. Would the project substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? I-680 is an officially designated State Scenic Highway in Contra Costa County from the Alameda County line to Route 24 (Caltrans 2019). This segment of I-680 is several miles south of the project site, and therefore distant enough that project implementation would have no effect on scenic resources in view of a state scenic highway. There would be no impact.

NO IMPACT
c. Would the project substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from a publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? The project site is a developed property in an urbanized area characterized by multi-story and some single-story residential development to the north and east of the project site, and a parking lot to the south. The project would introduce three new structures to the site and would increase the height and mass of the structures compared to the existing structure. The project would require a General Plan Amendment and rezone request to allow for the greater density of the senior affordable housing on proposed Parcel C.

The proposed project would increase the massing and intensity of development on the site compared to existing conditions. As such, the proposed project would represent a change in the visual character of the site. On Parcel A, the CiL facility would be a one-story structure, similar to the existing structure. The CiA facility, on Parcel A, would be one and two stories in height but would not exceed the City’s maximum height limit of 35 feet nor exceed the 2.5 story limit. The Parcel B buildings would be three stories (no more than 36 feet) in height and would be similar in massing to the existing structure. The structures on Parcel B would be allowable with the approval of a PUD zoning designation. The project’s massing would be more visible from residences to the north and east and from the Contra Costa Canal trail. However, the structures on Parcel A and Parcel B would comply with setback requirements set forth by the City of Pleasant Hill development standards and Residential and Non-Residential Design Guidelines. The more active uses of the project site would be situated on the western perimeter, adjacent to the canal, to minimize disturbance to neighboring residences. Using the site’s existing grade, the structures would be minimally visible from the east and west.

The structure on Parcel C would be three to four stories and would have a total height of 47 feet, which would exceed the City’s maximum height limit by 12 feet. Approval of the PUD zoning designation would allow for the additional height of the structure on Parcel C. The structure on Parcel C would be offset such that the southern portion of the structure would be four stories and 47 feet in height and the northern portion of the structure would be three stories and 35 feet in height. The structure would utilize the existing grade change to construct an even roof line. Parcel C would be visible from all directions surrounding the project site. However, the fourth floor of the Parcel C structure would be offset to reduce the massing of the structure. The four stories and entrances would face the Diablo Valley College parking lot to minimize the activity and noise that neighbors to the north and east of the project site. As discussed in Section 11, Land Use and Planning, the project would comply with setback requirements on all sides.

The project would comply with all Pleasant Hill Non-Residential Design Standards for Parcel A and the proposed non-residential structure on Parcel B by complying with minimum setbacks and

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Packet Pg. 654 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
24 development standards for lighting, building height, stories, and fences allowable per an approved PUD zoning designation. Structures on Parcel C and the proposed residential structure on Parcel B would comply with Pleasant Hill Residential Design Standards for lighting, building height, maximum number of stories, and fencing allowable per an approved PUD zoning designation.

Landscaping and trees along the perimeter of the site also obstruct views through the project site.

The project would include the removal of 109 trees from the site, including heritage trees. Due to the expansion of the parking lot to the west and south of the project site, all trees, with the exception of four trees along the western property line, would be removed from the western and southern property lines. A cluster of ten trees would remain in the southwestern portion of the project site and a mix of eight deciduous and evergreen trees would be planted on the western portion of the site to limit views of the proposed structures from the Contra Costa Canal trail. The project applicant would be required to comply with PHMC Section 18.50.110 which provides tree preservation and tree replacement requirements. The chapter defines a protected tree as “(a) any native oak tree with a trunk diameter measurement of nine inches or larger; (b) any indigenous tree with a trunk diameter measurement of nine inches or larger…; (c) Nonnative trees with a trunk diameter of 18 inches or larger…; (d) Any tree shown to be preserved on an approved tentative map, development or site plan or required to be retained…; (e) Any tree required to be planted as a replacement tree; and (f) Any designated “heritage” tree” (PHMC 18.50.110). Heritage trees are trees with a trunk diameter of 16 inches or more that have been enrolled in the city’s heritage tree program (PHMC 18.50.110[E]).” Trees on the project site identified as native trees would be replaces at a rate of two new trees per protected tree removed and non-native trees would be replaced at a rate of one new tree per non-native tree removed. The project would include planting 149 new trees in compliance with the City’s requirements. Therefore, impacts related to scenic quality would be less than significant.

LESS THAN SIGNIFICANT IMPACT
d. Would the project create a new source of substantial light or glare that would adversely affect daytime or nighttime views in the area?
The project site is in an urban area with moderate levels of existing lighting. These include lights from vehicles entering and exiting the project site, wall-mounted security lights, and streetlights along Golf Club Road. Lighting sources at the surrounding properties include lighting from the Diablo Valley College overflow parking lot to the south and lighting from the residences to the north and east of the project site. The primary glare source in the area is sunlight reflected off light-colored and reflective building materials and finishes, and metallic and glass surfaces of vehicles parked on the site and in the Diablo Valley College overflow parking lot south of the site.

The project’s exterior windows could generate glare from reflected sunlight during certain times of the day due to the larger structure on site. However, the applicant proposes to use low-reflectivity glass and plant material along the perimeter of the structures to minimize glare from the project site.

The project design would be required to comply with exterior lighting policies outlined in the City of Pleasant Hill’s Non-Residential Design Guidelines including policies intended to preserve the night sky and policies prohibiting glare and direct illumination onto adjacent properties. Compliance with the City of Pleasant Hill Non-Residential Design Guidelines would ensure that project light sources would not have a significant impact on the night sky, as they would add only incrementally to the existing background light levels already present on the site and at surrounding urban development.

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Aesthetics
Initial Study – Mitigated Negative Declaration 25
Headlights of vehicles entering and exiting the project site at night would produce a new source of light and glare. However, lighting would primarily be from a paratransit shuttle or residents’ vehicles and would be infrequent due to the nature of proposed uses. Vehicles entering and exiting the project site would not generate a significant amount of new glare or light compared to existing conditions and thus would not substantially increase lighting impacts to nearby light-sensitive receptors.

The project site is in an urban environment with, existing sources of light and glare. The project would not substantially alter this condition and would be required to adhere to the City of Pleasant Hill requirements regarding nighttime lighting. Therefore, impacts related to project light and glare would be less than significant.

LESS THAN SIGNIFICANT IMPACT

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Agriculture and Forestry Resources
Initial Study – Mitigated Negative Declaration 27
2 Agriculture and Forestry Resources
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Convert Prime Farmland, Unique Farmland,
or Farmland of Statewide Importance
(Farmland), as shown on maps prepared
pursuant to the Farmland Mapping and
Monitoring Program of the California
Resources Agency, to non-agricultural use? □ □ □ ■
b. Conflict with existing zoning for agricultural
use or a Williamson Act contract? □ □ □ ■
c. Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in
Public Resources Code Section 12220(g));
timberland (as defined by Public Resources
Code Section 4526); or timberland zoned
Timberland Production (as defined by
Government Code Section 51104(g))? □ □ □ ■
d. Result in the loss of forest land or
conversion of forest land to non-forest
use? □ □ □ ■
e. Involve other changes in the existing
environment which, due to their location
or nature, could result in conversion of
Farmland to non-agricultural use or
conversion of forest land to non-forest
use? □ □ □ ■
Setting
The project site is in an urban area of Pleasant Hill that is currently zoned R-7, Single-Family Residential, and is fully developed.

The California Department of Conservation (DOC) manages the Farmland Mapping and Monitoring Program to assess and record suitability of land for agricultural purposes. In each county, the land is analyzed for soil and irrigation quality and the highest quality land is designated as Prime Farmland.

The project site and vicinity are designated as Urban and Built-Up Land and the site does not have any identified agricultural or forest land (DOC 2016).

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28 Regulatory Setting
PRC Section 12220(g) defines forest land as:
“land that can support 10-percent native tree cover of any species, including hardwoods, under natural conditions, and that allows for management of one or more forest resources, including timber, aesthetics, fish and wildlife, biodiversity, water quality, recreation, and other public benefits.”
PRC Section 4526 defines timberland as:
“land, other than land owned by the federal government and land designated by the board as experimental forest land, which is available for, and capable of, growing a crop of trees of a commercial species used to produce lumber and other forest products, including Christmas trees. Commercial species shall be determined by the board on a district basis.” Government Code Section 51104(g) defines a timberland production zone as:
“an area which has been zoned pursuant to Section 51112 or 51113 and is devoted to and used for growing and harvesting timber, or for growing and harvesting timber and compatible uses, as defined in subdivision (h).”
Impact Analysis
a. Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? The project site and surrounding area is located entirely in the Urban and Built-Up Land area (DOC 2016). Project implementation would only modify the project site; therefore, no Prime Farmland, Unique Farmland, or Farmland of Statewide Importance would be affected by project implementation and no impact would occur.

NO IMPACT
b. Would the project conflict with existing zoning for agricultural use or a Williamson Act contract?
The project site and surrounding areas are not subject to Williamson Act contracts (DOC 2016). The project would only involve construction and modification at the project site therefore, no Williamson Act contracts would be affected by project implementation and no impact would occur.

NO IMPACT

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Agriculture and Forestry Resources
Initial Study – Mitigated Negative Declaration 29
c. Would the project conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)); timberland (as defined by Public Resources Code Section 4526); or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))?
d. Would the project result in the loss of forest land or conversion of forest land to non-forest use? e. Would the project involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to non-forest use?
While some vegetation is present on the project site, the site itself is forest or timberland. The project site does not provide forest and timber resources. As such, the project would not convert forest or timberland uses, and no impact would occur.

NO IMPACT

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Air Quality
Initial Study – Mitigated Negative Declaration 31
3 Air Quality
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Conflict with or obstruct implementation
of the applicable air quality plan? □ ■ □ □
b. Result in a cumulatively considerable net
increase of any criteria pollutant for
which the project region is nonattainment under an applicable federal or state ambient air quality standard? □ ■ □ □
c. Expose sensitive receptors to substantial
pollutant concentrations? □ ■ □ □
d. Result in other emissions (such as those
leading to odors) adversely affecting a
substantial number of people? □ □ ■ □
Air Quality Standards and Attainment
Pleasant Hill is in the San Francisco Bay Area Air Basin (SFBAAB), which is under the jurisdiction of the Bay Area Air Quality Management District (BAAQMD). Air quality in the SFBAAB is affected by the region’s emission sources and by natural factors. Topography, speed, and direction of wind, and air temperature gradient all influence air quality. The SFBAAB is affected by a Mediterranean climate, with warm, dry summers and cool, damp winters.

Air pollutant emissions in the SFBAAB are generated by stationary and mobile sources. Stationary sources can be divided into two major subcategories: point and area sources. Point sources occur at a specific location and are often identified by an exhaust vent or stack. Examples include boilers or combustion equipment that produce electricity or generate heat. Area sources are widely distributed and include sources such as residential and commercial water heaters, painting operations, lawn mowers, agricultural fields, landfills, and some consumer products. Mobile sources refer to emissions from motor vehicles, including tailpipe and evaporative emissions, and are classified as either on-road or off-road. On-road sources may be legally operated on roadways and highways. Off-road sources include aircraft, ships, trains, and self-propelled construction equipment. Air pollutants can also be generated by the natural environment, such as when high winds suspend fine dust particles.

The U.S. Environmental Protection Agency (USEPA) has set primary national ambient air quality standards for ozone (O3), carbon monoxide (CO), nitrogen dioxide (NO2), sulfur dioxide (SO2), particulate matter with a diameter of up to ten microns (PM10) and up to 2.5 microns (PM2.5), and lead (Pb). Primary standards are those levels of air quality deemed necessary, with an adequate margin of safety, to protect public health. California has established health-based ambient air

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32 quality standards for these and other pollutants, some of which are more stringent than the federal standards.

As the local air quality management agency, the BAAQMD is required to monitor air pollutant levels to ensure that state and federal air quality standards are met and, if they are not met, to develop strategies to meet them. Depending on whether standards are met or exceeded, a local air basin is classified as in “attainment” or “non-attainment.” The BAAQMD is in non-attainment for the federal standards for O3 and PM2.5 and in non-attainment for the state standard for O3, PM2.5, and PM10.

Air Quality Management
The BAAQMD is primarily responsible for assuring national and state ambient air quality standards are attained and maintained in the Bay Area. The BAAQMD is also responsible for adopting and enforcing rules and regulations concerning air pollutant sources, issuing permits for stationary sources of air pollutants, inspecting stationary sources of air pollutants, responding to citizen complaints, monitoring ambient air quality and meteorological conditions, awarding grants to reduce motor vehicle emissions, and conducting public education campaigns, as well as many other activities. The BAAQMD has jurisdiction over much of the nine-county Bay Area, including Contra Costa County.

The BAAQMD adopted the 2017 Clean Air Plan (2017 Plan) as an update to the 2010 Clean Air Plan.

The 2017 Plan provides a regional strategy to protect public health and protect the climate.

Consistent with the greenhouse gas (GHG) reduction targets adopted by the state, the 2017 Plan lays the groundwork for a long-term effort to reduce Bay Area GHG emissions to 40 percent below 1990 levels by 2030 and 80 percent below 1990 levels by 2050. To fulfill state ozone planning requirements, the 2017 control strategy includes all feasible measures to reduce emissions of ozone precursors—volatile organic compounds (VOC)/reactive organic gases (ROG)1 and nitrogen oxides (NOX)—and reduce transport of ozone and its precursors to neighboring air basins. The 2017 Plan builds upon and enhances the BAAQMD’s efforts to reduce emissions of fine particulate matter and toxic air contaminants (BAAQMD 2017a).

BAAQMD Significance Thresholds
The BAAQMD recommends that lead agencies determine appropriate air quality emissions thresholds of significance based on substantial evidence in the record. The BAAQMD’s significance thresholds in the updated May 2017 CEQA Air Quality Guidelines for land use development projects within the SFBAAB are the most appropriate thresholds for use in determining air quality impacts of the proposed project. The BAAQMD significance thresholds for criteria air pollutants, shown in Table 3, were used to evaluate the project’s potential air quality impacts. Projects that would result in criteria air pollutant emissions below these significance thresholds would not result in a cumulatively considerable net increase in criteria air pollutants for which the SFBAAB is in nonattainment under applicable federal or state ambient air quality standards. 1 The ARB defines VOC and ROG similarly as, “any compound of carbon excluding CO, carbon dioxide, carbonic acid, metallic carbides or carbonates, and ammonium carbonate,” with the exception that VOC are compounds that participate in atmospheric photochemical reactions (California 2004). For the purposes of this analysis, ROG and VOC are considered comparable in terms of mass emissions and the term ROG is used in this report.

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Table 3 Criteria Air Pollutant Significance Thresholds
Pollutant
Construction Thresholds Operational Thresholds
Average Daily Emissions (lbs/day)
Average Daily Emissions
(lbs/day)
Maximum Annual
Emissions (tons/year)
ROG 54 54 10
NOX 54 54 10
PM10 82 (exhaust) 82 15
PM2.5 54 (exhaust) 54 10
Fugitive Dust Construction Dust Ordinance or
other Best Management Practices
Not Applicable
Source: BAAQMD 2017b
BAAQMD also provides a preliminary screening methodology to conservatively determine whether a proposed project would exceed CO thresholds. If the following criteria are met, a project would result in a less than significant impact related to local CO concentrations:
 Project is consistent with an applicable congestion management program established by the county congestion management agency for designated roads or highways, regional transportation plan, and local congestion management agency plans.  Project traffic would not increase traffic volumes at affected intersections to more than 44,000 vehicles per hour.
 Project traffic would not increase traffic volumes at affected intersections to more than 24,000 vehicles per hour where vertical and/or horizontal mixing is substantially limited (e.g., tunnel, parking garage, bridge underpass, natural or urban street canyon, below-grade roadway).

The BAAQMD has also established screening criteria applicable to projects that would introduce new stationary sources of toxic air contaminants (TAC) emissions or add vehicle trips to major roadways, which are sources of TAC and PM2.5 emissions. Community risk and hazards screening tools from BAAQMD can be applied to provide conservative estimates of TAC exposure. If these screening tools indicate that TAC levels may be excessive, the BAAQMD recommends that further, more refined analysis, including site-specific dispersion modeling, be conducted for more accurate risk and hazard estimates. The screening tools provide estimates for PM2.5 concentrations, cancer risk, chronic hazard risk, and acute hazard risk from stationary, roadway, and highway sources. The risk and hazard screening analysis process includes identification of emissions sources (permitted sources, highways, and major roadways [more than 10,000 average daily vehicle trips]) within 1,000 feet of the project fence line using BAAQMD screening tools. If impacts due to emissions of TACs or PM2.5 from any individual source would exceed any of the thresholds shown below, the proposed project would result in a significant impact:
 Non-compliance with a qualified risk reduction plan
 An excess cancer risk level of more than 10 in one million, or a non-cancer (i.e., chronic or acute) hazard index greater than 1.0 would be a cumulatively considerable contribution  An incremental increase of greater than 0.3 micrograms per cubic meter (µg/m3 ) annual average
PM2.5 would be a cumulatively considerable contribution

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34 Methodology
The project’s construction and operational emissions were estimated using the California Emissions Estimator Model (CalEEMod), version 2016.3.2. CalEEMod uses project-specific information including the project’s land uses, square footages for different uses (e.g., day care center, retirement community, etc.), and location, to model a project’s construction and operational emissions. Calculations are included in Appendix AQ.

Construction emissions modeled include emissions generated by construction equipment used on site and emissions generated by vehicle trips associated with construction, such as workers and vendor trips. Project construction was analyzed based on the applicant-provided information regarding the construction schedule and full development of the future phase. Standardized assumptions were used where project-specific information was unknown. It is assumed that all construction equipment used would be diesel-powered. This analysis also includes all applicable regulatory standards the project is required to comply with. In particular, the project would comply with the 2019 Building Energy Efficiency Standards (Energy Code), CalGreen, the City of Pleasant Hill’s General Plan, and BAAQMD’s rules and regulations. Specifically, the project would comply with BAAQMD Regulation 8, Rule 3, which restricts the VOC content of flat coatings to 100 grams per liter and non-flat coatings to 150 grams per liter.

Operational emissions modeled include mobile source emissions (i.e., vehicle emissions), energy emissions, and area source emissions. Mobile source emissions are generated by vehicle trips to and from the project site. The project’s trip generation rates are provided in the transportation analysis prepared by Fehr & Peers which used the Institute of Transportation Engineers (ITE), Trip Generation Manual, 10th Edition. Area source emissions are generated by landscape maintenance equipment, consumer products and architectural coatings.

Emissions attributed to energy use include natural gas consumption for space and water heating.

Impact Analysis
a. Would the project conflict with or obstruct implementation of the applicable air quality plan? The California Clean Air Act requires that air districts create a Clean Air Plan that describes how the jurisdiction will meet air quality standards. The most recently adopted applicable air quality plan is the BAAQMD’s 2017 Plan. As described in the Air Quality Management Section, the 2017 Plan updates the most recent Bay Area ozone plan, the 2010 Clean Air Plan, pursuant to air quality planning requirements, the 2017 control strategy includes all feasible measures to reduce emissions of O3 precursors – ROG and NOx – and reduce transport of O3 and its precursors to neighboring air basins. The 2017 Plan builds upon and enhances the BAAQMD’s efforts to reduce emissions of fine particulate matter and TACs. The 2017 Plan does not include control measures that apply directly to individual development projects. Instead, the control strategy includes control measures related to stationary sources, transportation, energy, buildings, agriculture, natural and working lands, waste management, water, and super GHG-pollutants. The 2017 Plan focuses on two goals:
 Protect air quality and health at the regional and local scale by attaining all national and state air quality standards and eliminating disparities among Bay Area communities in cancer health risk from TACs
 Protect the climate by reducing Bay Area GHG emissions to 40 percent below 1990 levels by 2030, and 80 percent below 1990 levels by 2050

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Under BAAQMD’s methodology, a determination of consistency with the 2017 Plan should demonstrate that a project:
 Supports the primary goals of the air quality plan
 Includes applicable control measures from the air quality plan  Does not disrupt or hinder implementation of any air quality plan control measures A project that would not support the 2017 Plan’s goals would not be considered consistent with the 2017 Plan. On an individual project basis, consistency with BAAQMD quantitative thresholds is interpreted as demonstrating support for the clean air plan’s goals. In addition, applicable control measures such as green building construction, waste diversion, and water conservation would indicate support for the clean air plan goals on an individual project basis. As shown in the response to criteria b and c (see below), with implementation of Mitigation Measure AQ-1 the proposed project would not result in exceedances of BAAQMD 2017 thresholds for criteria air pollutants and thus would not conflict with the 2017 Plan’s goal to attain air quality standards. Therefore, consistent with the BAAQMD’s CEQA thresholds, the proposed project would not conflict with or obstruct the implementation of the 2017 Clean Air Plan. Impacts would be less than significant with mitigation incorporated.

LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED
b. Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard?
The proposed project would result in temporary construction emissions and long-term operational emissions. Construction activities such as the operation of construction vehicles and equipment over unpaved areas, grading, trenching, and disturbance of stockpiled soils have the potential to generate fugitive dust (PM10) through the exposure of soil to wind erosion and dust entrainment.

Exhaust emissions associated with heavy construction equipment would potentially degrade regional air quality. Long-term emissions associated with operational impacts would include emissions from vehicle trips (mobile sources), natural gas and electricity use (energy sources), and landscape maintenance equipment, consumer products, and architectural coating associated with on-site development (area sources).

Construction Emissions
Project construction would involve demolition, site preparation, rough grading, and paving, all of which have the potential to generate criteria air pollutant emissions. The project’s construction emissions were estimated using CalEEMod, and modeling included emissions generated by construction equipment used on site and emissions generated by vehicle trips associated with construction, such as worker and vendor trips. As shown in Table 4, the proposed project would not exceed BAAQMD thresholds related to criteria pollutants. Therefore, construction impacts related to criteria air pollutant emissions would be less than significant.

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36 Table 4 Estimated Daily Construction Emissions
ROG NOX CO SO2 PM10 PM2.5
Average Daily Construction
Emissions (lbs/day)

11.4 22.0 27.2 0.1 4.0 2.4
BAAQMD Thresholds 54 54 N/A N/A 82 54
Threshold Exceeded? No No N/A N/A No No
ROG = reactive organic gases, NOX = nitrogen oxides, CO = carbon monoxide, SO2 = sulfur dioxide, PM10 = particulate matter 10 microns in diameter or less, PM2.5 = particulate matter 2.5 microns or less in diameter; lbs/day = pounds per day, BAAQMD = Bay Area Air Quality Management District
N/A = Not available. The BAAQMD has not established recommended quantitative thresholds for CO and SO2.

Notes: All emissions modeling was completed using CalEEMod in accordance with applicant-provided information and data. Emissions presented are the highest of the winter and summer modeled emissions. See Appendix AQ for model output results.

FUGITIVE DUST
Site preparation and grading may cause wind-blown dust that could contribute particulate matter into the local atmosphere. The BAAQMD has not established a quantitative threshold for fugitive dust emissions but rather states that projects that incorporate best management practices (BMP) for fugitive dust control during construction, such as watering exposed surfaces and limiting vehicle speeds to 15 miles per hour, would have a less than significant impact related to fugitive dust emissions. The project does not expressly include implementation of these BMPs; therefore, construction-related fugitive dust emissions would be potentially significant and Mitigation Measure AQ-1 would be required.

Operational Emissions
Operational emissions would include emissions associated with mobile sources (vehicle trips), energy sources (electricity and natural gas use), and area sources (landscape maintenance equipment, consumer products, and architectural coating associated with on-site operational activities). Vehicle trips were based on the transportation analysis as described in Methods. The water pump that would be installed in the senior affordable housing on Parcel C would not contribute significantly to operational emissions because it would be Tier 4 compliant equipment that would be cycle tested for a short period of time (once a month for 30 minutes). Table 5 and Table 6 summarize the total estimated daily and annual emissions associated with project operation, respectively. As shown therein, operational emissions generated by the proposed project would not exceed BAAQMD daily and annual thresholds for ROG, NOX, exhaust PM10, and exhaust PM2.5. Therefore, project operation would not result in a cumulatively considerable net increase of ROG, NOX, exhaust PM10, or exhaust PM2.5, and impacts would be less than significant.

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Table 5 Estimated Daily Operational Emissions
Maximum Daily Emissions (lbs/day)
Emissions Source ROG NOx CO SO2 PM10 PM2.5
Area 3.4 0.1 9.7 5.1 <0.1 <0.1
Energy <0.1 0.4 0.2 2.6 <0.1 <0.1
Mobile 0.7 2.8 6.0 <0.1 2.2 0.7
Total Emissions 4.2 3.3 15.9 <0.1 2.2 0.7
BAAQMD Thresholds 54 54 N/A N/A 82 54
Threshold Exceeded? No No N/A N/A No No
ROG = reactive organic gases, NOX = nitrogen oxides, CO = carbon monoxide, SO2 = sulfur dioxide, PM10 = particulate matter 10 microns in diameter or less, PM2.5 = particulate matter 2.5 microns or less in diameter; lbs/day = pounds per day, BAAQMD = Bay Area Air Quality Management District
N/A = Not available. BAAQMD has not established recommended quantitative thresholds for CO and SO2.

Note: All emissions modeling was completed made using the CalEEMod in accordance with applicant-provided information and data.

Some numbers may not add up due to rounding. Emissions presented are the highest of the winter and summer modeled emissions.

See Appendix AQ for model output results.

Table 6 Estimated Annual Operational Emissions
Maximum Annual Emissions (tons/yr)
Emissions Source ROG NOx CO SO2
Exhaust
PM10
Exhaust
PM2.5
Area 0.6 < 0.1 0.9 <0.1 <0.1 <0.1
Energy 8.8 < 0.1 < 0.1 <0.1 <0.1 <0.1
Mobile <0.01 0.4 1.0 <0.1 0.3 0.1
Total 0.7 0.5 1.8 <0.1 0.3 0.1
BAAQMD Thresholds 10 10 N/A N/A 15 10
Threshold Exceeded? No No N/A N/A N/A N/A
ROG = reactive organic gases, NOX = nitrogen oxides, CO = carbon monoxide, SO2 = sulfur dioxide, PM10 = particulate matter 10 microns in diameter or less, PM2.5 = particulate matter 2.5 microns or less in diameter; lbs/day = pounds per day, BAAQMD = Bay Area Air Quality Management District
N/A = Not available. BAAQMD has not established recommended quantitative thresholds for CO, SO2, PM10, and PM2.5.

Note: All emissions modeling was completed made using CalEEMod in accordance with applicant-provided information and data. Some numbers may not add up due to rounding
See Appendix AQ for model output results.

Mitigation Measure
AQ-1 Fugitive Dust Control Best Management Practices (BMPs) The project construction contractor(s) shall implement the following fugitive dust control BMPs during site preparation and grading activities, as recommended by the BAAQMD:

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38  All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times daily.
 All haul trucks transporting soil, sand, or other loose material off-site shall be covered.  All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.  All vehicle speeds on unpaved roads shall be limited to 15 miles per hour.  All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible.  Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations). Clear signage shall be provided for construction workers at all access points.  All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation.  A publicly visible sign with the telephone number and person to contact at the City of Pleasant Hill regarding dust complaints shall be posted. This person shall respond and take corrective action within 48 hours. The BAAQMD’s phone number shall also be visible to ensure compliance with applicable regulations.

Implementation of Mitigation Measure AQ-1 would require compliance with BAAQMD recommendations to implement BMPs for fugitive dust control. With implementation of this measure, impacts related to fugitive dust would be reduced to a less than significant level.

LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED
c. Would the project expose sensitive receptors to substantial pollutant concentrations? A TAC is defined by California law as an air pollutant that may cause or contribute to an increase in mortality or an increase in serious illness, or which may pose a present or potential hazard to human health. Certain population groups, such as children, older adults, and people with health problems, are particularly sensitive to air pollution. Sensitive receptors are defined as population groups that are more susceptible to exposure to pollutants and examples include health care facilities, retirement homes, school and playground facilities, and residential areas. The nearest sensitive land uses are the children and senior population on the project site and bordering residences to the north and east.

Construction
Construction-related activities would result in short-term, project-generated emissions of DPM exhaust emissions from off-road, heavy-duty diesel equipment for site preparation (e.g., excavation, grading, and clearing), building construction, and other miscellaneous activities. DPM was identified as a TAC by CARB in 1998. The potential cancer risk from the inhalation of DPM, as discussed below, outweighs the potential non-cancer health impacts (CARB 2017b).

Generation of DPM from construction typically occurs in a single area for a short period.

Construction of the project site would occur over five years but use of diesel-powered construction equipment in any one area would likely occur for no more than a few months and would cease when construction is completed in that area. The dose to which the receptors are exposed is the primary factor used to determine health risk. Dose is a function of the concentration of a substance

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Packet Pg. 669 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Environmental Checklist
Air Quality
Initial Study – Mitigated Negative Declaration 39
or substances in the environment and the extent of exposure that person has with the substance.

Dose is positively correlated with time, meaning that a longer exposure period would result in a higher exposure level for the Maximally Exposed Individual. The risks estimated for a Maximally Exposed Individual are higher if a fixed exposure occurs over a longer period of time. According to the Office of Environmental Health Hazard Assessment (OEHHA), health risk assessments, which determine the exposure of sensitive receptors to toxic emissions, should be based on a 70-year exposure period; however, such assessments should be limited to the period/duration of activities associated with the project.

Sensitive receptors to DPM would be considered the segments of the population most susceptible to poor air quality (children, the elderly, or those with pre-existing serious health problems; CARB 2005). This includes land uses where sensitive receptors such as children are more likely to spend time outside, such as residences, hospitals, daycares, and schools. The nearest sensitive receptors would be children participating in CiL operations and seniors participating in CiA operations on the project site. Off-site sensitive receptors would be the adjacent residences to the east, which are approximately 290 feet to the center of the proposed construction activities.

To conduct a screening-level analysis for cancer and non-cancer health impacts to the nearest sensitive receptors to project construction, the PM2.5 exhaust emissions and total PM10 emissions for each year of project construction were summed from the CalEEMod outputs and used to create an annual average emission rate in grams per second. The emission rate was then entered into AERScreen. AERScreen is the recommended screening model for air dispersion calculations.

AERScreen produces estimates of “worst-case” annual concentrations for a single source. For this analysis, the source is assumed to be a volume source the area of the site with a vertical height of 14 feet, which is representative of the construction activity and release height of the equipment.

The average annual concentration from AERScreen it then used with the cancer risk and non-cancer risk formulas based upon the US EPA guidance and OEHHA’s Air Toxics Hot Spots Program Guidance Manual for Preparation of Health Risk Assessments (OEHHA 2015).

Under the analyzed scenario, the project would result an annual average DPM concentration of

7.533-02 micrograms per cubic meter (µg/m³), resulting in a cancer risk of 7.2 in a million at the closest sensitive receptor, i.e., the sensitive receptors on site or the adjacent residences. The total PM10 annual average concentration would be 2.25E-01 µg/m³, which would result in a Hazard Index of 0.045. Given this information, DPM generated by project construction is not expected to create conditions where the Maximum Incremental Cancer Risk probability is greater than 10 in a million for the Maximally Exposed Individual or to generate ground-level concentrations of noncarcinogenic TACs that exceed a Hazard Index greater than 1 for the Maximally Exposed Individual for off-site sensitive receptors, at the adjacent residences.

However, the sensitive receptors, children and seniors participating in CiA and CiL operations, on the project site would be exposed to unacceptable levels of DPM (approximately 50 in a million) generated by project construction and unacceptable levels of ground-level concentrations of noncarcinogenic TACs that exceed the Hazard Index. Therefore, project construction air quality impacts would be potentially significant and mitigation measures would be required. Mitigation Measure AQ-2 would require using all Tier 4 construction equipment, and providing high efficiency air filtration in the building that house the sensitive populations. These measures would reduce the impact from DPM to a less than significant level.

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Packet Pg. 670 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
40 Operation
In the Bay Area, a number of urban or industrialized communities exist where the exposure to longterm TACs is relatively high compared to other communities. Sources of TACs may include, but are not limited to, land uses such as freeways and high-volume roadways, truck distribution centers, ports, rail yards, refineries, chrome plating facilities, dry cleaners using perchloroethylene, and gasoline dispensing facilities. However, according to the BAAQMD CEQA Guidelines, the project site is not in an impacted community (BAAQMD 2017b). In addition, the project would not involve any of these uses; therefore, it is not considered a source of TACs. As discussed in the response to criterion b, the project would not create emissions that would exceed BAAQMD thresholds (Appendix AQ). The project would not expose sensitive receptors to substantial pollutant concentrations and impacts would be less than significant.

Mitigation Measure
The project applicant shall implement one of the following actions listed in Mitigation Measure AQ-2, as outlined below.

AQ-2 Reduce Risk of Exposure to Sensitive Receptors
The applicant shall require all construction equipment to be equivalent to Tier 4 final emissions standards. By requiring all construction equipment to meet Tier 4 Final emissions standards DPM emissions would be reduced by approximately 80 percent for sensitive receptors on the project site.

This would reduce the potential cancer risk to approximately 10.1 in a million. Therefore, the applicant shall also install high efficiency air filters rated MERV 13 or greater on all HVAC associated with structures that children and senior citizens would occupy during project construction. In addition, all children and seniors on the project site shall be required to stay inside during all construction activities, to the extent feasible. The incorporation of Tier 4 Final complaint engines and the air filtration would reduce potential risks to approximately 2 in a million.

Implementation of Mitigation Measure AQ-2 would reduce the risk of exposure of DPM to sensitive receptors to a less than significant level.

LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED
d. Would the project result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
Table 3-3 in the BAAQMD’s 2017 CEQA Guidelines provides odor screening distances for land uses with the potential to generate substantial odor complaints. The uses in the table include wastewater treatment plants, landfills or transfer stations, refineries, composting facilities, confined animal facilities, food manufacturing, smelting plants, and chemical plants (BAAQMD 2017b). None of the uses identified in the table would occur on the project site. The proposed project would not generate objectionable odors affecting a substantial number of people during operation.

During demolition activities, heavy equipment and vehicles would emit odors associated with vehicle and engine exhaust both during normal use and when idling. However, these odors would be temporary and would cease upon completion. Therefore, the proposed project would not generate objectionable odors affecting a substantial number of people. This impact would be less than significant.

LESS THAN SIGNIFICANT IMPACT

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Packet Pg. 671 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Environmental Checklist
Biological Resources
Initial Study – Mitigated Negative Declaration 41
4 Biological Resources
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Have a substantial adverse effect, either
directly or through habitat modifications,
on any species identified as a candidate,
sensitive, or special status species in local
or regional plans, policies, or regulations, or
by the California Department of Fish and
Wildlife or U.S. Fish and Wildlife Service? □ ■ □ □
b. Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, or regulations, or by the
California Department of Fish and Wildlife
or U.S. Fish and Wildlife Service? □ □ □ ■
c. Have a substantial adverse effect on state
or federally protected wetlands (including,
but not limited to, marsh, vernal pool,
coastal, etc.) through direct removal, filling,
hydrological interruption, or other means? □ □ □ ■
d. Interfere substantially with the movement
of any native resident or migratory fish or
wildlife species or with established native
resident or migratory wildlife corridors, or
impede the use of native wildlife nursery
sites? □ □ □ ■
e. Conflict with any local policies or
ordinances protecting biological resources,
such as a tree preservation policy or
ordinance? □ □ ■ □
f. Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan, or other
approved local, regional, or state habitat
conservation plan? □ □ □ ■

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Packet Pg. 672 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
42 Setting
The project site currently contains a building complex surrounded by paved parking lots and landscaped lawns and trees. The project site is in an urbanized area, approximately 4.5 miles southwest of the Point Edith Wildlife Area, 5 miles south of Suisun Bay, 0.4 mile west of Grayson Creek, and 0.6 mile west of I-680. Topography on the site is generally flat with a small slope at the northeastern portion of the site and elevation ranges between 83 and 115 feet above mean sea level. An undeveloped slope at the northeastern corner of the site consists of ruderal grasslands that are routinely mowed. The Contra Costa Canal Trail is to the west of the site and a channelized canal occurs between the trail and a golf course farther to the west.

Regulatory Setting
Federal and State
Regulatory authority over biological resources is shared by federal, state, and local agencies under a variety of laws, ordinances, regulations, and statutes. Primary authority for biological resources lies with the land use control and planning authority of local jurisdictions (in this instance, the City of Pleasant Hill).

The California Department of Fish and Wildlife (CDFW) is a trustee agency for biological resources throughout the state under CEQA and has direct jurisdiction under the California Fish and Game Code (CFGC). Under the California Endangered Species Act and the federal Endangered Species Act, the CDFW and the U.S. Fish and Wildlife Service (USFWS), respectively, have direct regulatory authority over species formally listed as threatened or endangered (and listed as rare for CDFW).

Native and/or migratory bird species are protected under the CFGC Sections 3503, 3503.5, and 3511.

Statutes in the Clean Water Act (CWA), CFGC, and CCR protect wetlands and riparian habitat. The U.S. Army Corps of Engineers (USACE) has regulatory authority over wetlands and waters of the United States under Section 404 of the CWA. The State Water Resources Control Board (SWRCB) and the nine Regional Water Quality Control Boards (RWQCBs) ensure water quality protection in California pursuant to Section 401 of the CWA and Section 13263 of the Porter-Cologne Water Quality Control Act. The CDFW regulates waters of the State under the CFGC Section 1600 et seq.

Special-status species are those plants and animals: 1) listed, proposed for listing, or candidates for listing as Threatened or Endangered by the USFWS and the National Marine Fisheries Service (NMFS) under the federal Endangered Species Act; 2) listed or proposed for listing as Rare, Threatened, or Endangered by the CDFW under the California Endangered Species Act; 3) recognized as California Species of Special Concern by the CDFW; 4) afforded protection under CFGC; and 5) occurring on Lists 1 and 2 of the CDFW California Rare Plant Rank (CRPR) system.

Local
PHMC Section 18.50.110 provides tree preservation requirements that would apply to the project.

The chapter defines a protected tree as “(a) any native oak tree with a trunk diameter measurement of nine inches or larger; (b) any indigenous tree with a trunk diameter measurement of nine inches or larger…; (c) Nonnative trees with a trunk diameter of 18 inches or larger…; (d) Any tree shown to be preserved on an approved tentative map, development or site plan or required to be retained…; (e) Any tree required to be planted as a replacement tree; and (f) Any designated “heritage” tree”

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Packet Pg. 673 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Environmental Checklist
Biological Resources
Initial Study – Mitigated Negative Declaration 43
(PHMC 18.50.110). Heritage trees are trees with a trunk diameter of 16 inches or more that have been enrolled in the city’s heritage tree program (PHMC 18.50.110[E]).” Methods
Literature Review and Desktop Biological Evaluation
Qualified biologists reviewed agency databases, relevant literature, aerial photos, and site photos for baseline information on special status species and other sensitive biological resources occurring or potentially occurring at the project site and in the immediate surrounding area. The following sources were reviewed for background information:
 CDFW California Natural Diversity Data Base (CNDDB) (CDFW 2020a) and Biogeographic Information and Observation System (BIOS) (CDFW 2020b)
 CDFW Special Animals List (CDFW 2019) and Special Vascular Plants, Bryophytes, and Lichens List (CDFW 2020c)
 CNPS Online Inventory of Rare and Endangered Plants of California (CNPS 2020)  USFWS Information for Planning and Consultation (IPaC; USFWS 2020a)  USFWS Critical Habitat Portal (USFWS 2020b)
 USFWS National Wetlands Inventory (NWI; USFWS 2020c)
A review of the CNDDB (CDFW 2020a) was conducted for recorded occurrences of special status plant and wildlife taxa in the region prior to conducting a reconnaissance-level field survey. For this review, the search included all occurrences within the U.S. Geological Survey (USGS) 7.5-minute topographic quadrangle encompassing the project site (Walnut Creek), and the eight surrounding quadrangles (Vine Hill, Honker Bay, Clayton, Diablo, Las Trampas Ridge, Oakland East, Briones Valley, and Benicia).

A final list of regionally occurring special status plants and animals was compiled and individual species were evaluated for potential to occur based on habitat conditions and proximity to known occurrences. The NWI (USFWS 2020c) and the National Hydrography Datasets (USGS 2020) were reviewed for potential aquatic resources, including jurisdictional waters of the United States or waters of the State.

Impact Analysis
a. Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
Special Status Plants
Sixty-two (62) special status plant species were identified to have occurrence records within the seven USGS quadrangles containing and surrounding the project site (CDFW 2020a; CNPS 2020; USFWS 2020a). All the reported species have specific habitat requirements (e.g., soil type, elevation, aspect, etc.). The existing conditions (developed and disturbed) and the lack of native vegetation communities or suitable ecological conditions on the site preclude the potential for rare plants to occur within the site, and no special status plant species are expected. Because construction

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Packet Pg. 674 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
44 activities are limited to previously disturbed, developed, and landscaped areas with ruderal and ornamental vegetation, impacts to special status plant species are not expected.

Special Status Wildlife
Forty-eight (48) special status animal species were identified with known occurrence records within the seven USGS quadrangles containing and surrounding the project site (CDFW 2020a; CNPS 2020; USFWS 2020a). A Rincon Consultants qualified biologist reviewed this list and refined it according to the potential for species to occur on the project site based on the presence and quality of habitats within the project site. The site is highly disturbed, dominated by buildings and paved areas.

Vegetation is limited to landscaped areas, ornamental plantings, and ruderal vegetation that is periodically mowed. The site does not comprise suitable habitat for federal or state listed species or other special status animals. However, the site could be used by migratory birds as nesting habitat.

Migratory birds are protected under CFGC Section 3503. The nesting season generally extends from February 1 through August 31 in California but can vary based upon annual climatic conditions.

Thus, construction activities could result in direct impacts to active nests during vegetation removal or disturbance-related nest abandonment. Impacts to most non-listed bird species through nest destruction or abandonment would not be considered significant under CEQA; however, this would be a violation of CFGC code. Impacts to non-listed special status birds may be considered significant under CEQA if those impacts would jeopardize the viability of a local or regional population.

Therefore, mitigation measures would be required to avoid or reduce the proposed project’s potentially significant impacts to special-status wildlife and avoid violations of the CFGC, which protects nesting migratory birds.

Mitigation Measure
BIO-1 Nesting Bird Avoidance and Minimization Efforts
 Activities related to the project, including, but not limited to, vegetation removal, ground disturbance, and construction and demolition shall occur outside of the bird breeding season (February 1 through August 31) if feasible. If construction will commence during the breeding season, then a pre-construction nesting bird survey shall be conducted no more than 3 days prior to initiation of ground disturbance and vegetation removal. The nesting bird preconstruction survey shall be conducted within the disturbance footprint and a 250-foot buffer where access can be authorized. The survey shall be conducted by a biologist familiar with the identification of avian species known to occur in Contra Costa County.  If nests are found, an avoidance buffer (which is dependent upon the species, the proposed work activity, and existing disturbances associated with land uses outside of the site) shall be determined and demarcated by the biologist with bright orange construction fencing, flagging, construction lathe, or other means to mark the boundary. All construction personnel shall be notified as to the existence of the buffer zone and to avoid entering the buffer zone during the nesting season. No ground disturbing activities shall occur within this buffer until the avian biologist has confirmed that breeding/nesting is completed, and the young have fledged the nest. Encroachment into the buffer shall occur only at the discretion of the qualified biologist.

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Packet Pg. 675 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Environmental Checklist
Biological Resources
Initial Study – Mitigated Negative Declaration 45
Implementation of Mitigation Measure BIO-1 would ensure protection of nesting birds that may be on-site during construction activities. These measures would reduce the impact to special-status species to a less than significant level.

LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED
b. Would the project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? The review of the resource agency databases for sensitive natural communities within the nine USGS quadrangles containing and surrounding the project site identified four sensitive natural communities: coastal brackish marsh, northern coastal salt marsh, northern maritime chaparral, and serpentine bunchgrass. None of these sensitive natural communities are present within the project site, nor are any other sensitive natural communities. No substantial adverse effect on sensitive natural communities would occur as a result of project activities.

NO IMPACT
c. Would the project have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
Based on a review of information on biological resources within the project region and data collected during the reconnaissance site visit, a qualified biologist determined that no vegetated wetlands or potentially jurisdictional features occur within the project area. No impacts to jurisdictional wetlands or waters would occur.

NO IMPACT
d. Would the project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? The project site consists of developed and disturbed areas with primarily ornamental vegetation.

Land use in the vicinity is primarily residential or institutional with no connectivity to natural habitats and is therefore not expected to support wildlife movement. The project site is in an urbanized area and is surrounded by residential developments or paved lots on all sides with a golf course to the west. A well-used multi-modal trail along the eastern bank of the Contra Costa Canal is located directly west of the project site. The concrete-lined canal itself is fully enclosed on each bank with chain-link fencing. Any function the canal could serve as a wildlife corridor would not be affected by the project, as the site is over 50 feet away at its closest point. No impacts to wildlife movement corridors would occur as a result of project activities.

NO IMPACT

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Packet Pg. 676 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
46 e. Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
According to the Arborist Report prepared for the project site, 66 of the 145 trees on the site qualify as protected trees under PHMC Section 18.50.110 (Appendix ARB). Of these protected trees, 45 are proposed for removal and 21 can potentially be preserved. There is the potential that off-site trees may also need to be removed. Per PHMC Section 18.50.110, permits would be required to be obtained prior to the removal of protected trees. Tree Protection Zones would be fenced around protected trees to be preserved during construction per the PHMC Tree Preservation Guidelines. A tree preservation and replacement plan would be submitted if required as part of the permitting process. Therefore, no conflict with local policies or ordinances protecting biological resources is expected, and a less than significant impact would occur.

LESS THAN SIGNIFICANT IMPACT
f. Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
There are no Habitat Conservation Plans, Natural Community Conservation Plans, or other similar plans that govern activities on the project site. Therefore, the proposed project would not conflict with a Habitat Conservation Plan, Natural Community Conservation Plan, or other approved plan.

NO IMPACT

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Packet Pg. 677 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Environmental Checklist
Cultural Resources
Initial Study – Mitigated Negative Declaration 47
5 Cultural Resources
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Cause a substantial adverse change in the
significance of a historical resource
pursuant to §15064.5? □ □ □ ■
b. Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to §15064.5? □ ■ □ □
c. Disturb any human remains, including
those interred outside of formal
cemeteries? □ □ ■ □
The information in this section is derived from a Cultural Resources Study prepared by Michael Baker International in March 2017 and peer reviewed by Rincon Consultants, Inc. in July 2020. The report, peer review, and records search results are included as Appendix CUL.

Regulatory Setting
CEQA requires a lead agency to determine whether a project may have a significant effect on historical resources (PRC Section 21084.1) and tribal cultural resources (PRC Section 21074 [a][1][A]- [B]). A historical resource is a resource listed in, or determined to be eligible for listing, in the California Register of Historical Resources (CRHR), a resource included in a local register of historical resources, or any object, building, structure, site, area, place, record, or manuscript that a lead agency determines to be historically significant (CEQA Guidelines, Section 15064.5[a][1-3]).

A resource is be considered historically significant if it:

1. Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage

2. Is associated with the lives of persons important in our past

3. Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values

4. Has yielded, or may be likely to yield, information important in prehistory or history A property must also be treated as a historical resource if it is included in a local register of historical resources, as defined in PRC Section 5020.1(k) or identified as significant in an historical resource survey meeting the requirements in PRC Section 5024.1(g). The City of Pleasant Hill has adopted the following criteria to determine the eligibility:

1. Unique character, interest, or value due to a special association with the development, heritage, or cultural characteristics of the city, state, or United States of America

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Packet Pg. 678 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
48 2. Location as the area, place, or site of a significant historic event or identification with a person or person who contributed significantly to the culture, history, and development of the city

3. Exemplification of the cultural, educational, economic, patriotic, social, or historic heritage of the city or portrayal of the environment of a group of people in an era of history characterized by a distinctive architectural style

4. The first, last, only, or most significant architectural property of a specified type in the city, an example of the more notable work or the best surviving work of an architect or master builder whose individual work has influenced the development of the city, or prototypes or outstanding examples of periods, styles, architectural movements, or construction expressed by architectural design, detail, materials, or craftsmanship that represents a significant architectural innovation

5. Substantial contribution to the significance of other distinctive locations, areas, places, and sites that are designated or eligible for landmark designation due to property’s age, use, size, style, materials, history, educational, patriotic, cultural, or architectural motif

6. Unique location or singular physical characteristic representing an established and familiar visual feature of a neighborhood, community, or the city

7. Listing on the National Register described in Chapter 16 of the United States Code or the State Register of Historic Resources described in Chapter 1.1.5 of the California Public Resources Code
If it can be demonstrated a project would damage a unique archaeological resource, the lead agency may require reasonable efforts be made to permit any or all these resources to be preserved in place or left in an undisturbed state. To the extent that resources cannot be left undisturbed, mitigation measures are required (PRC Section 21083.2[a], [b]).

PRC Section 21083.2(g) defines a unique archaeological resource as an archaeological artifact, object, or site about which it can be clearly demonstrated that, without merely adding to the current body of knowledge, there is a high probability that it:

1. Contains information needed to answer important scientific research questions and that there is a demonstrable public interest in that information

2. Has a special and particular quality such as being the oldest of its type or the best available example of its type

3. Is directly associated with a scientifically recognized important prehistoric or historic event or person

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Packet Pg. 679 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Environmental Checklist
Cultural Resources
Initial Study – Mitigated Negative Declaration 49
Impact Analysis
a. Would the project cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5?
The Cultural Resources Study (Appendix CUL) identified the building on the project site to be previously known as the Mt. Diablo Therapy Center (P-07-004818). The building was constructed in 1957 but does not have an association with a historic context or meet other criteria for historic significance. The building was recommended ineligible for listing in the CRHR or as a local resource and therefore, is not considered a historical resource. There are no other built environment resources located within or near the project site. Therefore, there would be no impact to historical resources.

NO IMPACT
b. Would the project cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5?
The records search and additional background search, and Sacred Lands File search indicated there are no known archaeological resources on the project site or within a 0.5-mile radius. Furthermore, the project site was disturbed by the construction of the existing structure and associated parking lot. This data and the past development of the property indicate that the project site has a low sensitivity for containing prehistoric or historic archaeological remains. Nevertheless, ground disturbing activities have the potential to have a significant impact on unanticipated archaeological resources. Therefore, Mitigation Measure CR-1 would be required.

Mitigation Measure
CR-1 Unanticipated Archaeological Resources
If archaeological resources are encountered during ground-disturbing activities, work within 50 feet of the find shall be halted and an archaeologist meeting the Secretary of the Interior’s Professional Qualification Standards for archaeology (NPS 1983) shall be contacted immediately to evaluate the find. If necessary, the evaluation may require preparation of a treatment plan and archaeological testing for CRHR eligibility. If the discovery proves to be significant under CEQA and cannot be avoided by the project, then data recovery excavation or other appropriate measures, as recommended by the qualified archaeologist, the City, and if appropriate, local Native Americans shall be used to mitigate any significant impacts to archeological resources.

Implementation of Mitigation Measure CR-1 would reduce potential impacts to archaeological resources to less than significant.

LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED

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Packet Pg. 680 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
50 c. Would the project disturb any human remains, including those interred outside of formal cemeteries?
The discovery of human remains is always a possibility during ground-disturbing activities. If human remains are found, the State of California Health and Safety Code Section 7050.5 states no further disturbance may occur until the county coroner has made a determination of origin and disposition pursuant to PRC Section 5097.98. If an unanticipated discovery of human remains occurs, the county coroner must be notified immediately. If the human remains are determined to be prehistoric, the coroner would notify the Native American Heritage Commission, which would determine and notify a most likely descendant, who would inspect the site and provide recommendations for treatment to the landowner within 48 hours of being granted access. With adherence to these existing regulations, impacts to human remains would be less than significant.

LESS THAN SIGNIFICANT IMPACT

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Packet Pg. 681 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) Environmental Checklist
Energy
Initial Study – Mitigated Negative Declaration 51
6 Energy
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Result in a potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary consumption
of energy resources, during project
construction or operation? □ □ ■ □
b. Conflict with or obstruct a state or local
plan for renewable energy or energy
efficiency? □ □ ■ □
Energy Supply Setting
Energy use relates directly to environmental quality, since it can adversely affect air quality and can generate GHG emissions that contribute to climate change. Fossil fuels are burned to create electricity that powers residences and commercial/industrial buildings, heats and cools buildings, and powers vehicles. Transportation energy use is related to the fuel efficiency of cars, trucks, and public transportation; choice of different travel modes such as auto, carpool, and public transit; and miles traveled by these modes. Construction and routine operation and maintenance of transportation infrastructure also consume energy.

Electricity & Natural Gas
The California Public Utilities Commission and the California Energy Commission (CEC) are constantly assessing population growth, electricity demand, and reliability. The CEC is tasked with conducting assessments and forecasts of all aspects of energy industry supply, production, transportation, delivery and distribution, demand, and prices (CEC 2019a). The CEC uses these assessments and forecasts to develop energy policies that conserve resources, protect the environment, ensure energy reliability, enhance the state’s economy, and protect public health and safety (PRC Section 25301(a)).

In 2018, California used 285,488 gigawatt hours of electricity, of which approximately 31 percent of electricity generated was from renewable resources (California Energy Commission [CEC] 2018a, 2018b). Contra Costa County used 9,310 gigawatt hours of electricity in 2018 (CEC 2018c). Contra Costa County in California used 1,124 million U.S. therms of natural gas in 2018. The project site would be provided electricity and natural gas by PG&E. Beginning in 2021, the project site could be provided electricity by Marin Clean Energy (MCE).

MCE, a community choice energy program that serves Marin, Napa, Solano and Contra Costa Counties, would provide energy to the project site beginning in 2021 (MCE 2019a). MCE provides electricity generated from a greater percentage of renewable energy sources in comparison to the standard statewide energy mix. MCE’s services are divided into three tiers, including Light Green,

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Packet Pg. 682 Attachment: Attachment K - Adopted Initial Study-Mitigated Negative Declaration (490 Golf Club Road Project) City of Pleasant Hill
490 Golf Club Road Project
52 Deep Green and Local Sol. The default tier that electricity customers are automatically enrolled is Light Green, which is composed of a minimum of 60 percent electricity generated from eligible renewable sources, as defined by the state Renewable Portfolio Standard2 . MCE’s retail sales of
electricity totaled 4,436,963 MWh in 2018 (MCE 2019b).

Methodology
CalEEMod Version 2016.3.2 was used to estimate energy use of the proposed project (Appendix AQ). The CalEEMod results provide the average travel distance, vehicle trip numbers, and vehicle fleet mix during project construction and operation (for fuel consumption). The CalEEMod results also provide the estimated gross electricity and natural gas consumption by land use during project operation. The values contained therein are used in this analysis to determine the anticipated energy consumption during construction and operation. In addition, the analysis takes into consideration the daily trips generated by the project.

Project-related energy consumption would include that used during project construction and operation, and fuel consumed by construction and private vehicles. The energy consumption analysis involves the quantification of anticipated vehicle and equipment fuel consumption, to the extent feasible, and a qualitative discussion of the efficiency, necessity, and potential wastefulness of that energy consumption.

Impact Analysis
a. Would the project result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
Construction
During project construction, energy would be consumed in the form of petroleum-based fuels used to power off-road construction vehicles and equipment on the project site, construction worker travel to and from the project site, and vehicles used to deliver materials to the site. The proposed project would require demolition, site preparation and grading, including hauling material off-site; pavement and asphalt installation; architectural coating; and landscaping and hardscaping.

Table 7 summarizes the project’s estimated construction energy consumption. Diesel fuel consumption, including construction equipment operation, hauling trips, and vendor trips, would consume an estimated 960,000 gallons of diesel over the project construction period. Worker trips would consume an estimated 57,000 gallons of gasoline during project construction.

Table 7 Proposed Project Construction Energy Usage
Source
Fuel Consumption (Gallons)
Gasoline Diesel
Construction Equipment & Vendor/Hauling Trips − 960,000 Construction Worker Vehicle Trips 57,000 −
Source: Appendix AQ
2 The Renewable Portfolio Standard is a state program that requires power entities to supply retail sales with minimum quantities of renewable energy. Renewable Portfolio Standard eligible renewable sources of power include solar, wind, biomass and biowaste, geothermal, and certain hydroelectric facilities (MCE 2019).

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This energy use would be temporary in nature, and construction equipment would be typical of similar sized construction projects in the region. In addition, the project’s construction contractors would demonstrate compliance with applicable CARB regulations that restrict the idling of heavyduty diesel motor vehicles and govern the accelerated retrofitting, repowering, or replacement of heavy-duty diesel on- and off-road equipment. Construction contractors would be required to comply with the provisions of 13 CCR Sections 2449 and 2485, which prohibit diesel-fueled commercial motor vehicles and off-road diesel vehicles from idling for more than five minutes, thereby minimizing unnecessary fuel consumption. Furthermore, the project would comply with the 2019 requirements of the California Green Building Standards Code (CALGreen) to divert a minimum of 65 percent of construction and demolition debris. These practices would result in efficient use of energy necessary to construct the project. In addition, in the interest of cost efficiency, construction contractors would not be anticipated to use fuel in a wasteful or unnecessary manner. Therefore, the project would not involve the inefficient, wasteful, and unnecessary use of energy during construction, and the project’s construction energy consumption impact would be less than significant.

Operation
Energy demand from the project’s operation would include fuel consumed by passenger vehicles; natural gas consumed for heating the buildings; and electricity consumed by the proposed structures, including lighting, water conveyance, and air conditioning. Table 8 shows the project’s estimated total annual gasoline and diesel fuel consumption, as well as electricity and natural gas use.

Table 8 Proposed Project Operational Energy Usage
Source Energy Consumption
Vehicle Trips
Gasoline 38,1808 gallons 4,1916 MMBtu1
Diesel 9,400 gallons 1,031 MMBtu1
Built Environment
Electricity 0.8 GWh 3 MMBtu
Natural Gas Usage 1,864 U.S. Therms2 706 MMBtu
1 CaRFG fuel specification of 109,786 Btu/gallon used to identify conversion rate for fuel energy consumption for vehicle classes specified above (CARB 2015).
2 U.S. Therm is a unit of measurement for natural gas use over time MMBtu = one million British thermal units, GWh = gigawatt hours Source: Appendix AQ
The fuel consumed by the project’s vehicle trips is assumed to be typical of similar campus development projects in the Bay Area. The project’s operational electricity consumption would be approximately 0.8 GWh of electricity per year (Appendix AQ), which would be less than 0.01 percent of energy used in Contra Costa’s current electricity demand. The project’s operational electricity consumption would be less than 0.02 percent of MCE’s total energy generation. The project’s natural gas demand would be approximately 1,864 U.S. therms per year, which would be less than

0.01 percent of PG&E’s current natural gas demand (estimated natural gas demand from the CalEEMod output of Appendix AQ). The project would represent a less than cumulatively considerable percentage of PG&E’s annual electricity and natural gas demand.

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54 The proposed project would be required to comply with all standards set in California Building Code (CBC) Title 24, which would minimize the wasteful, inefficient, or unnecessary consumption of energy resources during operation. California’s Green Building Standards Code ([CALGreen] California Code of Regulations, Title 24, Part 11) requires implementation of energy efficient light fixtures and building materials into the design of new construction projects. Furthermore, the 2019 Energy Code (CBC Title 24, Part 6) requires newly constructed buildings to meet energy performance standards set by the California Energy Commission. These standards are specifically crafted for new buildings to result in energy efficient performance so that the buildings do not result in wasteful, inefficient, or unnecessary consumption of energy. For example, according to the California Energy Commission, nonresidential buildings would use about 30 percent less energy and residential buildings would use about 7 percent less energy, than those constructed before these energy performance standards were adopted due mainly to lighting upgrades. While project operation would involve the consumption of fuel, natural gas, and electricity, the project’s energy usage would be in conformance with the latest version of CALGreen and the Energy Code. Furthermore, the proposed project would continue to reduce its use of nonrenewable energy resources as the electricity generated by renewable resources provided by PG&E continues to increase to comply with state requirements through SB 100, which requires electricity providers to increase procurement from eligible renewable energy resources to 33 percent of total retail sales by 2020, 60 percent by 2030, and 100 percent by 2045.

Project construction would be temporary and typical of similar projects, and would not result in the wasteful, inefficient, or unnecessary consumption of energy. Project operation would involve the consumption of fuel, natural gas, and electricity; however, calculated energy consumption estimates did not deduct energy use from the existing structure and operations on the project site and therefore represent a highly conservative estimate. The proposed project’s energy usage would be in conformance with the latest version of CalGreen and the Energy Code. PG&E would have sufficient supplies to serve the project and the proposed project would include energy efficient fixtures and appliances throughout the site that would further off set energy consumption.

Therefore, the proposed project would have a less than significant impact.

LESS THAN SIGNIFICANT IMPACT
b. Would the project conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
As stated under criterion a, SB 100 mandates 100 percent clean electricity for California by 2045.

Because the project would be powered by the existing electricity grid, it would eventually be powered by renewable energy mandated by SB 100 and would not conflict with this statewide plan.

Additionally, the project would be subject to California Energy Code.

Table 9 provides energy efficiency goals and policies provided in the Pleasant Hill General Plan (City of Pleasant Hill 2003) and the City of Pleasant Hill Non-Residential Design Guidelines (City of Pleasant Hill 2017b) and describes the proposed project’s consistency with these policies.

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Table 9 Project Compliance with Energy Efficiency Goals and Policies Energy Efficiency Goal or Policy Is the Project Consistent? City of Pleasant Hill General Plan
Community Development Policy 24A. Achieve
undergrounding of utilities when and where feasible.

Yes. The project site does not have existing overhead
utility lines and new utilities would be undergrounded.

City of Pleasant Hill Residential Design Guidelines
Design Guideline 4A. Using landscape to reduce energy
costs.
 Use of trees to cool buildings in the summer.
 Use of deciduous trees to take advantage of shade
during the summer and allow the sun to shine through
during winter months.

Yes. The project would make use of the remaining existing trees on the site and would add deciduous and evergreen trees to the project site for shade and to allow the sun to shine through during the winter.

Design Guideline 4I. Water Efficient Landscaping
 Minimize disruption to existing native soils and
vegetation to decrease the need to replant.
 Reuse plant materials from the site if appropriate.
 The use of native plants that require less irrigation.

Yes. The project would incorporate native vegetation and landscaping, as well as landscaping that would require low to moderate irrigation. The project would incorporate new trees and vegetation with low water demands to comply
with the water efficient landscaping design guidelines.

As shown in Table 9, the proposed project would be consistent with applicable energy efficiency goals and policies. In addition, the project would comply with the Energy Code which requires lowrise residences to install solar panels and therefore, would comply with energy efficiency goals as set by the state. Therefore, the project would have a less than significant impact.

LESS THAN SIGNIFICANT IMPACT

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7 Geology and Soils
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Directly or indirectly cause potential
substantial adverse effects, including the
risk of loss, injury, or death involving:

1. Rupture of a known earthquake
fault, as delineated on the most
recent Alquist-Priolo Earthquake
Fault Zoning Map issued by the
State Geologist for the area or
based on other substantial evidence
of a known fault? □ □ ■ □

2. Strong seismic ground shaking? □ □ ■ □

3. Seismic-related ground failure,
including liquefaction? □ □ ■ □

4. Landslides? □ □ ■ □
b. Result in substantial soil erosion or the
loss of topsoil? □ □ ■ □
c. Be located on a geologic unit or soil that
is unstable, or that would become
unstable as a result of the project, and
potentially result in on- or off-site
landslide, lateral spreading, subsidence,
liquefaction, or collapse? □ □ ■ □
d. Be located on expansive soil, as defined
in Table 1-B of the Uniform Building Code
(1994), creating substantial direct or
indirect risks to life or property? □ ■ □ □
e. Have soils incapable of adequately
supporting the use of septic tanks or
alternative wastewater disposal systems
where sewers are not available for the
disposal of wastewater? □ □ □ ■
f. Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature? □ □ ■ □

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58 The analysis below is based primarily on a geotechnical investigation prepared for the project by Stevens, Ferrone & Bailey Engineering Company, Inc. in February 2017 (Appendix GEO).

Setting
Active faults are defined by the State of California to be a fault that has surface displacement within the Holocene time (approximately the last 10,000 years). Potentially active faults as defined by the State of California to be a fault that has shown evidence of surface displacement during the Quaternary (last 1.6 million years). Any fault that is sufficiently active describes a fault that has some evidence of Holocene displacement on one or more of its segments or branches. Associated issues with earthquakes include liquefaction, which is the rapid transformation of sediment to a fluid-like state. It occurs when water-saturated, loose to medium dense, relatively clay-free sands and silts are subjected to earthquake ground motion.

The Bay Area contains both active and potentially active faults, four of which extend into Contra Costa County. The project site is underlain by the Miocene Briones Formation bedrock that consists of sandstone, siltstone, conglomerate and shell breccia. The bedding of the rock in the site vicinity reportedly strikes northwest and dips toward the southwest at about 81 degrees from horizontal (Appendix GEO). Major active faults in the area are the San Andreas, San Gregorio, Hayward, and Calaveras faults. The project site, itself, is not located within an Earthquake Fault Zone (DOC 2019).

Expansive soils are soils that swell in density and volume as they absorb water and contract as they lose water. Associated problems include cracking and deterioration of roadway surface, as they expand and contract during seasonal wet and dry cycles.

The surface soils of the site have been mapped as Los Osos clay loam and assigned to Hydrologic Soil Group D by the United States Department of Agriculture Natural Resources Conservation Service (NRCS). Expansive soils on the project site consist of near-surface clayey soils that have a high plasticity and high expansion potential and sandy soils and sandstone that have a low plasticity and low expansion potential (Appendix GEO).

Regulatory Setting
Federal and State

ALQUIST-PRIOLO EARTHQUAKE FAULT ZONING ACT
Following the 1989 Loma Prieta earthquake, the Seismic Hazards Mapping Act (SHMA) was passed by the California legislature in 1990. The SHMA (PRC Chapter 7.8, Section 2690-2699.6) directs the Department of Conservation, California Geological Survey to identify and map areas prone to liquefaction, earthquake-induced landslides and amplified ground shaking. It also requires that agencies only approve projects in seismic hazard zones following site-specific geotechnical investigations to determine if the identified hazard is present and the inclusion of appropriate mitigation to reduce earthquake-related hazards.

SEISMIC HAZARDS MAPPING ACT
The Seismic Hazards Mapping Act of 1990 was enacted, in part, to address seismic hazards not included in the Alquist-Priolo Act, including strong ground shaking, landslides, and liquefaction.

Under the Alquist-Priolo Act, the State Geologist is responsible for identifying and mapping seismic hazards. CGS Special Publication 117, adopted in 1997 by the State Mining and Geology Board,

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constitutes guidelines for evaluating seismic hazards other than surface faulting and for recommending mitigation measures as required by PRC Section 2695(a). In accordance with the mapping criteria, the CGS seismic hazard zone maps identifies areas with the potential for a ground shaking event that corresponds to 10 percent probability of exceedance in 50 years.

The purpose of the Seismic Hazards Mapping Act is to reduce the threat to public health and safety and to minimize the loss of life and property by identifying and mitigating seismic hazards. Cities, counties, and state agencies are directed to use seismic hazard zone maps developed by CGS in their land-use planning and permitting processes. The Seismic Hazards Mapping Act requires site-specific geotechnical investigations prior to permitting most urban development projects in seismic hazard zones.

CALIFORNIA BUILDING CODE (CBC)
The California Building Code (CBC), Title 24, Part 2, provides building codes and standards for the design and construction of structures in California. The purpose of the CBC is to establish minimum standards to safeguard the public health, safety, and general welfare through structural strength, means of egress facilities, and general stability by controlling the design, construction, quality of materials, use and occupancy, location, and maintenance of building and structures. The CBC contains specific requirements for seismic safety, excavation, foundations, retaining walls, and site demolition. It also regulates grading activities, including drainage and erosion control. Chapter 16 of the CBC contains definitions of seismic sources and the procedure used to calculate seismic forces on structures.

The CBC is updated every three years by order of the legislature, with supplements published in intervening years. State law mandates that local governments enforce the CBC. In addition, a city and/or county may establish more restrictive building standards reasonably necessary because of local climatic, geological, or topographical conditions. The 2019 CBC is based on the 2018 International Building Code.

NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM
The federal government administers the National Pollutant Discharge Elimination System (NPDES) permit program, which regulates discharges into surface waters under the Clean Water Act (CWA).

The primary regulatory control relevant to the protection of water quality is the NPDES permit administered by the State Water Resources Control Board, which establishes requirements prescribing the quality of point sources of discharge and water quality objectives. These objectives are established based on the designated beneficial uses (e.g., water supply, recreation, and habitat) for a particular surface waterbody. The NPDES permits are issued to point source dischargers of pollutants to surface waters pursuant to Water Code Chapter 5.5, which implements the federal CWA. Examples include, but are not limited to, public wastewater treatment facilities, industries, power plants, and groundwater cleanup programs discharging to surface waters (State Water Resources Control, Title 23, Chapter 9, Section 2200). The Regional Water Quality Control Board (RWQCB) establishes and regulates discharge limits under the NPDES permits.

Construction projects which disturb one or more acres of soil or are part of a larger common plan of development that disturbs one or more acres of soil must obtain coverage under the statewide NPDES General Permit for Discharges of Stormwater Associated with Construction Activity (Construction General Permit Order 2009-0009-DWQ). In order to obtain coverage under the Construction General Permit, a project-specific Stormwater Pollution Prevention Plan (SWPPP) must be prepared. The SWPPP outlines Best Management Practices (BMPs)to reduce stormwater and

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60 non-stormwater pollutant discharges, including erosion control, minimizing contact between construction materials and precipitation, and strategies to prevent equipment leakage or spills.

Regional and Local

SAN FRANCISCO BAY REGIONAL WATER QUALITY CONTROL BOARD
The City of Pleasant Hill is under the jurisdiction of RWQCB Region 2, the San Francisco Bay RWQCB.

The San Francisco Bay RWQCB provides permits for projects that may affect surface waters and groundwater locally and is responsible for preparing the Water Quality Control Plan for the San Francisco Bay Basin (Basin Plan). The Basin Plan designates beneficial uses of water in the region and establishes narrative and numerical water quality objectives. The Basin Plan serves as the basis for the San Francisco Bay RWQCB’s regulatory programs and incorporates an implementation plan to ensure water quality objectives are met.

CITY OF PLEASANT HILL GENERAL PLAN
Safety and Noise Policy 3A Ensure that structures are designed and located to withstand strong ground shaking, liquefaction and seismic settlement
Safety and Noise Policy 3B Avoid development in areas at risk for slope failure and ensure that hillside developments employ appropriate design and construction techniques.

Impact Analysis
a.1. Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? The project site is not within an Earthquake Fault Zone as defined by the Alquist-Priolo Earthquake Fault Zoning Act, and no known active or potentially active faults exist on the site. Direct ground rupture of a known earthquake fault would be unlikely, and impacts would be less than significant.

LESS THAN SIGNIFICANT IMPACT
a.2. Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking? The nearest mapped active fault, the North San Andreas Fault, is approximately 1.9 miles east of the project site (DOC 2019). The U.S. Geological Survey has stated that there is a 72 percent chance of at least one magnitude 6.7 or greater earthquake striking the San Francisco Bay region between 2014 and 2043 (USGS 2016). Therefore, the site could be subjected to at least one moderate to severe earthquake that would cause strong ground shaking (Appendix GEO). The project would introduce new facilities and residences and, therefore, a new population to the project site. However, project construction would be required to comply with the seismic safety requirements in the International Building Code, the CBC, and the City of Pleasant Hill Building Code. Compliance with such requirements would reduce seismic ground shaking impacts to the maximum extent practicable with current engineering properties. Therefore, impacts related to strong seismic ground shaking would be less than significant.

LESS THAN SIGNIFICANT IMPACT

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a.3. Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving seismic-related ground failure, including liquefaction? c. Would the project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse?
Soils that are most susceptible to liquefaction are clean, loose, uniformly graded, saturated, finegrained sands that lie close to the ground surface. The project site is classified to have Group D soil, which is defined as having a very slow infiltration rate when thoroughly wet and consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material (Appendix GEO).

According to ABAG and the U.S. Geological Survey, the site is located in an area that has been characterized as having low liquefaction susceptibility. Due to the low lack saturated liquefiable soils below the site and the presence of bedrock at a relatively shallow depth, the site has a low potential for potential ground surface damage resulting from liquefaction (Appendix GEO). Therefore, impacts related to potentially liquefiable soils, and liquefaction induced lateral spreading would be less than significant.

LESS THAN SIGNIFICANT IMPACT
a.4. Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving landslides?
Earthquakes can trigger landslides that may cause injuries and damage may types of structures.

Landslides are typically a hazard on or near slopes or hillside areas, rather than on generally level areas, like the project site. The project site is not within an area mapped as having landslides (USGS 2019). Therefore, the project has a low potential for slope instability occurring at the site and impacts would be less than significant.

LESS THAN SIGNIFICANT IMPACT
b. Would the project result in substantial soil erosion or the loss of topsoil? Project construction, particularly demolition, grading, and site preparation, could result in erosion and loss of topsoil from the project site. The project would be required to obtain coverage under the statewide National Pollutant Discharge Elimination System (NPDES) General Permit for Discharges of Storm Water associated with Construction Activity, Construction General Permit Order 2009-0009 DWQ (Construction General Permit), administered by the SWRQCB. Coverage under the NPDES Permit would require implementation of a SWPPP and various site-specific BMPs to reduce erosion and loss of topsoil during site demolition and construction. Compliance with the NPDES permit and BMPs during demolition and construction such as straw wattles, silt fencing, concrete washouts, and inlet protection during construction would reduce impacts resulting from loss of topsoil. The project would be required to comply with PHMC Section 15.05 which sets forth standards and regulations regarding stormwater control plans for projects within Pleasant Hill.

Furthermore, project construction would be required to comply with PHMC Section 15.10.280 which would require the development of the project site to control filling, grading, and dredging which may increase flood damage. Compliance with state and local requirements would reduce impacts from soil erosion and the loss of topsoil to less than significant.

LESS THAN SIGNIFICANT IMPACT

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62 d. Would the project be located on expansive soil, as defined in Table 1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? Expansive soils are those that have a potential to undergo significant changes in volume, either shrinking or swelling, due to their composition and moisture content. Periodic shrinking and swelling of expansive soils can cause extensive damage to other structures and roads. The project site has near-surface clayey soils that have a high plasticity and high expansion potential. Parts of the site were identified to have sandy soils and sandstone that have a low plasticity and low expansion potential (Appendix GEO). Therefore, the site has the potential to be subjected to volume changes during seasonal fluctuations in moisture content. To prevent post-construction distress, Mitigation Measure GEO-1 would be required.

Mitigation Measure
GEO-1 Engineered Fill
To provide a more uniform subgrade and reduce the potential for damaging differential movement of building foundations, a moisture conditioned, well blended engineered fill layer at least three (3) feet thick shall be provided by the project contractor below the building and surrounding flatwork so that all building foundations and surrounding flatwork have a similar expansion potential. The compacted, engineered fill layer work shall be performed after demolition and before building construction. The fill layer shall be located below building foundations and surrounding flatwork and shall extend at least 5 feet beyond building footprints and at least 3 feet beyond exterior flatwork. A qualified geotechnical professional shall be onsite during over-excavation and replacement to observe and test fill placement operations. The actual depth and lateral extent of removal and replacement shall be determined in the field by a qualified geotechnical professional at the time of earthwork operations. Methods to determine the extent of removal could include conducting a pressure meter test or flat plate dilatometer test, digging test pits, and capturing electrical resistivity imaging, among other methods. The City Engineer shall review and approve the work prior to grading of the project site.

LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED
e. Would the project have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater?
The project site would be served by the municipal sewer system and would not require the installation of an on-site septic tank or alternate wastewater treatment systems. Therefore, no impacts from septic systems or alternative wastewater disposal systems would occur.

NO IMPACT
f. Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
One record of a unique paleontological resource exists in the Pleasant Hill area: the record for Specimen 38174 is of the Genus, Mammut (Location ID, V4701) (University of California Museum of Paleontology 2019). The collection date of the specimen is January 13, 1947. Based on a desktop search of paleontological resources, Specimen 38174 is the only paleontological resource found in the Pleasant Hill area.

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The project site falls within a highly urbanized area and has been disturbed previously during construction of the existing structure and parking lot. The project would include grading and excavation limited to ground disturbance for foundations and utility lines and the grading of the small slope in the northeastern portion of the site to allow for the Parcel C structure. In addition, project grading for the proposed structures and parking lot would generally not extend substantially below disturbance for prior development at the site. The project site is in an urban area and has been previously disturbed. Therefore, the project has a low potential to directly or indirectly destroy a unique paleontological resource or a unique geologic feature. Impacts would be less than significant.

LESS THAN SIGNIFICANT IMPACT

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8 Greenhouse Gas Emissions
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Generate greenhouse gas emissions,
either directly or indirectly, that may
have a significant impact on the
environment? □ □ ■ □
b. Conflict with an applicable plan, policy, or
regulation adopted for the purpose of
reducing the emissions of greenhouse
gases? □ □ ■ □
Climate change is the observed increase in the average temperature of the Earth’s atmosphere and oceans along with other substantial changes in climate (such as wind patterns, precipitation, and storms) over an extended period. Climate change is the result of numerous, cumulative sources of GHGs. GHGs contribute to the “greenhouse effect,” which is a natural occurrence that helps regulate the temperature of the planet. Most radiation from the sun hits the Earth’s surface and warms it. The surface in turn radiates heat back towards the atmosphere, known as infrared radiation. Gases and clouds in the atmosphere trap and prevent some of this heat from escaping back into space and re-radiate it in all directions. This process is essential to supporting life on Earth because it warms the planet by approximately 60 degrees Fahrenheit. Emissions from human activities since the beginning of the industrial revolution (approximately 250 years ago) are adding to the natural greenhouse effect by increasing the gases in the atmosphere that trap heat, thereby contributing to an average increase in the Earth’s temperature.

Project implementation would generate GHG emissions through the burning of fossil fuels or other emissions of GHGs, thus potentially contributing to cumulative impacts related to climate change. In response to an increase in man-made GHG concentrations over the past 150 years, California has implemented Assembly Bill (AB) 32, the “California Global Warming Solutions Act of 2006.” Assembly Bill 32 codifies the statewide goal of reducing emissions to 1990 levels by 2020 (essentially a 15 percent reduction below 2005 emission levels) and the adoption of regulations to require reporting and verification of statewide GHG emissions. Furthermore, on September 8, 2016, the governor signed SB 32 into law, which requires the State to further reduce GHGs to 40 percent below 1990 levels by 2030. SB 32 modifies the California Global Warming Solutions Act of 2006, directing CARB to ensure that GHGs are reduced to 40 percent below the 1990 level by 2030.

On December 14, 2017, CARB adopted the 2017 Scoping Plan, which provides a framework for achieving the 2030 target. The 2017 Scoping Plan does not provide project-level thresholds for land use development. Instead, it recommends that local governments adopt policies and locallyappropriate quantitative thresholds consistent with a statewide per capita goal of 6 metric tons (MT) CO2e by 2030 and 2 MT CO2e by 2050 (CARB 2017). As stated in the 2017 Scoping Plan, these

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66 goals may be appropriate for plan-level analyses (city, county, sub-regional, or regional levels), but not for specific individual projects because they include all emissions sectors in the State.

Individual projects do not generate enough GHG emissions to directly influence climate change.

However, physical changes caused by a project can contribute incrementally to cumulative effects that are significant, even if individual changes resulting from a project are limited. The issue of climate change typically involves an analysis of whether a project’s contribution towards an impact would be cumulatively considerable. “Cumulatively considerable” means that the incremental effects of an individual project are significant when viewed in connection with the effects of past projects, other current projects, and probable future projects (CEQA Guidelines, Section 15064[h][1]).

BAAQMD Significance Thresholds
In the 2017 BAAQMD CEQA Air Quality Guidelines, the BAAQMD outlines an approach to determine the significance of projects. The BAAQMD recommends that lead agencies determine appropriate GHG emissions thresholds of significance based on substantial evidence in the record. The following significance thresholds established in the 2017 BAAQMD CEQA Air Quality Guidelines for operational GHG emissions from land use development projects within the SFBAAB are the most appropriate thresholds for use in determining the significance of project impacts (BAAQMD 2017b):
 Compliance with a qualified GHG reduction strategy
 Annual emissions less than 1,100 MT of CO2e per year
 Annual emissions less than 4.6 MT of CO2e per service population (residents and employees) per year
The BAAQMD has not established a quantitative significance threshold for evaluating constructionrelated emissions, but it does recommend quantifying and disclosing construction-generated GHG emissions. Therefore, to assess the construction emissions, the total emissions generated during construction were amortized based on the life of the development (30 years) and added to the operational emissions.

BAAQMD’s thresholds of significance were established based on achieving the 2020 GHG emission reduction targets set forth in the AB 32 Scoping Plan. For developments that would occur beyond 2020, the following project specific threshold is used to evaluate post 2020 emissions.

Project-Specific Efficiency Threshold
A locally appropriate 2030 project-specific threshold is derived from CARB’s recommendations in the 2017 Climate Change Scoping Plan Update, as discussed below.

With the release of the 2017 Climate Change Scoping Plan Update, CARB recognized the need to balance population growth with emissions reductions and in doing so, provided a new local plan level methodology for target setting that provides consistency with state GHG reduction goals using per capita efficiency thresholds. A project-specific efficiency threshold can be calculated by dividing statewide GHG emissions by the sum of statewide jobs and residents. However, not all statewide emission sources would be impacted by the proposed land use (e.g., agriculture and industrial).

Accordingly, consistent with the concerns raised in the Golden Door (2018) and Newhall Ranch (2015) decisions regarding the correlation between state and local conditions, the 2030 statewide inventory target was modified with substantial evidence provided to establish a locally-appropriate, evidence-based, residential project-specific threshold consistent with the SB 32 target.

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To develop this threshold, the local planning area was first evaluated to determine emissions sectors that are present and would be directly affected by potential land-use changes. A description of major sources of emissions that are included in the State Scoping Plan emissions sectors and representative sources in Pleasant Hill can be found in Table 10.

According to the City’s General Plan Land Use Element, the City is almost completely urbanized community. Therefore, the Agricultural Emissions Sector was considered locally inappropriate and was removed from the State 2030 emissions forecast. Furthermore, Industrial Sector source emissions (i.e., oil, gas, and hydrogen production; refineries; general fuel use; and mining operations) would not be directly impacted by the proposed land uses; therefore the Industrial Emissions Sector was removed from the State 2030 emissions forecast to retain a more conservative locally-appropriate target.3 Additionally, Cap and Trade emissions reductions occur independent of any local jurisdictional land use decisions and were also excluded from the locally-appropriate target.

After removing Agricultural, Industrial, and Cap and Trade emissions, the remaining emissions sectors with sources within the City’s planning area were then summed to create a locally appropriate emissions total for projects in Pleasant Hill. This locally-appropriate emissions total is divided by the statewide 2030 service person population to determine a locally-appropriate, project-level threshold of 3.2 MT of CO2e per service population that is consistent with SB 32 targets, as shown in Table 10 and Table 11.
3 Light and general industrial and uses are present in Pleasant Hill; however, these land uses are considered part of the Commercial sector rather than the Industrial sector for the purposes of the 2017 Scoping Plan.

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68 Table 10 SB 32 Scoping Plan Emissions Sector Targets GHG Emissions
Sector1
2030 State
Emissions Target
(MMT)1
Locally
Appropriate2
Project
Specific Major Sources3
Residential and
Commercial
38 Yes Yes Natural gas end uses, including space and
water heating of buildings
Electric Power 53 Yes Yes Electricity uses, including lighting, appliances, machinery and heating
High GWP 11 Yes Yes SF6 from power stations, HFCs from
refrigerants and air conditioning4
Recycling and Waste 8 Yes Yes Waste generated by residential, commercial, and other facilities
Transportation 103 Yes Yes Passenger, heavy duty, and other vehicle emissions
Industrial 83 No No Oil, gas, and hydrogen production,
refineries, general fuel use, and mining
operations do not occur substantially
within the City and would not apply to the
project
Agriculture 24 No No Enteric fermentation, crop residue burning, and manure management do not
occur substantially within the City and
would not apply to the project
Cap and Trade
Reductions
-60 No No Reductions from facilities emitting more
than 10,000 MT CO2e per year6
Scoping Plan Target
(All Sectors)
260 No No All emissions sectors
Locally Inapplicable
Sector (Industrial)
-83 No No Oil, gas, and hydrogen production,
refineries, general fuel use, and mining
operations5
Locally Inapplicable
Sector (Agriculture)
-24 No No Enteric fermentation, crop residue
burning, and manure management
Locally Inapplicable
Sector
(Cap and Trade)
60 No No Reductions from facilities emitting more
than 10,000 MT CO2e per year6
2030 Locally
Applicable Emissions
Sectors
213 Yes Yes Emissions applicable to the local
planning area
1 All State targets in MMT CO2e. See the 2017 Climate Change Scoping Plan, page 31 for sector details (CARB 2017). 2 Locally-appropriate is defined as having significant emissions in Scoping Plan Categorization categories within the planning area. 3 See CARB GHG Emissions Inventory Scoping Plan Categorization for details, available at:
https://www.arb.ca.gov/cc/inventory/data/data.htm
4 SF6 is used primarily as an insulator in electrical substations while HFCs can be found in many residential and commercial refrigeration and air conditioning units. HFCs are in the process of being phased out through 2036 in most developed countries. 5 Most of this sector is not applicable to the local planning area, and any potential applicable subsectors cannot be disaggregated due to CARB accounting methods. Therefore, the entire sector has been removed to ensure a more conservative target. 6 Cap and Trade is excluded as reductions will occur independent of local project land use decisions and are therefore not locally appropriate.

MMT = million metric tons

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Table 11 SB 32 Locally Appropriate Project-Specific Threshold Population Type Population Size
California 2017 Climate
Change Scoping Plan
California 2030 Population (persons)1 43,939,250
California 2030 Employment Projection (persons)2 23,459,500 Service Population (persons) 67,398,750
Locally Appropriate 2030
Project Threshold
2030 Locally Appropriate Emissions Sectors (MT of CO2e) 213,000,000 2030 Service Population (persons) 67,398,750
2030 Service Person Target (MT of CO2e per Service Person) 3.22 1 California Department of Finance 2020
2 Average of employment range projections under implementation scenario. See CARB 2017 Climate Change Scoping Plan Update, page 55 (CARB 2017).
3Total of 3.16 has been rounded up per Scoping Plan general methodology. Lead agencies may determine this threshold as they deem appropriate.

Methodology
The project’s existing GHG emissions were estimated using historical data. The project’s construction and operational GHG emissions were estimated using CalEEMod following the methodology outlined under Section 3, Air Quality. CalEEMod calculates operational emissions of CO2 and CH4 associated with energy use, area sources, waste generation, water use, and conveyance, and project-generated vehicle trips (i.e., mobile sources). Operational emissions were modeled for the year 2030 to be consistent with the State’s next GHG emission reduction milestone target of achieving 40 percent reduction in 1990 GHG emission levels by 2030. Because CalEEMod does not calculate N2O emissions from mobile sources, these emissions were quantified using guidance from CARB (CARB 2019a; see Appendix AQ for calculations) and are based on CalEEMod outputs and the vehicle mix obtained from the EMFAC2017 Emissions Inventory for the BAAQMD region for the year 2030 (the next GHG emission reduction target milestone year) (CARB 2019b).

Emissions of GHGs are converted into their equivalent CO2e values. A service population was estimated for the project site based on proposed project populations, project square footage, and additional employee population numbers.

Impact Analysis
a. Would the project generate GHG emissions, either directly or indirectly, that may have a significant impact on the environment?
Project construction would generate GHG emissions from the operation of heavy equipment, motor vehicles, and worker trips to and from the site. In addition to construction emissions, project operation would generate GHG emissions from new vehicle trips, electricity usage and area sources.

Calculations of CO2, CH4, and N2O emissions are provided to identify the magnitude of potential project effects. The analysis focuses on CO2, CH4, and N2O because these make up 98.9 percent of all GHG emissions by volume and are the GHG emissions that the project would emit in the largest quantities (Intergovernmental Panel on Climate Change 2007).

Project construction would emit approximately 1,793 MT of CO2e, which would result in approximately 60 MT of CO2e per year when amortized over 30 years. The amortized emissions from construction were added to the operational emissions to determine the total combined annual emissions. Project operations would also result in GHG emissions from approximately 666 net new

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70 daily vehicle trips. Table 12 summarizes combined annual GHG emissions generated by project construction and operation based on the CalEEMod output files provided in Appendix AQ.

Table 12 Combined 2030 Annual Emissions of Greenhouse Gases Emission Source Annual 2030 Emissions (MT of CO2e)
Project Construction (Amortized over 30 Years) 60
Operational
Area 1.5
Energy 244.8
Solid Waste 103.4
Water 21.4
Mobile
N2O 9.9
Combined Annual Emissions 757.8
MT = Metric Tons, CO2e = carbon dioxide equivalent
Source: Appendix AQ
As shown in Table 12, in year 2030 the project would generate approximately 1,757.8 MT of CO2e per year or 2.9 MT of CO2e per person based on a service population of 262 people on the project site. The service population was calculated by adding the number of residents expected4 to the proposed number of students, seniors, and employees estimated to be on-site. The project would not exceed the 3.2 MT of CO2e per person threshold; therefore, impacts related to GHG emissions would be less than significant.

LESS THAN SIGNIFICANT IMPACT
b. Would the project conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
Table 13 outlines how the proposed project would be consistent with the goals and policies of the Pleasant Hill General Plan relevant to reducing GHG emissions. Therefore, impacts related to consistency with GHG emissions reduction plans would be less than significant. 4 Calculation: 1 person per dwelling unit for the assisted living facility added to the population of the senior affordable housing calculated at a rate of 2.04 persons per dwelling unit

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Initial Study – Mitigated Negative Declaration 71
Table 13 2003 Pleasant Hill General Plan Policy Consistency for GHG Emissions Pleasant Hill General Plan Policy Consistency
Conservation and Energy
Community Development Goal 23. Conserve
natural resources.

Policy 23A. Give priority to development that
incorporates energy-efficient and resourceconserving design and construction.

Policy 23B. Support and expand recycling
programs for residential, commercial, and
industrial uses, with the goal of attaining the
mandated 50 percent diversion rate.

Consistent
The project would be required to include a solar photovoltaic system per the 2019 Building Energy Efficiency Standards and energy efficient design and construction per CAL Green. The proposed project would be required to comply with AB 341, which mandates a 75 percent diversion rate and would include waste receptacles as required by the City of Pleasant Hill. Therefore, the proposed project would be consistent with the policies of Community Development Goal 23.

Circulation
Circulation Goal 6. Reduce congestion and
vehicle trips through non-automobile
transportation and public transit.

Policy 6A. Encourage use of bus and rail service
for local and regional travel.

Consistent
The population on the project site would not lend itself to driving.

Employees of the project would be the primary users of
automobiles. The project is within a 0.3 mile to a public transit stops for County Connection routes #9 and #20 and thus, would encourage employees, residents, and patrons to bike, walk, and use transit to reach the site. Therefore, the proposed project would be consistent with Circulation Goal 6 in encouraging non-automobile travel.

Safety and Noise
Safety and Noise Goal 8. Protect and improve
air quality as much as possible.

Policy 8A. Promote measures that improve air
quality and help meet air quality attainment
standards.

Policy 8B. Minimize the air quality impacts of
vehicle emissions and promote the use of clean
alternative fuels.

Consistent
The project would encourage the use of a paratransit shuttle service as opposed to private automobiles for the drop-off and pick-up of residents, senior citizens and students. The project would not impede the City’s ability to promote the use of clean alternative fuels to reduce toxic emissions. The proposed project would be consistent with General Plan Safety and Noise Goal 8.

Housing
Housing Goal 8. Require energy conserving
practices in the maintenance of existing
dwellings and in new residential development,
additions, and remodeling.

Policy 8A. Encourage energy conservation
practices for new and existing residential
dwellings.

Policy 8B. Encourage the use of green building
and sustainable practices for new and
renovation projects throughout the City.

Consistent
The project would include a solar photovoltaic system that would supply most of the energy to be used by the residents of the new development. The new development would be required to comply with CAL Green standards for residential development and thus would be required to incorporate green building practices. Drought resistant landscaping is proposed that would require little water for irrigation. Therefore, the proposed project would be consistent with Housing Policy 8.

Source: City of Pleasant Hill 2003, City of Pleasant Hill 2015

LESS THAN SIGNIFICANT IMPACT

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Initial Study – Mitigated Negative Declaration 73
9 Hazards and Hazardous Materials
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Create a significant hazard to the public
or the environment through the routine
transport, use, or disposal of hazardous
materials? □ □ ■ □
b. Create a significant hazard to the public
or the environment through reasonably
foreseeable upset and accident
conditions involving the release of
hazardous materials into the
environment? □ □ ■ □
c. Emit hazardous emissions or handle
hazardous or acutely hazardous
materials, substances, or waste within

0.25 mile of an existing or proposed
school? □ □ ■ □
d. Be located on a site that is included on a
list of hazardous material sites compiled
pursuant to Government Code Section
65962.5 and, as a result, would it create a
significant hazard to the public or the
environment? □ □ ■ □
e. For a project located in an airport land
use plan or, where such a plan has not
been adopted, within two miles of a
public airport or public use airport, would
the project result in a safety hazard or
excessive noise for people residing or
working in the project area? □ □ ■ □
f. Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency evacuation
plan? □ □ □ ■
g. Expose people or structures, either
directly or indirectly, to a significant risk
of loss, injury, or death involving wildland
fires? □ □ □ ■

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74 Hazards and Hazardous Materials Setting
A Phase I Environmental Site Assessment (ESA) was prepared for the project site by Edd Clark and Associates, Inc. (EC&A) in February 2017 (Appendix HAZ). As part of the 2017 Phase I ESA, Environmental Data Resources, Inc. (EDR) was contracted to provide a database search of public lists of sites that generate, store, treat, or dispose of hazardous materials or sites for which release or incident has occurred for the project site and surrounding area. Federal, state, and country lists were reviewed as part of the research effort.

Adjacent Properties
Two adjacent properties were listed in the databases searched by EDR:
 77 Chilpancingo Parkway. 77 Chilpancingo Parkway is located approximately 1,400 feet southeast of the project site. The K-Mart facility is listed as a Leaking Underground Storage Tank (LUST) site. The LUST case for this facility was closed in January 1996.  560 Contra Costa Boulevard. 560 Contra Costa Boulevard is located approximately 1,800 feet northeast of the project site. The former TOSCO fueling facility is an open LUST facility. The open LUST facility is currently undergoing remediation and a review of available regulatory information indicates that the fuel hydrocarbon (FHC) impacted groundwater plume is generally confined to the site.

Project Site
Based on the EDR report and a review of available documents, the project site is not listed on any of the databases searched by EDR.

Recognized Environmental Conditions (RECs) are defined by ASTM Standard Practice E1527-13 as the presence of likely presence of any hazardous substances or petroleum products in, on, or at a property: (1) due to a release to the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment. No known RECs are associated with the project site or adjoining parcels (Appendix HAZ).

Impact Analysis
a. Would the project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b. Would the project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
Project construction may include the temporary transport, storage, use, or disposal of potentially hazardous materials including fuels, lubricating fluids, cleaners, solvents, or contaminated soils. If spilled, these substances could pose a risk to the environment and to human health. However, the transport, storage, use, or disposal of hazardous materials would be subject to federal, state, and local regulations, which would assure that risks associated with hazardous materials are minimized.

The transport of any hazardous materials would be subject to federal, state, and local regulations, which would assure that risks associated with the transport of hazardous materials are minimized.

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Initial Study – Mitigated Negative Declaration 75
In addition, the existing structure built in 1958 may contain asbestos and/or lead-based paint due to the age of the structure. Structures built before the 1970s were constructed typically with asbestos containing materials (ACM). Because the structure was constructed before the federal ban on the manufacture of PCBs, it is possible its light ballasts contain PCB. Demolition could result in health hazard impacts to workers if not remediated prior to construction activities. However, demolition and construction activities would be required to adhere to BAAQMD Regulation 11, Rule 2, which governs the proper handling and disposal of ACM for demolition, renovation, and manufacturing activities in the Bay Area, and California Occupational Safety and Health Administration (CalOSHA) regulations regarding lead-based materials. The California Code of Regulations Section 1532.1, requires testing, monitoring, containment, and disposal of lead-based materials, such that exposure levels do not exceed CalOSHA standards. DTSC has classified PCBs as a hazardous waste when concentrations exceed 50 parts per million in non-liquids, and the DTSC requires that materials containing those concentrations of PCBs be transported and disposed of as hazardous waste. Light ballasts to be removed would be evaluated for the presence of PCBs and managed appropriately.

With required adherence to BAAQMD, CalOSHA, and DTSC regulations regarding ACM, lead-based paint, and PCBs impacts would be less than significant.

Residential, schools, and commercial land uses typically do not use or store large quantities of hazardous materials. The proposed future medical center could use and store small quantities of hazardous materials. However, use, storage, and disposal of hazardous materials are regulated through the Resources Conservation and Recovery Act (RCRA). The California Department of Toxic Substances Control (DTSC) is responsible for implementing the RCRA program, as well as California’s own hazardous waste laws. DTSC regulates hazardous waste, cleans up existing contamination, and looks for ways to control and reduce the hazardous waste produced in California. It does this primarily under the authority of RCRA and in accordance with the California Hazardous Waste Control Law (California Health and Safety Code Division 20, Chapter 6.5) and the Hazardous Waste Control Regulations (Title 22, CCR, Divisions 4 and 4.5). DTSC also oversees permitting, inspection, compliance, and corrective action programs to ensure that hazardous waste managers follow federal and State requirements and other laws that affect hazardous waste, particularly its handling, storage, transportation, disposal, treatment, reduction, cleanup, and emergency planning. Finally, storage of any hazardous materials at or above State-defined thresholds makes a facility subject to a Hazardous Materials Business Plan (HMBP). The Contra Costa Health Services – Hazardous Materials Programs is responsible for the HMBP program for the City of Pleasant Hill (Contra Costa Health Services 2020). A HMBP must be submitted if these thresholds for hazardous materials are met.

Compliance with these regulations would reduce potential impacts associated with the routine transport, use, storage, or disposal of hazardous materials to less than significant levels.

LESS THAN SIGNIFICANT IMPACT
c. Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within 0.25 mile of an existing or proposed school? The project site would include a preschool and Diablo Valley College is located 0.1 mile south of the project site. However, project operation would not involve the use or storage of hazardous materials. Though potentially hazardous materials such as fuels, lubricants, solvents, and oils could be used during project construction and potentially hazardous materials could be used as part of the medical office operation, the transport, use and storage of any and all hazardous materials would be conducted in accordance with all applicable State and federal laws, such as the Hazardous Materials Transportation Act, Resource Conservation and Recovery Act, the California Hazardous Material

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76 Management Act, and the CCR, Title 22. The project would have a less than significant impact on hazardous materials, substances, or waste within 0.25 mile of an existing or proposed school.

LESS THAN SIGNIFICANT IMPACT
d. Would the project be located on a site that is included on a list of hazardous material sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?
The project site is not listed on any databases (Appendix HAZ). Additionally, the following databases were checked, pursuant to Government Code Section 95962.5, on May 18, 2020 for known hazardous materials contamination at the project site:
 United States Environmental Protection Agency
 Comprehensive Environmental Response, Compensation, and Liability Information System/Superfund Enterprise Management System/ Envirofacts database search  State Water Resources Control Board
 GeoTracker search for leaking USTs and other cleanup sites  California Department of Toxic Substances Control
 EnviroStor search for hazardous facilities or known contamination sites  Hazardous Waste and Substances Site List (Cortese)
No historical or controlled RECs were identified on the project site (Appendix HAZ). Furthermore, the site has not been included on a list of hazardous materials sites. Therefore, impacts would be less than significant.

LESS THAN SIGNIFICANT IMPACT
e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? The project site is within two miles of the Buchanan Field Airport and is within the airport influence area. The Contra Costa County Airport Land Use Compatibility Plan (ALUCP) sets noise compatibility zones and development intensities for each safety zone as identified by the plan (Contra Costa County 2000). The project site is partially within the ALUCP’s CNEL 55 dBA noise contour, which limits uses that could create excessive noise. However, schools, hospitals, and nursing homes are considered acceptable uses within the CNEL 55 dBA noise contour. Moreover, as described in Section 13, Noise, the project would not result in excessive noise near the project site.

The project site is within Safety Zone 4 of the ALUCP. Safety Zone 4 does not limit land use intensities other than limiting structures to no more than four habitable floors above ground. In addition, Safety Zone 4 does not allow for the aboveground storage of more than 2,000 gallons of fuel or other hazardous materials in existing or planned residential or commercial areas. The project includes one structure up to four floors on Parcel C. All other proposed structures would be one to three floors; therefore, the proposed structures would meet the development regulations set forth by the ALUCP’s Safety Zone 4. The project would not store hazardous materials on the site and would be compliant with the development regulations set forth by the ALUCP On September 1, 2020, the ALUC found that the project meets Contra Costa County ALUCP requirements and would

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Initial Study – Mitigated Negative Declaration 77
not result in a safety hazard for people residing or working in the project area (ALUC 2020).

Therefore, impacts would be less than significant.

LESS THAN SIGNIFICANT IMPACT
f. Would the project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
The proposed project would not obstruct existing roadways or require the construction of new roadways or access points. Therefore, the proposed project would not block emergency response or evacuation routes or interfere with adopted emergency response and emergency evacuation plans.

No impact would occur.

NO IMPACT
g. Would the project expose people or structures, either directly or indirectly, to a significant risk of loss, injury, or death involving wildland fires?
The project site is in a developed, urbanized area surrounded by residential development, semipublic and institutional land uses, and roadways. No adjacent wildlands or densely vegetated areas are located nearby that would represent a significant fire hazard. Additionally, the project does not fall within a Fire Hazard Severity Zone or Very High Fire Hazard Severity Zone fore wildland fires (California Department of Forestry and Fire Protection [CAL FIRE] 2007). Therefore, the project would not expose people or structures to significant hazards related to wildland fires and there would be no impacts.

NO IMPACT

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Hydrology and Water Quality
Initial Study – Mitigated Negative Declaration 79
10 Hydrology and Water Quality
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Violate any water quality standards or
waste discharge requirements or
otherwise substantially degrade surface
or ground water quality? □ □ ■ □
b. Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the
project may impede sustainable
groundwater management of the basin? □ □ ■ □
c. Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
stream or river or through the addition of
impervious surfaces, in a manner which
would:
(i) Result in substantial erosion or
siltation on- or off-site; □ □ ■ □
(ii) Substantially increase the rate or
amount of surface runoff in a
manner which would result in
flooding on- or off-site; □ □ ■ □
(iii) Create or contribute runoff water
which would exceed the capacity of
existing or planned stormwater
drainage systems or provide
substantial additional sources of
polluted runoff; or □ □ ■ □
(iv) Impede or redirect flood flows? □ □ ■ □
d. In flood hazard, tsunami, or seiche zones,
risk release of pollutants due to project
inundation? □ □ ■ □
e. Conflict with or obstruct implementation
of a water quality control plan or
sustainable groundwater management
plan? □ □ ■ □

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80 Setting
The project site is approximately 4 acres and generally flat with a small slope in the northeastern corner of the project site (USGS 2018). Water drains from the north of the project site to the southwest boundary of the site. There is an existing storm drain system on Golf Club Road. The Contra Costa Canal trail is located approximately 50 feet west of the project site. Grayson Creek, a stream that flows northeasterly, is approximately 0.4 mile to the east of the project site. Grayson Creek outfalls into Pacheco Slough which then outfalls into Suisun Bay. The City of Pleasant Hill receives approximately 19 inches of rain annually, with rainfall concentrated in the winter months (Cal-Adapt 2020).

Regulatory Setting
Clean Water Act
Congress enacted the CWA, formerly the Federal Water Pollution Control Act of 1972, with the intent of restoring and maintaining the chemical, physical, and biological integrity of the waters of the U.S. The CWA requires states to set standards to protect, maintain, and restore water quality through the regulation of point source and non-point source discharges to surface water. The NPDES permit process regulates those discharges (CWA Section 402). NPDES permitting authority is administered by the SWRCB and its nine RWQCBs. The project site is in a watershed administered by the San Francisco Bay RWQCB (San Francisco Bay RWQCB 2017).

California Porter Cologne Water Quality Control Act
The Porter Cologne Water Quality Control Act of 1967 requires the SWRCB and the nine RWQCBs to adopt water quality criteria to protect State waters. These criteria include the identification of beneficial uses, narrative and numerical water quality standards, and implementation procedures.

The criteria for state waters in the region are contained in the Water Quality Objectives Chapter of the Basin Plan for the San Francisco Bay RWQCB (San Francisco Bay RWQCB 2017). The Water Quality Control Plan, or Basin Plan, protects designated beneficial uses of State waters through the issuance of Waste Discharge Requirements and through the development of TMDL. Anyone proposing to discharge waste that could affect the quality of the waters of the State must make a report of the waste discharge to the RWQCB or SWRCB, as appropriate, in compliance with PorterCologne.

Contra Costa Clean Water Program
The City of Pleasant Hill is a contributing city to the Contra Costa Clean Water Program (CCCWP), which was established in 1991 in response to federal stormwater NPDES regulations. Per the CCCWP Stormwater C.3 Guidebook (CCCWP 2017), projects an acre or larger are required to submit a Stormwater Control Plan and incorporate Low Impact Designs based on the Low Development Site Design Guide for hydromodification (flow control). The plan must implement a combination of two or more of the following strategies: (1) preserve natural drainage features of the site; (2) implement pervious surfaces; (3) disperse runoff from some amount of roof or paved area to a vegetated area; (4) drain impervious surfaces to engineered integrated management practices.

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City of Pleasant Hill Municipal Code
Section 15.05.050(B) Implementation of stormwater control plan. The project applicant shall implement and approved stormwater control plan and submit an approved stormwater control operation and maintenance plan before a certificate of occupancy is issued.

Section 15.05.070(E) Construction activities. All construction shall conform to the requirement of the “CASQA Stormwater Best Management Practices Handbook for Construction Activities and New Development and Redevelopment,” the “ABAG Manual of Standards for Erosion & Sediment Control Measures,” the city’s grading and erosion control ordinance at PHMC Section 15.10.280 and other generally accepted engineering practices for erosion control as required by the director when undertaking construction activities. The director may establish controls on the rate of stormwater runoff from new developments and redevelopment as may be appropriate to minimize the discharge and transport of pollutants.

Section 15.10.280(B) Where evidence indicated the presence of surface or subsurface waters which may contribute to sliding, or settlement of the earth surface either in an undisturbed state or as a result of grading operations, the city may require the construction or installation of facilities deemed necessary to collect these waters and convey them to an acceptable point of discharge.

Section 15.10.280(E) Graded sites shall be sloped at least 2% to provide adequate drainage to approved drainage facilities.

City of Pleasant Hill General Plan
The following policies relate to the proposed project:

Community Development Policy 11A Ensure that basic services are provided to proposed development, and that the provision of those services does not jeopardize service to existing uses.

Safety and Noise Policy 6A Assist in the protection and monitoring of water quality.

Impact Analysis
a. Would the project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? Project construction has the potential to impact water quality through erosion and through debris carried in runoff. Because the project would involve disturbance of more than one acre of land surface, it would be subject to the State of California General Stormwater Permit for Construction Activities. Compliance with the permit would require the applicant to file a Notice of Intent with the SWRCB. Permit conditions also require the development of a SWPPP. The SWPPP must include specifications for BMPs implemented during project construction to minimize or prevent sediment or pollutants in stormwater runoff. Project construction would follow the requirements of the Construction General Permit. In addition, the contractor would be required to implement BMPs identified in the SWPPP to prevent construction pollution via stormwater and minimize erosion and sedimentation into waterways as a result of construction.

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82 Project construction would involve heavy equipment that could result in an increase in fuel, oil, and lubricants in stormwater runoff due to leaks or accidental releases. To minimize these impacts, the project would be required to comply with PHMC Chapter 15.05, Stormwater Management and Discharge Control, and Chapter 15.10, Grading, and implement BMPs for drainage and erosion control.

Project operation could create potential sources of stormwater pollutants such as oil, grease, and debris to stormwater drainage flowing over roadways and other impermeable surfaces and entering the city’s stormwater system. Stormwater would flow southwest through the project site and would enter the City’s storm drain system on Golf Club Road, which outfalls into the Suisun Bay. The project would connect to the city’s existing storm drainage and sewer facilities served by the City of Pleasant Hill Public Works Department and the Central Contra Costa Sanitary District (Central San).

Runoff on site would be treated and infiltrated through 14 bio-retention basins. Each of the bioretention facilities would be sized appropriately to accommodate and treat surface runoff from fourteen proposed drainage management areas (Appendix PSP). Stormwater management areas would be designed to reduce runoff from the project site such that there would be no net additional runoff as a result of project implementation. Therefore, the project site’s discharge rate would remain unchanged. In addition, the project would be required to apply for a grading permit per PHMC Section 15.10.030, comply with the city’s grading and erosion control ordinance (PHMC Section 15.10.280), and provide a winterization, dust, erosion, and pollution control plan conforming to ABAG Manual of Standards for Erosion and Sediment Control Measures.

The project would be required to comply with applicable State General Permit requirements, City ordinances, County of Contra Costa guidelines, and General Plan policies and would not result in significant impacts on water quality or result in a violation of water quality standards. Impacts would be less than significant.

LESS THAN SIGNIFICANT IMPACT
b. Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?
The Contra Costa Water District (CCWD) supplies water to the City of Pleasant Hill and would serve the project site. CCWD’s Urban Water Management Plan (UWMP) anticipates future growth in the region that includes the project, as allowed under existing land use and zoning designations (CCWD 2016). CCWD does not manage groundwater, nor does it use groundwater to meet water demand (CCWD 2016). However, the City of Pleasant Hill and the Contra Costa Canal overlie the Ygnacio Valley Groundwater Basin. The Ygnacio Valley Groundwater Basin is bounded by Suisun Bay on the north, by I-680 and Taylor Road on the west, by the Concord Fault, which separates this basin from the Clayton Valley Groundwater Basin, on the east, and by the City of Walnut Creek on the south (Contra Costa County 2004).

The existing impervious area on the project site totals 2.3 acres. According to project plans, the proposed project would involve approximately 2.9 acres of new impervious surfaces (Appendix PSP).

Project implementation would result in a net increase of approximately 0.6 acre of impervious surface, totaling approximately 58 percent of the project site. Therefore, project implementation would increase stormwater runoff incrementally. However, compliance with the Pleasant Hill Public Work Standards design guidelines, C.3 Stormwater Control, and the installation of stormwater control measures such as flow-through planters and bioretention basins would capture increased stormwater runoff on-site and allow for groundwater recharge within the bio-retention basins.

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Hydrology and Water Quality
Initial Study – Mitigated Negative Declaration 83
Remaining water that does not recharge into the groundwater would be released into the City’s existing storm drain system.

Based on field explorations, no groundwater was observed in subsurface explorations (Appendix GEO). The project would not extract groundwater or directly interfere with the groundwater table through construction activities on the site, as ground disturbance would not occur below the water table. Because the project would be served by a water utility with enough supply that does not extract groundwater, and the project would not interfere with groundwater recharge, impacts would be less than significant.

LESS THAN SIGNIFICANT IMPACT
c.(i) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would result in substantial erosion or siltation on- or off-site?
c.(ii) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? c.(iii) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner that would create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff?
Grayson Creek is located approximately 0.4 mile east of the project site and does not flow through or adjacent to the site. Existing development between the project site and Grayson Creek includes roadways, residential, and commercial developments. The Contra Costa Canal is located approximately 50 feet to the west of the project site and flows adjacent to the site. However, the Contra Costa Canal trail and canal infrastructure is between the project site and the Contra Costa Canal. Project construction would not alter the course of this creek or the canal or any other streams or rivers. The project site currently is and would be predominately paved with impermeable surfaces. The project would introduce new impermeable areas such that the rate or amount of surface runoff would increase. However, the project would also include bioretention basins to promote filtration and infiltration of stormwater from the project site. Stormwater control measures incorporated into the project’s site design include flow-through planters and landscaped bio-retention basins. Landscaping would be used on the site to minimize irrigation, runoff, pesticides, and fertilizers that could contribute to runoff and to promote treatment of runoff.

Although an increased amount of impervious surfaces would be introduced to the project site, the stormwater control measures used would reduce the amount of runoff that would enter the storm drain system compared to existing conditions and no additional measures would be required.

Impacts would be less than significant.

The project would connect to the City’s storm drain system, which delivers stormwater and other runoff into local streams and creeks and ultimately to Suisun Bay. The project site is currently developed with predominantly impermeable surfaces, but the project would incorporate storm water treatment facilities and other LID design features to ensure that post project stormwater

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84 runoff would not exceed the existing conditions (Appendix PSP). Therefore, the project would not result in flooding on or off site or substantial erosion or siltation of a creek or river.

LESS THAN SIGNIFICANT IMPACT
c.(iv) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would impede or redirect flood flows? According to the Federal Emergency Management Agency Flood Insurance Rate Map, the project site is located in Zone X, which is characterized as an area of minimal flood hazard and having a less than 0.2 percent annual chance to be inundated by flood waters as a result of a storm event (Map #06013C0277F, June 16, 2009) (Federal Emergency Management Agency 2020). According to the California Governor’s Office of Emergency Services (Cal OES) MyHazards online database, the project site is not located in a 100-year floodplain (Cal OES 2015).

Site drainage facilities currently direct flow to the south of the project site and outfalls in the City’s current storm drain system. The proposed stormwater control plan includes eleven drainage management areas, which would be sized to accommodate runoff from increased impervious surfaces on the project site and would direct runoff toward bioretention facilities There would be 14 integrated management practice areas sized to treat runoff from 14 drainage management areas.

These facilities would treat stormwater runoff before entering the City’s storm drain system. The project would not alter the course of a stream or river as a result of an alteration of the existing drainage pattern. Therefore, impacts regarding drainage and flood flows would be less than significant. These facilities would treat stormwater runoff before entering the City’s storm drain system. The project would not alter the course of a stream or river as a result of an alteration of the existing drainage pattern. Therefore, impacts regarding drainage and flood flows would be less than significant.

LESS THAN SIGNIFICANT IMPACT
d. In flood hazard, tsunami, or seiche zones, would the project risk release of pollutants due to project inundation?
The project site is located approximately five miles south of the Suisun Bay, and is not located in a tsunami or seiche zone, as shown in the Tsunami Inundations Maps for Contra Costa County, Benicia Quadrangle (DOC 2009). The nearest body of water that could experience seiche (water level oscillations in an enclosed or partially enclosed body of water) is the Suisun Bay. No other large bodies of water with the potential to inundate the project site by a seiche are located near the site.

Therefore, the proposed project would not result in the risk of release of pollutants due to inundation by a tsunami, seiche, or flooding. Impacts would be less than significant.

LESS THAN SIGNIFICANT IMPACT
e. Would the project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
CCWD would serve the project and this agency maintains an UWMP (CCWD 2016). CCWD utilizes water treatment plants to ensure water quality standards and goals are met. The project would not interfere with the ability of CCWD to maintain water quality standards per the UWMP. CCWD does not manage groundwater, nor does it use groundwater to meet demand. Therefore, project implementation would not conflict with a sustainable groundwater management plan. Moreover, as

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Hydrology and Water Quality
Initial Study – Mitigated Negative Declaration 85
outlined above in item (a), the proposed grading would be required to comply with applicable provisions of PHMC Chapter 15.05, Stormwater Management and Discharge Control, which ensures protection of watercourses and drainage. Impacts would be less than significant.

LESS THAN SIGNIFICANT IMPACT

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Land Use and Planning
Initial Study – Mitigated Negative Declaration 87
11 Land Use and Planning
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Physically divide an established
community? □ □ □ ■
b. Cause a significant environmental impact
due to a conflict with any land use plan,
policy, or regulation adopted for the
purpose of avoiding or mitigating an
environmental effect? □ □ ■ □
Setting
As stated in the Project Description, the project site currently has a land use designation of SemiPublic and Institutional in the City’s General Plan.

The semi-public and institutional (SP&I) land use designation includes utility facilities and easements, libraries, City offices, fire stations, churches and hospitals. The R-7 single-family residential density allows for high-density single-family residential land use densities from 4.6 to 7.3 units per net acre subject to appropriate standards. In the R-7 district the minimum lot size is 7,000 square feet. Within the R-7 district, maximum building height is 35 feet and the maximum number of stories is 2.5 floors.

In addition, the project site is located in Safety Zone 4 of the ALUC as described in Section 9, Hazards and Hazardous Materials.

Regulatory Setting
Contra Costa Airport Land Use Compatibility Plan
The purpose of the Contra Costa County Airport Land Use Compatibility Plan is to establish procedures and criteria by which, in accordance with the California State Aeronautics Act:

1.1.1. Contra Costa County Airport Land Use Commission (ALUC) — The ALUC:
a) Shall review proposed land use development in Contra Costa County and affected cities within the county for compatibility with airport activity. b) Shall review certain types of airport development proposals which are also subject to ALUC review and are addressed by the Plan

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88 1.5.1. Actions Which Always Require ALUC Review — As required by state law, the following types of actions shall be referred to the Airport Land Use Commission for determination of consistency with the Compatibility Plan prior to their approval by the local jurisdiction:
1) The adoption or approval of any amendment to a general or specific plan affecting the property within an airport influence area (State Aeronautics Act Section 21676(b)).

1.5.3. Major Land Use Actions — The scope or character of certain proposed major land use actions, as listed below, is such that their compatibility with airport activity is a potential concern.

Even though these actions may be basically consistent with the local general plan or specific plan, sufficient detail may not be known to enable a full airport compatibility evaluation at the time that the general plan or specific plan is reviewed. To enable better assessment of compliance with the compatibility criteria set forth herein, ALUC review of these actions may be warranted.

Depending upon the circumstances indicated in Countywide Policy 1.5.2 above, such reviews may be either required or requested.
(a) For the Buchanan Field Airport environs:
1) Actions affecting land uses within the composite 55 dB CNEL noise contour or any Safety Zone (see Figures 3B and 3C in Chapter 3):
 Proposed residential development, including land divisions, consisting of 20 or more acres and 5 or more lots.
 Any discretionary development proposal for projects having a building floor area of 20,000 square feet or greater.
2) Additionally:
 Within Safety Zones 3 or 4: Any proposal for new development (including buildings, antennas, and other structures) more than 50 feet tall.

City of Pleasant Hill Municipal Code
Section 18.30.020 Land use regulations. No use other than an existing use is permitted in a PUD district except in accord with a valid PUD or specific plan. Any permitted or conditional use authorized by this title may be included in an approved PUD plan or an adopted specific plan consistent with the general plan land use designation(s) for the property.

Impact Analysis
a. Would the project physically divide an established community? The project would involve redevelopment of an existing site. No new roads, linear infrastructure, or other development features are proposed that would divide an established community or limit movement, travel, or social interaction between established land uses. Project construction would not physically divide an established community; therefore, there would be no impact to established communities.

NO IMPACT

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Land Use and Planning
Initial Study – Mitigated Negative Declaration 89
b. Would the project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
The project site is located entirely in the City of Pleasant Hill. The City’s General Plan is the fundamental document governing land use development and includes goals and policies relating to economic vitality, land use, growth management, transportation, parks, open space, conservation, safety, noise, public facilities, and utilities. The project would expand upon existing uses of the project site and introduce affordable housing for seniors. The CiA, CiL, and future assisted living and clinic facility would comply with the existing zoning. However, the proposed senior affordable housing would exceed the maximum allowable residential density specified by the site’s land use designation and zoning designation. The site has a land use designation of Semi-Public and Institutional which is proposed to be modified to allow for a greater number of dwelling units for the senior affordable housing on Parcel C. The project applicant has requested a General Plan Amendment, a PUD rezoning, minor subdivision, and use permit to accommodate the new housing and CiA facilities. The project applicant has also proposed an Aging in Place Campus Specific Plan (PUD Concept Plan) for approval.

Development of Parcel C would require a rezone from the R-7 single family residential designation to a PUD designation to allow for a greater density than the maximum 7.3 dwelling units per acre allowed within the R-7 district. In addition, the project would exceed the maximum height for the R7 district by constructing four stories, up to a height of 47 feet. Approval of the PUD designation would allow for the modifications in the development standard and allow for the greater height specified by the project. The PUD designation would also allow for multiple uses on the site.

Proposed uses on the site include affordable senior housing, adult day health care, general day care, medical office, and residential care facility for the elderly. In addition, the applicant proposes to adopt the Aging in Place Campus Specific Plan to allow for greater development intensities within the project site.

The CiL facility currently has a conditional use permit that it would continue to allow for its use on the project site. The new CiL structure would be one story and would comply with City design standards including the maximum of 2.5 stories and the 35-foot height limit. The new structure would not exceed these standards. The new CiA structure would also comply with the city design standards and would not exceed the maximum of 2.5 stories and the 35-foot height limit.

The project would be consistent with the City of Pleasant Hill Zoning Ordinance with a use classification for PUD; Community Care Facility, license; and City of Pleasant Hill Residential and Non-Residential Design Guidelines. In addition, the project would comply with the specific provisions outlined in PHMC Chapters 18.20 R-Residential Districts, 18.30 Planned Unit Development (PUD) and Precise Plan Districts (PPD), 18.50 Additional Site Development Regulations,

18.52 Water-efficient landscaping, 18.55 Off-Street Parking and Loading regulations, and the City of Pleasant Hill Tree Ordinance. Deviations being requested include density, building height, number of stories and number of parking spaces. The number of parking spaces requested would be processed under a Use Permit while the other deviations are being requested through the PUD Rezoning. The project would comply with the American Disabilities Act, CBC, and CalGreen. Design standards for the project are summarized in Table 14, Table 15, and Table 16.

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90 Table 14 Parcel A Development Standards
Requirements Per Codes and Guidelines Square Footage
Minimum Lot Area 7,000 sf
Minimum Lot Width 70 ft
Minimum Lot Depth 90 ft
Minimum Setbacks
From front 20 ft
From rear 15 ft
From side 0 ft
Minimum play yard size for CiL 6,750 sf (75 sf of play area per student) Parking and Drop-off
Parking CiA Day Care and Memory Care 55 spaces (1 space/1.25 employee) + 3 bus spaces Drop-off at CiA Day Care Shuttle drop-off
Drop-off at CiA Memory Care Car drop-off
Parking CiL Preschool 12 spaces (1 space/staff + 3 visitors) Drop-off at CiL Preschool Car drop-off
Maximum Height Limits
Streetlights 18 ft
Buildings 35 ft
Site Fences 16 ft
Number of Stories 3 stories
Source: Appendix CSP
Table 15 Parcel C Development Standards
Requirements Per Codes and Guidelines Square Footage
Minimum Lot Area 7,000 sf
Minimum Lot Width 70 ft
Minimum Lot Depth 90 ft
Parking 20 spaces
Minimum Setbacks
From front 20 ft
From rear 15 ft
From side 5 ft
Maximum Height Limits
Streetlights 26 ft
Buildings 47 ft
Site Fences 15 ft
Number of Stories 4 stories
Source: Appendix CSP

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Table 16 Parcel B Future Development Standards
Requirements Per Codes and Guidelines Square Footage
Minimum Lot Area 7,000 sf
Minimum Lot Width 70 ft
Minimum Lot Depth 90 ft
Parking 20 spaces
Minimum Setbacks
From front 20 ft
From rear 5 ft
From side 0 ft
Parking and drop-off
Parking 1/employee and 1 visitor per four “residents”
Drop-off Yes
Maximum Height Limits
Streetlights 18 ft
Buildings 35 ft
Site Fences 10 ft
Number of Stories 3 stories
Source: Appendix CSP
The project would be consistent with Community Development Goal 12: Promote excellence in public education and Community Development Policy 12A: Acknowledge the critical contribution of schools to the socioeconomic health of the city; the project would introduce a new preschool facility with increased capacity for 90 students. Furthermore, the project would be consistent with Community Development Goal 15: Improve quality of life for seniors and Community Development Policies 15A and 15B which set forth measures for improved facilities and services for seniors. With the approval of the requested General Plan Amendment, PUD (Concept Plan/Specific Plan) rezone, minor subdivision, and use permit the project would be consistent with the City’s adopted plans and zoning.

On September 1, 2020, the ALUC found that because the project would involve construction of no more than four habitable floors above ground, the project would be consistent with the requirements of Safety Zone 4 and consistent with the ALUCP (ALUC 2020).

Overall, the project would have less than significant impacts related to land use and planning.

LESS THAN SIGNIFICANT IMPACT

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Mineral Resources
Initial Study – Mitigated Negative Declaration 93
12 Mineral Resources
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Result in the loss of availability of a
known mineral resource that would be of
value to the region and the residents of
the state? □ □ □ ■
b. Result in the loss of availability of a
locally important mineral resource
recovery site delineated on a local
general plan, specific plan, or other land
use plan? □ □ □ ■
Setting
Extractive resources known to exist in Contra Costa County include crushed rock near Mt. Zion, on the north side of Mt. Diablo, in the Concord area; shale in the Port Costa area; and sand and sandstone deposits, mined from several locations. Resources are mostly focused in the Byron area of southeast County (Contra Costa County 2005).

Regulatory Setting
Surface Mining and Reclamation Act of 1975
Pursuant to the mandate of the Surface Mining and Reclamation Act of 1975, the State Mining and Geology Board requires all cities to incorporate into their general plans mapped mineral resources designations approved by the State Mining and Geology Board. Some mineral resources can be found within Contra Costa County. However, there are no mineral resources in the Pleasant Hill area subject to the Surface Mining and Reclamation Act (Contra Costa County 2005).

Impact Analysis
a. Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?
b. Would the project result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? The City’s General Plan and County General Plan do not identify significant mineral resources or mining operations within the City (City of Pleasant Hill 2003, Contra Costa County 2005). The project would not require the uses of substantial mineral resources during construction or operation and would not involve construction on a mineral resource site. Therefore, no impact would occur.

NO IMPACT

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Noise
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13 Noise
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project result in:
a. Generation of a substantial temporary or
permanent increase in ambient noise
levels in the vicinity of the project in
excess of standards established in the
local general plan or noise ordinance, or
applicable standards of other agencies? □ ■ □ □
b. Generation of excessive groundborne
vibration or groundborne noise levels? □ □ ■ □
c. For a project located within the vicinity of
a private airstrip or an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public
airport or public use airport, would the
project expose people residing or
working in the project area to excessive
noise levels? □ □ ■ □
Noise Fundamentals
The unit of measurement used to describe a noise level is the decibel (dB). However, the human ear is not equally sensitive to all frequencies within the sound spectrum. Therefore, a method called “Aweighting” is used to filter noise frequencies that are not audible to the human ear. A-weighting approximates the frequency response of the average young ear when listening to most ordinary everyday sounds. When people make relative judgments of the loudness or annoyance of a sound, their judgments correlate well with the “A-weighted” levels of those sounds. Therefore, the Aweighted noise scale is used for measurements and standards involving the human perception of noise. In this analysis, all noise levels are A-weighted, and the abbreviation “dBA” is understood to identify the A weighted decibel.

Decibels are measured on a logarithmic scale that quantifies sound intensity in a manner similar to the Richter scale used for earthquake magnitudes. A 10 dB increase represents a 10-fold increase in sound intensity, a 20 dB increase is a 100-fold intensity increase, a 30 dB increase is a 1,000-fold intensity increase, etc. Similarly, a doubling of a noise source, such as doubling of traffic volume, would increase the noise level by 3 dB; a halving of the noise source would result in a 3 dB decrease.

Human perception of noise has no simple correlation with acoustical energy. The perception of noise is not linear in terms of dBA or in terms of acoustical energy. Two equivalent noise sources combined do not sound twice as loud as one source. It is widely accepted that the average healthy ear can barely perceive changes of 3 dBA (increase or decrease); that a change of 5 dBA is readily

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96 perceptible; and that an increase or decrease of 10 dBA sounds twice (half) as loud (California Department of Transportation [Caltrans] 2013).

Descriptors
The impact of noise is not a function of loudness alone. The time of day when noise occurs and the duration of the noise are also important. In addition, most noise that lasts for more than a few seconds is variable in its intensity. Consequently, a variety of noise descriptors has been developed.

The noise descriptors used for this analysis are the one-hour equivalent noise level (Leq) and the community noise equivalent level (CNEL).

The Leq is the level of a steady sound that, in a specific time period and at a specific location, has the same A-weighted sound energy as the time-varying sound. For example, Leq(1h) is the equivalent noise level over a 1-hour period and Leq(8h) is the equivalent noise level over an 8-hour period. Leq(1h) is a common metric for limiting nuisance noise, whereas Leq(8h) is a common metric for evaluating construction noise.

The CNEL is a 24-hour equivalent sound level. The CNEL calculation applies an additional 5 dBA penalty to noise occurring during evening hours (between 7:00 p.m. and 10:00 p.m.) and an additional 10 dBA penalty to noise occurring during the night (between 10:00 p.m. and 7:00 a.m.).

These increases for certain times are intended to account for the added sensitivity of humans to noise during the evening and night.

Propagation
Sound from a small, localized source (approximating a “point” source) radiates uniformly outward as it travels away from the source in a spherical pattern, known as geometric spreading. The sound level decreases or drops off at a rate of 6 dBA for each doubling of distance.

Traffic noise is not a single, stationary point source of sound. Over some time interval, the movement of vehicles makes the source of the sound appear to emanate from a line (line source) rather than a point. The drop-off rate for a line source is 3 dBA for each doubling of distance.

Vibration
Groundborne vibration of concern in environmental analysis consists of the oscillatory waves that move from a source through the ground to adjacent structures. The number of cycles per second of oscillation makes up the vibration frequency, described in terms of hertz (Hz). The frequency of a vibrating object describes how rapidly it oscillates. The normal frequency range of most groundborne vibration that can be felt by the human body is from a low of less than 1 Hz up to a high of about 200 Hz (Crocker 2007).

While people have varying sensitivities to vibrations at different frequencies, in general they are most sensitive to low-frequency vibration. Vibration in buildings, such as from nearby construction activities, may cause windows, items on shelves, and pictures on walls to rattle. Vibration of building components can also take the form of an audible low-frequency rumbling noise, referred to as groundborne noise. Groundborne noise may result in adverse effects, such as building damage, when the originating vibration spectrum is dominated by frequencies in the upper end of the range (60 to 200 Hz). Vibration may also damage infrastructure when foundations or utilities, such as sewer and water pipes, physically connect the structure and the vibration source (FTA 2018).

Although groundborne vibration is sometimes noticeable in outdoor environments, it is almost

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Initial Study – Mitigated Negative Declaration 97
never annoying to people who are outdoors. The primary concern from vibration is that it can be intrusive and annoying to building occupants and vibration-sensitive land uses.

Vibration energy spreads out as it travels through the ground, causing the vibration level to diminish with distance away from the source. High-frequency vibrations diminish much more rapidly than low frequencies, so low frequencies tend to dominate the spectrum at large distances from the source. Discontinuities in the soil strata can also cause diffractions or channeling effects that affect the propagation of vibration over long distances (Caltrans 2013). When a building is impacted by vibration, a ground-to-foundation coupling loss will usually reduce the overall vibration level.

However, under rare circumstances, the ground-to-foundation coupling may actually amplify the vibration level due to structural resonances of the floors and walls.

Vibration amplitudes are usually expressed in peak particle velocity (ppv) or RMS vibration velocity.

The ppv and RMS velocity are normally described in inches per second (in/sec). The ppv is defined as the maximum instantaneous positive or negative peak of a vibration signal (Caltrans 2013). Caltrans developed a guidance manual for specifically assessing vibration impacts associated with construction and also compiled vibration research and recommended limits for vibration based on the source. Table 17 summarizes the vibration limits recommended by the American Association of State Highway and Transportation Officials for structural damage to buildings.

Table 17 Maximum Vibration Levels for Preventing Damage Type of Situation In./sec. ppv
Historic sites or other critical locations 0.1
Residential buildings, plastered walls 0.2–0.3
Residential buildings in good repair with gypsum board walls 0.4–0.5 Engineered structures, without plaster 1.0–1.5
Source: Caltrans 2013
Regulatory Setting
California Code of Regulations
The CCR, Title 24, Section 1207.4 requires interior noise levels attributable to exterior sources to be at or below 45 dBA in any habitable room of a development based on the noise metric used in the noise element of the local general plan. All residential windows, exterior doors, and exterior wall assemblies would be required to have sound transmission class ratings that would ensure adequate attenuation of noise at a range of frequencies. The Noise Element of the City of Pleasant Hill General Plan uses a noise metric of CNEL, consistent with the reference level for State noise law. Therefore, interior noise levels of the project would need to be at or below 45 dBA CNEL to be compliant with CCR requirements.

City of Pleasant Hill General Plan
The Safety and Noise Element of the General Plan provides goals, policies, and program to assure the appropriateness of new development with the noise environment of Pleasant Hill. Table 18 shows the General Plan’s land use compatibility chart. Applicable goals, policies, and programs are as follows:

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98 Safety and Noise Goal 7 Protect persons from noise that interferes with human activity or causes health problems.

Safety and Noise Policy 7A Require new development projects to be designed and constructed to meet acceptable noise level standards adopted by the City.

Safety and Noise Policy 7B Evaluate the noise impacts of development based on potential for significant increases in noise levels, in addition to acceptability standards.

Safety and Noise Program 7.6 Mitigate the impact of noise on residential areas from such activities such as garbage and recycling pickup and packing lot vacuuming during nighttime hours.

Table 18 City of Pleasant Hill Noise and Land use Compatibility Guidelines Community Noise Exposure (DNL or CNEL, dB)
Land Use Category
Normally
Acceptable
Conditionally
Acceptable
Normally
Unacceptable
Clearly
Unacceptable
a. Residential: Low Density, Singlefamily, Duplex, Mobile Homes 50-60 55-70 70-75 75< b. Residential: Multi Family 50-65 60-70 70-75 75<
c. Transient Lodging 50-65 60-70 70-80 80<
d. Schools, Libraries, Churches,
Hospitals, Nursing Homes
50-70 60-70 70-80 80<
e. Auditoriums, Concert Halls,
Amphitheaters
NA 50-70 NA 65<
f. Sports Arena, Outdoor Spectator
Sports
NA 50-75 NA 70<
g. Playgrounds, Neighborhood Parks 50-70 NA 67.5-75 72.5< h. Golf Courses, Riding Stables, Water
Recreation, Cemeteries
50-75 NA 70-80 80<
i. Office Buildings, Business Commercial
and Professional
50-70 67.5-77.5 75< NA
j. Industrial, Manufacturing, Utilities,
Agriculture
50-75 70-80 75< NA
dBA = A-weighted sound pressure level
DNL = Day-Night Average Level
Source: City of Pleasant Hill 2003
City of Pleasant Hill Municipal Code
PHMC includes a noise ordinance, grading regulations performance standards in Titles 9, 15, and 18, respectively. Applicable policies from the PHMC are as follows:

Section 9.15.030. Loud or unnecessary noises prohibited.

Notwithstanding any other provision of this chapter, it is unlawful for a person to willfully make or continue, or cause to be made or continued, a loud, unnecessary, or unusual noise which disturbs

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the peace or quiet of a neighborhood, or which causes discomfort or annoyance to a reasonable person of normal sensitivity residing in the area.

Section 9.15.040. Special Noise Sources.

9.15.040.L. Construction of buildings and projects.

1. It is unlawful for a person within a residential land use district to operate or perform construction or repair work on a building, structure or project, or to operate a pile driver, steam shovel, pneumatic hammer, derrick, steam or electric hoist, or other constructiontype device on city-recognized holidays as designated by city council resolution, and on Monday through Friday, prior to 7:30 a.m. and after 7:00 p.m. on each day and on Saturdays and Sundays, prior to 9:00 a.m. and after 6:00 p.m. The above prohibition does not apply to emergency work.

2. Exemptions by special permit from the above prohibitions may be obtained from the city manager if the one applying for the exemption can demonstrate written consent from abutting residents and that the noise and disruption would not cause a reasonable person of normal sensitivity residing in the area major discomfort or annoyance.

9.15.040.H. Machinery, equipment, fans, and air conditioning. It is unlawful for a person to operate machinery, equipment, a pump, fan, air-conditioning apparatus or similar mechanical device in the manner which creates noise, unless the noise is muffled, and the device is equipped with a muffler sufficient to deaden the noise.

Section 15.10.200 Hours of Work.

If operations under the grading permit are within 500 feet of residential or commercial occupancies, grading operations shall be limited to the hours between 7:30 a.m. and 7:00 p.m. daily, with Sunday operations prohibited, except that maintenance and service work on equipment may be performed at any time.

Section 18.50.060. Performance Standards.

The following performance standards shall apply to all use classifications in all zoning districts:

A. Noise. All uses and activities shall comply with the Pleasant Hill noise regulations (PHMC Chapter 9.15), and no use shall create ambient noise levels measured at the property line which exceed the standards in Schedule 18.50.060 (Table 19). Where noise is measured at the property line of abutting districts, the noise standard for the more restrictive district applies.

Table 19 Maximum Noise Standards by Zoning District
Zone of Property Receiving Noise Maximum Noise Level Ldn or CNEL, dB Residential and Neighborhood Business District 50
Commercial and Retail Business Districts 60
Office District 65
Industrial District 70
Planned Development/Precise Plan District Study required Source: PHMC Section 18.50.060

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Duration and timing. The noise standards above shall be modified as follows to account for the effects of time and duration on the impact of noise levels:
a. In residential zones, the noise standard shall be five dB lower between 10:00 p.m. and 7:00 a.m.
b. Noise that is produced for no more than a cumulative period of five minutes in any hour may exceed the standards above by five dB.
c. Noise that is produced for no more than a cumulative period of one minute in any hour may exceed the standards above by 10 dB.

Acoustic study. The zoning administrator may require an acoustic study for any proposed project which could have or create a noise exposure greater than that deemed acceptable.

For any study required, noise shall be measured with a sound level meter which meets the standards of the American National Standards Institute (ANSI Section S1.4-1979, Type 1 or Type 2). Noise levels shall be measured in decibels from the property line. The unit of measure shall be designated as dB. A calibration check shall be made of the instrument at the time any noise measurement is made.

Noise attenuation measures. The zoning administrator may require the incorporation into a project of any noise attenuation measures deemed necessary to ensure that noise standards are not exceeded.

B. Vibration. No use, activity, or process shall produce vibrations that are perceptible without instruments by a reasonable person at the property lines of a site.

SENSITIVE RECEPTORS
Noise exposure goals for various types of land uses reflect the varying noise sensitivities associated with those uses. There are sensitive receptors on the project site and the nearest off-site sensitive receptors are existing multi-family residences approximately 50 feet north of the project site.

Surrounding uses in the project vicinity are residential and semi-public and institutional. People passing by on the Contra Costa Canal Trail are not considered sensitive receptors because they would travel past the project site at an average speed of approximately two miles per hour or more, and thus would only be exposed to construction noise for a couple of minutes.

Impact Analysis
a. Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Construction Noise
Temporary noise levels would be a function of the noise generated by construction equipment, the location and sensitivity of nearby land uses, and the timing and duration of noise-generating activities. Project construction would include the demolition of the existing building, grading, foundation work, and construction of the new structures. The noisiest phase of construction is generally during demolition and site grading which involves the use of excavators, bulldozers, graders, and compactors. Later construction phases generate lower noise levels when the construction activities occur largely indoors. Construction phases are estimated to last approximately 5 years. Of the 5 years of construction, tractors and demolition equipment would be

1. 2.

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on site for approximately two months, grading equipment would be on-site for two months, and hammers, drills, and forklifts would be on-site for the entire duration of project construction.

Sensitive noise receptors in the project vicinity include the children and senior population on the project site and bordering residential areas to the north and east of the project site. Table 20 shows typical construction equipment noise levels at a reference distance of 50 feet. Based on typical construction equipment noise of 85 dBA at 50 feet, the noise levels during project construction would be over 82 dBA for on-site sensitive receptors; and up to 82 dBA for residences to the north and east at a distance of 50 feet away.

Table 20 Typical Construction Equipment Noise Levels
Equipment Lmax (dBA) at 50 feet
Air Compressor 80
Backhoe 80
Compactor 82
Concrete Mixer 85
Concrete Pump 82
Concrete Vibrator 76
Crane, Derrick 88
Crane, mobile 83
Dozer 85
Generator 82
Grader 85
Impact Wrench 85
Jack Hammer 88
Loader 80
Paver 85
Pneumatic Tool 85
Pump 77
Roller 85
Saw 76
Scraper 85
Truck 84
Impact Hammer 60
Excavator 85
dBA: A-weighted sound pressure level
Lmax: the highest root mean squared sound pressure level within the measurement period Source: FTA 2018
The project would be subject to the restrictions of PHMC Sections 9.15.040.L and 15.10.200.

Construction activities would be limited to the hours of 7:30 a.m. to 7:00 p.m. on weekdays, 9:00 a.m. to 6:00 p.m. on weekends, and are not allowed on City-recognized holidays. Compliance with these regulations would minimize disturbance to the sensitive receptors located 50 feet away. The types of equipment and construction techniques proposed are generally typical of suburban

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construction projects. No unusually loud construction methods, such as pile driving, are proposed and so construction noise would be consistent with what can normally be expected in suburban areas. Construction noise would be temporary and would end once construction is complete.

Compliance with existing regulations per PHMC Section 9.15 would minimize disturbance to surrounding residences.

However, the sensitive receptors on the project site, children and seniors participating in CiA and CiL operations, would be exposed to unacceptable noise levels as a result of project construction.

Therefore, project construction noise impacts would be significant and mitigation measures would be required. Mitigation Measure AQ-2 would temporarily relocate the sensitive receptors to an offsite location or requiring Tier 4 engines on all construction equipment and upgraded filters on HVAC equipment within the buildings that house the sensitive receptors. These measures would reduce noise impacts by either moving the sensitive receptors a substantial distance away from the noise or attenuating the noise for the receptors inside the structures if they remain on site. Therefore, implementation of Mitigation Measure AQ-2 would reduce construction noise impacts to a less than significant level and no additional mitigation measures would be required.

Operational Noise
The project would include one ingress/egress driveway off Golf Club Road on the southwestern boundary of the site. Primary sources of operational noise from the Aging in Place Campus would be vehicles exiting and entering the site, public conversation, and children’s play. These noise generating sources would be typical of the surrounding development of multi-family homes, single family homes, and the DVC overflow parking lot and thus, would not result in a substantial increase in ambient noise levels. The project would have hours of operation similar to school hours in the project vicinity. In addition, the proposed residences would be similar in noise levels as the residences to the north and east of the project site.

According to the PHMC Section 18.50.060, maximum permissible sound levels from the project are determined by the zone of the property receiving noise. If approved, the proposed General Plan Amendment associated with this project would re-designate the project site PUD. Within residential and neighborhood districts, the maximum permissible noise level is 50 dBA Ldn. The project may include outdoor mechanical equipment generally associated with building ventilation/air conditioning units and ventilation fans. This equipment would also be required to maintain a permissible noise level of 50 dBA Ldn. As the exact locations and type of mechanical equipment is unknown at this stage of planning, noise levels may exceed 50 dBA Ldn, and would be required to comply with PHMC Section 18.50.060 prior to installation. The water pump to be included as part of project construction and within the senior affordable housing structure on Parcel C would generate a noise level of 85 dBA. However, it would be cycle tested once a month for 30 minutes and would be placed away from adjacent residences. The temporary and infrequent operation of the water pump would not increase noise levels or expose sensitive receptors to increased ambient noise levels.

Pursuant to PHMC Section 18.50.060, the project applicant would need to conduct an acoustic study to assess the level of combined noise that would be produced by outdoor mechanical equipment associated with the proposed project. As specified by the PHMC, noise-generating outdoor mechanical equipment must comply with PHMC requirements per Section 18.50.060 which is 50 dBA at residential districts. This analysis must be completed prior to building permit issuance. If the building permits are issued in phases, the analysis for each phase would include reasonable assumptions about the location and type of mechanical equipment of the other, future, phases.

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Based on the results of the acoustic study, the project applicant would propose noise control measures to be included in the design to comply with PHMC Section 18.50.060. The City would approve those noise control measures prior to approval of the building plans.

In addition, for land use compatibility (Table 18), the project’s residences would be considered “normally acceptable” with a noise exposure level up to Ldn 60 dBA. Project residents (CiA) could be exposed to a future Ldn of up to 53 dBA from vehicular noise on Golf Club Road during peak hours.

Compliance with CBC Title 24 requirements, including double-pane windows and insulation, would ensure the residences have an interior noise level of 45 dBA or less.

Therefore, in compliance with the PHMC and the CBC, impacts would be less than significant.

LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED
b. Would the project result in generation of excessive groundborne vibration or groundborne noise levels?
Project construction would create groundborne vibration from the use of heavy construction machinery such as rollers, dozers, and loaded trucks. Project operation would not generate significant groundborne vibration because day care facilities, housing communities, and senior health care facilities do not require the use of heavy industrial machinery. Therefore, this analysis considers vibration impacts only from project construction. It is assumed that pile drivers, which generate strong groundborne vibration, would not be used during construction.

The closest sensitive receptors are the children and senior population on the project site and residences adjacent to the north and east of the project site. In accordance with PHMC, construction activity is limited to the hours of 7:30 a.m. to 7:00 p.m. Monday through Friday and 9:00 a.m. to 6:00 p.m. on weekends (PHMC Section 9.15.040.L). In addition, grading activities would be limited to the hours of 7:30 a.m. to 7:00 p.m., with Sunday operations prohibited. Timing restrictions on construction activity would avoid vibration during normal sleeping hours. The proposed structures would be located at distances of approximately 50 feet or more from the nearest residences to the north and east of the site. Table 21 summarizes vibration levels at this distance in VdB and PPV inches/second. The predicted vibration levels would not exceed the FTA’s vibration thresholds for potential building damage and annoyance to residences located 50 feet away. However, for sensitive receptors on the project site, groundborne vibration from construction would be a severe annoyance. Project operation would not be a source of vibration. However, vibration impacts would be significant to the sensitive receptors on the project site.

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Table 21 Vibration Source Levels for Construction Equipment Equipment
Approximate VdB at nearest home to the south (50 feet)
VdB PPV inches/second
Vibratory Roller 80 0.1
Hoe Ram 73 0.04
Large Bulldozer 73 0.04
Caisson Drilling 73 0.04
Loaded Trucks 72 0.04
Jackhammer 65 0.02
Small Bulldozer 44 < 0.01
VdB = vibration decibels
PPV = particle velocity in inches per second
Source: Appendix NOI

LESS THAN SIGNIFICANT IMPACT
c. For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
The Buchanan Field airport is approximately 2.3 miles northeast of the project site. The Airport Influence Area is an area which is routinely affected by aircraft operations at an airport and within which certain land use actions are subject to ALUC review. The Contra Costa County ALUCP sets development intensities for each safety zone as identified by the ALUCP (Contra Costa County 2000). The project is located within Safety Zone 4 of the Plan and partially within the ALUCP’s CNEL 55 dBA noise contour. In compliance with the Buchanan Field Airport Policies and the ALUCP, the noise exposure within and beyond the CNEL 55 dBA noise contour is acceptable for school, hospital, and nursing home land uses. On September 1, 2020, the ALUC found that the project would meet Contra Costa County ALUCP requirements and would not result in a safety hazard for people residing or working in the project area (ALUC 2020). Therefore, this impact would be less than significant.

LESS THAN SIGNIFICANT IMPACT

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14 Population and Housing
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Induce substantial unplanned population
growth in an area, either directly (e.g., by
proposing new homes and businesses) or
indirectly (e.g., through extension of
roads or other infrastructure)? □ □ ■ □
b. Displace substantial numbers of existing
people or housing, necessitating the
construction of replacement housing
elsewhere? □ □ □ ■
Setting
According to the California Department of Finance (DOF), Pleasant Hill has an estimated population of 34,267 with 13,626 housing units (DOF 2020). The average number of persons per household is estimated at 2.48. The Association of Bay Area Governments (ABAG) provides projections for population in Pleasant Hill through the year 2040. ABAG projects the population of Pleasant Hill to be 35,925 by the year 2040 (ABAG 2017).

Impact Analysis
a. Would the project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
The project would involve the construction of new affordable dwelling units for senior citizens within the City of Pleasant Hill. Therefore, the project would induce localized residential growth.

Assuming household size in the proposed project would generally reflect that of the re two people per household for the senior affordable housing and 1 person per dwelling unit for the assisted care facility, this project would accommodate approximately 262 people. Therefore, the project would result in an incremental increase in population. The City of Pleasant Hill is estimated to have a population of 35,925 by the year 2040 (ABAG 2017b). The estimated increase in population would be a net increase of 3,342 people in the City of Pleasant Hill. The project’s population would be an incremental increase of approximately 8 percent of the estimated 2040 population for Pleasant Hill.

The anticipated increase represents only a small portion of population increase projected by the Association of Bay Area Government’s population projections for Pleasant Hill and would be within population projections for the city. Thus, the incremental increase in population would not be substantial or unplanned growth. In addition, the project would provide senior housing to current senior residents within the City of Pleasant Hill. Therefore, the project would not induce substantial unplanned population growth in an area and impacts would be less than significant.

LESS THAN SIGNIFICANT IMPACT

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b. Would the project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
The project site does not currently contain housing, and project implementation would not result in the removal of housing. Therefore, the project would not displace existing people or housing and there would be no impact.

NO IMPACT

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15 Public Services
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
a. Would the project result in substantial
adverse physical impacts associated with
the provision of new or physically altered
governmental facilities, or the need for
new or physically altered governmental
facilities, the construction of which could
cause significant environmental impacts,
in order to maintain acceptable service
ratios, response times or other
performance objectives for any of the
public services:
1 Fire protection? □ □ ■ □
2 Police protection? □ □ ■ □
3 Schools? □ □ ■ □
4 Parks? □ □ ■ □
5 Other public facilities? □ □ ■ □
Setting
The Contra Costa County Fire Protection District (CCCFPD) provides fire and emergency medical services to the Bay Area Rapid Transit (BART) stations, regional parks, and unincorporated areas in the county, and fifteen cities including Pleasant Hill. CCCFPD operates two stations in Pleasant Hill (Station 2 and Station 7). Both stations maintain a nine-person crew, with three firefighters on duty at any given time, including one paramedic. Each station houses one fire engine. In 2016, CCCFPD was dispatched to 66,791 emergency calls across its service area (City of Pleasant Hill 2003). The City follows a standard five-minute response time for fire and emergency services and can typically respond anywhere in the city within four minutes (City of Pleasant Hill 2003).

The Pleasant Hill Police Department (PHPD) provides police protection services to the City. PHPD operates one police station in the City. The PHPD employs 40 officers, 20 civilian employees and 12 volunteer reserve officers (City of Pleasant Hill 2003). Due to the high volume of commuter traffic on Pleasant Hill streets, traffic enforcement is a high priority. The department offers driver education programs, and practices and encourages community-oriented policing, including through school resource and youth services programs. In 2017, PHPD received 22,066 calls for service. The City follows a standard of a five-minute response for emergency calls and a 20-minute response for non-emergency calls for 95 percent of non-emergency (City of Pleasant Hill 2003).

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The Mount Diablo Unified School District covers approximately 150 square miles in Contra Costa County and serves a K-12 student population and adult education students. It is one of the largest school districts in the state, with 54 school sites, nine of which are in Pleasant Hill (Mount Diablo Unified School District 2020)
The Pleasant Hill Recreation and Park District (PHRPD) administers and maintains parks and other recreational facilities including community, senior and teen centers, an event space for performing arts and other functions and an aquatic park within the City. According to the General Plan, the City has adopted a standard of 3 acres of developed parkland for each 1,000 residents. The Pleasant Hill Recreation and Park District maintains approximately 269 acres of parkland and open space in the city, including the portion of the Contra Costa Canal Trail that runs through Pleasant Hill. The district was established in 1951 and is independent of the City government (PHRPD 2020).

Regulatory Setting
City of Pleasant Hill

PLEASANT HILL GENERAL PLAN
The Community Development Element of the Pleasant Hill General Plan discusses public services and recreation; it establishes goals, policies and programs, of which those that apply to the project follow (City of Pleasant Hill 2003):

Community Development Goal 10. Provide high-quality police, fire and emergency medical response and services.

Community Development Policy 10B. Meet City-adopted emergency response time and efficiency objectives.

Community Development Goal 12. Promote excellence in public education.

Community Development Program 12.1. Work with public and private schools in teacher recruitment, facilities planning, housing and other key efforts.

Community Development Goal 17. Offer high-quality park, recreation and trail facilities and programs for residents and visitors.

Community Development Program 17.2. Work with the Recreation and Park District to establish and achieve a standard of 3 acres of developed parkland per 1,000 population.

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Impact Analysis
a. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, or the need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:
1 Fire protection?
2 Police Protection?
3 Schools?
4 Parks?
5 Other public facilities?
CCCFPD Fire Station 9 is approximately 1.4 miles north of the project site, at 209 Center Avenue, Pacheco, California. The project would be required to comply with applicable fire code standards. In addition, the project site is located within a developed area already served by the CCCFPD. The project would be required to meet all California Fire Code regulations for construction and operation and would be subject to review by the CCCFPD The project would also be required to pay an impact fee that would be collected when the project building permits are issued to maintain acceptable service ratios and response times (CCCFPD 2018).

The PHPD is located approximately 1.3 miles southeast of the project site, at 330 Civic Drive. Project implementation would incrementally increase population in the area and introduce larger structures which could generate the need for increased levels of police response. However, the project is in an urban area that is currently served by the PHPD. The incremental increase in the service population on the project site would not require new or expanded facilities. The project would be subject to PHPD review to maintain acceptable service ratios and response times.

The CiL Montessori Preschool on Parcel A would serve existing preschool aged children in the City of Pleasant Hill and adjacent cities. The preschool would serve to address the shortage of preschool facilities within Pleasant Hill. Once preschool aged children culminate from Parcel A, they would move to schools within the Mount Diablo Unified School District. There are three schools within the MDUSD jurisdiction in proximity to the project site. Valley View Middle School is located 1 mile southeast of the site, College Park High School is located 0.9 mile south of the site, and Valhalla Elementary School is located 1.2 miles southwest of the project site. The project would serve the existing population of preschool aged children and would not introduce a new population of schoolaged children to the City of Pleasant Hill. The project would provide housing for senior citizens, and therefore would not substantially affect school classroom demand or result in the need for new or expanded school facilities. In addition, school fees would be paid at the time of building permit to reduce impacts as a result of the proposed project. Pursuant to Section 65995 (3)(h) of the California Government Code (Senate Bill 50, chaptered August 27, 1998), the payment of statutory fees “...is deemed to be full and complete mitigation of the impacts of any legislative or adjudicative act, or both, involving, but not limited to, the planning, use, or development of real property, or any change in governmental organization or reorganization.” Thus, payment of the development fees is considered full mitigation for the proposed project's impacts related to schools under CEQA and impacts would be less than significant.

Paso Nogal Park is located 1.4 miles southwest of the project site, Vista Montañas Park is located 1.6 miles north of the project site, Frank Salfingere Park is located 1.6 miles southeast of the project site

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and the Las Juntas Open Space is located 1.8 miles south of the project site. The project would increase the populations of seniors and children in this area of Pleasant Hill. However, the project includes the incorporation of garden areas and common areas for seniors and a playground for children in the CiL facility on Parcel A. Open space for all three parcels would total 58,024 square feet (approximately 1.3 acres). Per PHMC Section 18.20.040, the project would be required to provide 24,530 square feet (approximately 0.6 acre) of open space. The project would provide approximately double the required amount of open space. Therefore, the project would not add a population that would contribute to substantial physical deterioration of existing recreational facilities.

The project would not result in significant impacts to public services within the City of Pleasant Hill.

LESS THAN SIGNIFICANT IMPACT

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16 Recreation
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
a. Would the project increase the use of
existing neighborhood and regional parks
or other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated? □ □ ■ □
b. Does the project include recreational
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on
the environment? □ □ ■ □
Setting
The City of Pleasant Hill provides 269 acres of parks and open space in the city, including the portion of the Contra Costa Canal Trail that traverses Pleasant Hill. City parklands are managed by the Recreation and Park District of the City of Pleasant Hill. Recreational activities and centers are also managed by the Recreation and Park District (Pleasant Hill Recreation and Park District 2020).

Parks nearest the project site include Vista Montañas Park, approximately 1.7 miles north of the project site, Frank Salfingere Park, approximately 1.7 miles southeast of the site, the Las Juntas Open Space located approximately 1.9 miles south of the site, Paso Nogal Park located approximately 1.5 miles southwest of the project site, and Hidden Lakes Park located approximately

1.5 miles northwest of the project site. The Contra Costa Canal Trail directly abuts the western border of the project site.

Regulatory Setting
See Section 15, Public Services, subsection Regulatory Setting for policies and regulations relevant to recreation.

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Impact Analysis
a. Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
b. Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? As discussed in Section 14, Population and Housing, the project would result in an incremental increase in the city’s population and recreation facilities in Pleasant Hill would likely see increased use. The project would potentially introduce 262 people to the site. The population would include permanent residents and a temporary population of employees, senior citizens, and preschool-aged children. However, the project site currently serves a temporary population of employees, senior citizens, and school-aged children and is intended to expand upon existing uses of the project site.

The proposed permanent residences for a population of 55 years and older would include the construction of open space in the form of gardens and outdoor seating areas. Therefore, the project would not introduce a substantial number of new residents to the city and thus, would not contribute to the substantial physical deterioration of facilities or require the provision of new or expanded park facilities. Employees, children, and residents of the site may use the city’s parks and recreation resources. However, the project would provide double the amount of required open space per PHMC Section 18.20.040 on the project site and new residents would be adequately served by the existing facilities within Pleasant Hill. This impact would be less than significant.

LESS THAN SIGNIFICANT IMPACT

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17 Transportation
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Conflict with a program, plan, ordinance
or policy addressing the circulation
system, including transit, roadway,
bicycle and pedestrian facilities? □ ■ □ □
b. Conflict or be inconsistent with CEQA
Guidelines section 15064.3, subdivision
(b)? □ □ ■ □
c. Substantially increase hazards due to a
geometric design feature (e.g., sharp
curves or dangerous intersections) or
incompatible use (e.g., farm equipment)? □ ■ □ □
d. Result in inadequate emergency access? □ ■ □ □
This section was written by Fehr & Peers in July 2020.

Setting
Regional access to the site is provided by I-680 to the east and State Route 4 to the north. The following descriptions are provided for roadways that would provide access to the site and are most likely to serve most of the project’s generated vehicle, bicycle, pedestrian and transit traffic.

Roadway Network

GOLF CLUB ROAD
Golf Club Road is an east-west, two-to-four lane arterial roadway that extends from Paso Nogal Road to Contra Costa Boulevard. On-street parking is not permitted along the roadway. Sidewalks are provided on the entirety of the northern side of the roadway, and for portions of the southern side of the roadway. The posted speed limit is 30 miles per hour. Golf Club Road provides access to Diablo Valley College, residential uses, and small retail centers.

All vehicle, bicycle and pedestrian access to the project site is provided via Golf Club Road. Access from Golf Club Road to the project site is provided by a two-lane private roadway connection (driveway) which is approximately 20 feet in width. This facility is roughly 940 feet long, connecting Golf Club Road to the project site. A 5 to 6-foot-wide asphalt sidewalk is provided along the driveway’s eastern side.

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OLD QUARRY ROAD
Old Quarry Road is a north-south, two-lane collector roadway that extends from Golf Club Road to Chilpancingo Parkway. On-street parking is not permitted along the roadway. Sidewalks are provided along both sides of the roadway. The posted speed limit is 30 miles per hour. Old Quarry Road is a main access point to Diablo Valley College and provides access to residential uses and future retail centers.

PASO NOGAL ROAD
Paso Nogal Road is an east-west two-lane collector roadway that extends from Morello Avenue to Golf Club Road with a speed limit of 35 miles per hour. On-street parking is permitted in some areas of the roadway. A continuous pedestrian path is not provided on either side of the roadway. Paso Nogal Road primarily provides access to residential uses.

NORSE DRIVE
Norse Drive is a north-south two-lane collector roadway that extends from Paso Nogal Road to Taylor Boulevard with a posted speed limit of 25 miles per hour. On-street parking is permitted along the roadway with sidewalks provided on both sides. Norse Drive provides access to various land uses including residential, medical and school uses.

CONTRA COSTA BOULEVARD
Contra Costa Boulevard is a north-south, four-lane arterial roadway with a posted speed limit of 35 miles per hour near the project site. On-street parking is not permitted along the roadway within the vicinity of the project. Sidewalks are provided on both sides of Contra Costa Boulevard. Contra Costa Boulevard provides access to many residential uses, retail centers, and to Interstate 680. This roadway is designated as a Route of Regional Significance by the Contra Costa County Transportation Authority (CCTA).

CHILPANCINGO PARKWAY
Chilpancingo Parkway is a four-lane divided arterial roadway extending from Morello Avenue to Contra Costa Boulevard. East of Contra Costa Boulevard the roadway becomes Concord Avenue and provides connections further east to downtown Concord. At the Morello Avenue intersection, the roadway becomes Morello Avenue and continues further west connecting to State Route 4. Near the project site, Chilpancingo Parkway provides Class II bicycle lanes and on-street parking on both sides of the roadway.

Pedestrian and Bicycle Facilities
Walkability is defined as the ability to travel easily and safely between various origins and destinations without having to rely on automobiles or other motorized travel. The ideal “walkable” community includes wide sidewalks, a mix of land uses such as residential, employment, and shopping opportunities, a limited number of conflict points with vehicle traffic, and easy access to transit facilities and services.

Pedestrian facilities consist of crosswalks, sidewalks, pedestrian signals, and off-street paths, which provide safe and convenient routes for pedestrians to access the destinations such as institutions, businesses, public transportation, and recreation facilities. This section identifies pedestrian and bicycle facilities in the transportation study area.

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PEDESTRIAN FACILITIES
Pedestrian facilities in the study area include sidewalks, crosswalks, Class I trail, pedestrian crossing beacons, and traffic signals. On the project driveway, an asphalt path is currently provided along the eastern side, connecting the project site to Golf Club Road. The Contra Costa Canal Trail runs parallel to the project driveway immediately to the west. On project area roadways, most roadways have sidewalks, most intersections have crosswalks, and all signalized intersections provide pedestrian push-button actuated signals. The following provides a more detailed description of existing sidewalk pedestrian facilities:

Sidewalks on Both Sides of the Road
 Golf Club Road – between Contra Costa Boulevard and Old Quarry Road  Paso Nogal Road – between Norse Drive and Paso Norte Drive  Old Quarry Road
 Norse Drive
 Contra Costa Boulevard
 Chilpancingo Parkway
Sidewalks on One Side of the Road
 Golf Club Road – Between Old Quarry Road and Paso Nogal Road  Paso Nogal Road – Between 500 feet west of Golf Club Road to Norse Drive No Sidewalk
 Paso Nogal Road – From Golf Club Road to 500 feet west of Golf Club Road

BICYCLE FACILITIES
The City of Pleasant Hill has a bicycle network that runs throughout the City. The City has a relatively flat topography with several scenic bike routes. Bicycle facilities in the City of Pleasant Hill include the following:

CLASS I BIKE PATHS
Bike paths provide a completely separate right-of-way and are designated for the exclusive use of people riding bicycles and walking with minimal cross-flow traffic. Such paths can be well situated along creeks, canals, and rail lines. Class I Bikeways can also offer opportunities not provided by the road system by serving as both recreational areas and/or desirable commuter routes. A Class I path is provided along the Contra Costa Canal Trail immediately west of the project site. Access to this path from the project site is available at Golf Club Road.

CLASS II BIKE LANES
Bike lanes provide designated street space for bicyclists, typically adjacent to the outer vehicle travel lanes. Bike lanes include special lane markings, pavement legends, and signage. Existing and proposed bicycle facilities are described below. Bike lanes may be enhanced with painted buffers between vehicle lanes and/or parking, and green paint at conflict zones (such as driveways or intersections). Class II bicycle lanes are currently provided along:

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 Old Quarry Road
 Contra Costa Boulevard in the vicinity of the study area  Golf Club Road from Paso Nogal Road to College Drive
 Chilpancingo Parkway

CLASS III BIKE ROUTES
Bike routes provide enhanced mixed-traffic conditions for bicyclists through signage, striping, and/or traffic calming treatments, and to provide continuity to a bikeway network. Bike routes are typically designated along gaps between bike trails or bike lanes, or along low-volume, low-speed streets. Bicycle boulevards provide further enhancements to bike routes to encourage slow speeds and discourage non-local vehicle traffic via traffic diverters, chicanes, traffic circles, and/or speed tables. Bicycle boulevards can also feature special wayfinding signage to nearby destinations or other bikeways. A Class III path is provided along a portion of Golf Club Road from College Drive to Contra Costa Boulevard.

Transit Service

COUNTY CONNECTION
Transit service in the vicinity is primarily provided by the County Connection with existing transit facilities and routes in the area. County Connection provides bus transit service to various communities in central Contra Costa County including the City of Pleasant Hill. Operations include local and school buses. County Connection is also a paratransit service provider. The closest bus stop is located at the Diablo Valley College campus. The study area is served by Routes 9, 18, 20, 28, 314, 316, and 320. The routes connect Diablo Valley College to Concord, Pleasant Hill, and Walnut Creek BART station as well as Amtrak. All these routes are accessible at the Diablo Valley College Transit Center, located approximately 0.25 mile to the east on Golf Club Road. At the BART stations, connections to numerous other County Connection routes and other transit service providers are available. The specific services provided by each of the routes at the DVC Transit Center are as follows:
 Route 9 – Weekday service from DVC to Walnut Creek BART, 60-minute headways  Route 18 – Weekday service from Martinez AMTRAK Station to Pleasant Hill BART, 80-minute headways
 Route 20 – Weekday service from DVC to Concord BART, 15-minute headways  Route 28 – Weekday service from DVC to Martinez Amtrak Station, 55-minute peak period headways, 110-minute off-peak headways
 Route 314 – Weekend service from DVC to Concord BART via Monument Boulevard, 40-minute headways
 Route 316 – Weekend service from downtown Martinez to Pleasant Hill BART, 80-minute headways
 Route 320 – Weekend service from DVC to Concord BART via Diamond Boulevard, 40-minute headways

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Bay Area Rapid Transit
The Concord BART Station, which is served by the yellow Antioch-SFO/Millbrae line, is the closest to the project site, located approximately 2.5 miles to the east. BART train frequency ranges from 6 to 20 minutes from approximately 5:00 a.m. to 12:00 a.m. Based on 2018 data from BART, approximately 6,000 passengers per day enter and exit the BART system at the Concord Station, the closest BART station to the project site.

Regulatory Setting
The determination of significance for project impacts is based on applicable policies, regulations, goals, and guidelines defined by the City of Pleasant Hill, Contra Costa County, the Contra Costa Transportation Authority (CCTA) and the State.

Federal Regulations
No federal plans, policies, regulations, or laws related to transportation and traffic are applicable to the project.

State Regulations
SENATE BILL 743
On September 27, 2013, Senate Bill (SB) 743 was signed into law. The legislature found that with the adoption of the Sustainable Communities and Climate Protection Act of 2008 (SB 375), the State had signaled its commitment to encourage land use and transportation planning decisions and investments that reduce vehicle miles traveled and thereby contribute to the reduction of greenhouse gas emissions, as required by the California Global Warming Solutions Act of 2006 (Assembly Bill 32). In December 2018, the Governor’s Office of Planning and Research (OPR) finalized new CEQA guidelines (CEQA Guidelines section 15064.3), that identify vehicle miles traveled (VMT) as the most appropriate criteria to evaluate a project’s transportation impacts.

In November 2017, OPR released a technical advisory containing recommendations regarding the assessment of VMT, proposed thresholds of significance, and potential mitigation measures for lead agencies to use while implementing the required changes contained in Senate Bill 743 (SB 743). Also in November 2017, OPR released the proposed text for Section 15064.3, “Determining the Significance of Transportation Impacts,” which summarized the criteria for analyzing transportation impacts for land use projects and transportation projects and directs lead agencies to “choose the most appropriate methodology to evaluate a project’s vehicle miles traveled, including whether to express the change in absolute terms, per capita, per household or in any other measure.” OPR recommends that for most instances a per service population threshold should be adopted and that a fifteen percent reduction below that of existing development would be a reasonable threshold.

The deadline for the implementation of SB 743 was July 1, 2020. At this time, the City of Pleasant Hill does not have specific established standards or thresholds related to VMT. On July 15, 2020 CCTA adopted screening criteria, analysis methods and thresholds related to VMT which are consistent with OPR guidance; those are incorporated into this assessment. The implementation of SB 743 eliminated the use of criteria such as auto delay, level of service, and similar measures of vehicle capacity of traffic congestion as the basis for determining significant impacts as part of CEQA compliance. The SB 743 VMT criteria promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses.

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Regional Regulations

CONTRA COSTA TRANSPORTATION AUTHORITY CENTRAL COUNTY ACTION PLAN The CCTA is a joint powers authority that handles short- and long-term regional transportation planning for Contra Costa County and its incorporated cities. It works with local, regional, State, and federal agencies to improve the County’s streets, highways, bicycle, and pedestrian facilities, and it provides funding for improvement projects and transportation programs. It also serves as the Congestion Management Agency for Contra Costa County, and it manages the Contra Costa Connection public transit system.

The passage of Proposition 111 by California voters in 1990 required urban counties to designate a congestion management agency, whose primary responsibility is to coordinate transportation planning, funding and other activities in a congestion management program. The CCTA has developed a congestion management program that reflects existing travel patterns and utilizes traffic analysis zones to support a travel demand model (CMP 2019). The CCTA developed the travel demand model to support local planning efforts by forecasting traffic growth trends in traffic analysis zones that consider approved and potential projects in the immediate area. CCTA implements the Central County Action Plan, which sets forth performance objectives for Routes of Regional Significance. I-680 is a designated Route of Regional Significance and is located approximately 0.7 mile to the east of the project site. In addition, Contra Costa Boulevard is an arterial Route of Significance (CCAP 2017).

CONTRA COSTA COUNTYWIDE BICYCLE AND PEDESTRIAN PLAN
To support and encourage walking and bicycling in Contra Costa, the CCTA, on July 18, 2018, adopted the 2018 Contra Costa Countywide Bicycle and Pedestrian Plan (CBPP). The CCTA adopted its first CBPP in 2003 and updated it in 2009. The CBPP builds on and expands the goals, policies and strategies of the CCTA’s Countywide Transportation Plan (CTP). Both plans set goals for increasing walking and bicycling and identify actions the Authority and its partners should take to achieve them.

Local Regulations
PLEASANT HILL 2003 GENERAL PLAN CIRCULATION ELEMENT
The Pleasant Hill 2003 General Plan Circulation Element (updated April 2015) establishes the following goals and policies relevant to transportation:

Goal 1 Establish and maintain a safe and efficient multi-modal transportation system that emphasizes the use of existing arterial and collector roadways, paths, and bike lanes.

Policy 1A Maintain rights-of-way at current widths, except as necessary to relieve specific areas of congestion.

Program 1.1 Identify specific roadway segments where right-of-way widening, narrowing, or extension may be appropriate or will likely be needed to improve safety.

Goal 2 Encourage Design and Development of Complete Streets.

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Policy 2A Develop a connected system of street, roads, and highways that provides continuous, safe and convenient multi-modal travel options for all types of users throughout the City.

Program 2.3 When building new, or rehabilitating existing roadways, consider the following design elements:

1. Sidewalks and curbs as a standards design principle.

2. Bike lanes and/or shared lanes as a standard design principle.

3. Transit accessibility as a standard design principle.

4. Shade trees and planting strips as a standard design principle along roadways.

Program 2.4 Review street reconstruction, development projects and utility projects to incorporate complete street features, including trails, bus stops, pedestrian and bicycle routes if feasible.

Goal 3 Decrease traffic delays associated with specific streets and uses.

Policy 3A Consider right-of-way widening, signalization, turn and/or parking restrictions, additional turning lanes, and other mitigation measures near schools and other uses with congested conditions.

Goal 6 Reduce congestion and vehicle trips through non-automobile transportation and public transit.

Policy 6A Encourage use of bus and rail service for local and regional travel.

Program 6.2 Improve accessibility to transit.

Program 6.3 Develop and incorporate transit serving facilities within public rights-of-way.

Program 6.4 Provide adequate pedestrian, bicycle, and disabled access to and from transit stops.

Goal 7 Ensure that streets are safe and bicycle-friendly.

Policy 7A Maintain and upgrade the City’s bikeway system.

Program 7.2 Install additional bike lanes, routes, trails and connections where feasible, including on and across major thoroughfares.

Policy 7.3 Develop bicycle routes that provide connectivity between homes, job centers, schools and other frequently visited destinations.

Policy 7.5 Develop bicycle facilities along bicycle routes that support frequency of use, including shelters, trees, bicycle parking, etc.

Goal 8 Ensure that streets are safe and pedestrian-friendly.

Policy 8A Maintain and upgrade the City’s pedestrian system by installing or upgrading sidewalks, warning devices, crosswalks, and other pedestrian aids where appropriate, including particular consideration for the needs of pedestrians with limited mobility and/or disabilities.

Goal 9 Prioritize access and mobility for persons with disabilities.

Policy 9A Improve sidewalks to facilitate access by persons with disabilities.

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SPECIFIC THRESHOLDS OF SIGNIFICANCE
The City has established standards in the form of City guidance contained in the Pleasant Hill 2003 General Plan regarding traffic circulation, bicycle and pedestrian circulation, and transit service. For purposes of this analysis, the following thresholds are used to evaluate the significance of transportation impacts resulting from implementation of the proposed project.

VEHICLE MILES TRAVELED
As previously discussed, CEQA Guidelines 15064.3 establishes VMT, the amount and distance of automobile travel attributable to a project, as the most appropriate measure of transportation impacts on motorized travel. As the City of Pleasant Hill currently does not have established significance thresholds, the recently adopted guidance of CCTA has been utilized for this project.

These screening criteria and significance standards are described below.

VMT Screening Criteria
Absent substantial evidence indicating that a project would generate a potentially significant level of VMT, the following types of projects should be expected to cause a less-than-significant impact under CEQA and do not require further VMT analysis:
 CEQA Exemption - Any project that is exempt from CEQA is not required to conduct a VMT analysis.
 Small Projects - Small projects can be presumed to cause a less-than-significant VMT impact.

Small projects are defined as having 10,000 square feet or less of non-residential space or 20 residential units or less, or otherwise generating less than 836 VMT per day.  Local-Serving Uses - Projects that consist of Local-Serving Uses can generally be presumed to have a less-than-significant impact absent substantial evidence to the contrary, since these types of projects will primarily draw users and customers from a relatively small geographic area that will lead to short-distance trips and trips that are linked to other destinations.  Projects Located in Transit Priority Areas (TPAs) - Projects located within a TPA can be presumed to have a less-than-significant impact absent substantial evidence to the contrary. Some exempted cases will be noted.
 Projects Located in Low VMT Areas - Residential and employment-generating projects located within a low VMT-generating area can be presumed to have a less-than-significant impact absent substantial evidence to the contrary. A low VMT area is defined as follows:
 For housing projects: Cities, towns, and unincorporated portions within Contra Costa that have existing home-based VMT per capita that is 85% or less of the existing county-wide average.
 For employment-generating projects: Cities, towns, and unincorporated portions within Contra Costa that have existing home-work VMT per worker that is 85% or less of the existing regional average
VMT Thresholds of Significance
For projects that do not meet the screening criteria, the following thresholds related to VMT are provided by the CCTA guidance:
 Residential Projects should use the home-based VMT per capita metric to evaluate their project generated VMT. The project generated home-based VMT per resident constitutes a significant

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impact if it is higher than 85% of the home-based VMT per resident in the subject municipality or unincorporated Authority subregion (for areas outside of municipalities) or 85% of the existing county-wide average home-based VMT per resident, whichever is less stringent.  Employment-Generating Projects should use the home-work VMT per worker metric for their project generated VMT estimates. The project generated home-work VMT per worker constitutes a significant impact if it is higher than 85% of the home-work VMT per worker in the subject municipality or unincorporated Authority subregion (for areas outside of municipalities) or 85% of the existing Bay Area region-wide average home-work VMT per worker, whichever is less stringent.
 Other Uses and Projects need to be analyzed using a methodology developed by the lead agency specifically for the project, prepared and documented based on available data and taking into account the specific methodologies and thresholds identified in this document.  Mixed-Use Projects may be analyzed using a combination of techniques described above.

Additionally, Senate Bill 743 establishes the significance of a project’s impact if it:
 Conflicts with a plan, ordinance, or policy addressing the safety or performance of the circulation system, including transit, roadways, bicycle lanes, and pedestrian paths (except for automobile level of service or other measures of vehicle delay).  Substantially induces additional automobile travel by increasing physical roadway capacity in congested areas (i.e., by adding new mixed-flow lanes) or by adding new roadways to the network.

ROADWAYS
In addition to the VMT metrics described above, a project would have a significant impact to roadways if it:
 Conflicts with a City of Pleasant Hill program, plan, ordinance, or policy pertaining to roadway facilities; or
 Results in a violation of CCTA/CMP policy pertaining to the function of a Route of Regional Significance.

BICYCLE AND PEDESTRIAN FACILITIES
The Pleasant Hill 2003 General Plan and the City’s Draft 2011 Pedestrian and Bicycle Master Plan describe the related policies necessary to ensure that pedestrian and bicycle facilities are safe and effective for City residents. Using these plans as a guide, significant impacts to these facilities would occur when a project or an element of the project:
 Creates a hazardous condition that currently does not exist for pedestrians and bicyclists, or otherwise interferes with pedestrian accessibility to the site and adjoining areas; or  Conflicts with an existing or planned pedestrian or bicycle facility; or  Conflicts with policies related to bicycle and pedestrian activity adopted by the City of Pleasant Hill.

TRANSIT SYSTEM
Generally, a project causes a significant impact to transit facilities and services if an element of it conflicts with existing or planned transit service. The evaluation of transit facilities considered if:

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 A project creates demand for public transit services above the capacity, which is provided, or planned;
 A project or project-related mitigation disrupts existing transit services or facilities including proposed project driveways on transit streets, impacts to transit stops/shelters, and impacts to transit operations from traffic improvements proposed or resulting from a project;  A project or project-related mitigation conflicts with an existing or planned transit facility; or  A project or project-related mitigation conflicts with transit policies adopted by the City of Pleasant Hill, CCTA, or County Connection for their respective facilities in the study area.

DESIGN FEATURE HAZARDS
Neither the Circulation Element of the Pleasant Hill 2003 General Plan (updated in April 2015) nor the PHMC includes significance thresholds related to design features.

EMERGENCY ACCESS
The Circulation Element of the Pleasant Hill 2003 General Plan (updated in April 2015) does not provide significance thresholds for emergency access. PHMC Chapter 14.05 adopts the 2016 California Fire Code and amends the code to address local conditions. Therefore, this analysis evaluates the project using the significance threshold provided by the 2016 California Fire Code as follows:

1. Buildings exceeding 62,000 square feet in area should provide two separated and approved fire apparatus access roads.

2. Provide a fire apparatus access road that has a minimum width of 20 feet with turning radii of 25 feet inside and 45 feet outside.

3. Provide a fire apparatus access road that has a minimum width of 20 feet with turning radii of 25 feet inside and 45 feet outside.

Impact Analysis
a. Would the project conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? Trip Generation
Trip generation refers to the process of estimating the amount of vehicular traffic a project would add to the surrounding roadway system. In addition to estimates of daily traffic, estimates are also created for the peak one-hour periods during the weekday morning (7:00-9:00 AM) and the afternoon peak hours of generation (4:00-6:00 PM). The morning and afternoon trip generation calculations describe the periods when the project is expected to generate the most traffic and have the greatest effects on local roadway conditions.

Project trip generation was estimated using rates from the Institute of Transportation Engineers (ITE) Trip Generation Manual (10th Edition). Project trip generation estimates are presented in Table 22, along with corresponding ITE land use codes. Current land uses 151 for Mini-Warehouse and 495 for Recreational Community Center would be demolished under the proposed project. The existing facilities would be redeveloped to accommodate additional uses. In total the proposed project is expected to generate approximately 666 daily vehicle trips, including 77 morning peak hour and 78 afternoon peak hour trips.

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Table 22 Estimated Project Vehicle Trip Generation1
Weekday Peak Hour
Agency ITE Land Use AM PM Total Daily Trips
Parcel A Choice in Aging 630: Clinic 18 16 180
Parcel A Choice in Learning 565: Day Care Center 39 40 205 Existing Structure Lesher Center Scene
Shop
151: Mini-Warehouse (1) (2) (11)
Existing Structure RES Success 495: Recreational
Community Center
(12) (16) (193)
Parcel C Senior Affordable
Housing (SAHA)
252: Senior Adult
Housing – Attached
17 22 304
Parcel B Clinic 630: Clinic 9 8 87
Parcel B Assisted Living 254: Assisted Living 7 10 94
Total 77 78 666
1 The approximate sizes of the site’s existing land uses are as follows:

Choice in Aging: 20,000 sf
Choice in Learning: 40 students
Lesher Center Scene Shop: 6,667 sf
RES Success: 6,667 sf
The approximate sizes of the proposed land uses are as follows:

Senior Affordable Housing (SAHA): 82 units
Choice in Aging: 24,718 sf
Choice in Learning: 90 students
Clinic: 2,260 sf
Assisted Living: 36 units
Notes:

1. Peak hour of adjacent street traffic was used to estimate both AM and PM peak hour traffic generations.

2. ITE land use category 630 – Clinic:

Weekday Daily: Average Rate: 38.16, Independent Variable: GFA (ksf) Weekday AM Peak Hour: Average Rate: 3.69; Enter = 78%; Exit = 22% Weekday PM Peak Hour: Average Rate: 3.28; Enter = 29%; Exit = 71%

3. ITE land use category 565 – Day Care Center, as specified in project site plan:

Weekday Daily: Average Rate: 4.09, Independent Variable: students Weekday AM Peak Hour: Average Rate: 0.78; Enter = 53%; Exit = 47% Weekday PM Peak Hour: Average Rate: 0.79; Enter = 47%; Exit = 53%

4. ITE land use category 151 – Mini-Warehouse:

Weekday Daily: Average Rate: 1.51, Independent Variable: GFA (ksf) Weekday AM Peak Hour: Average Rate: 0.10; Enter = 60%; Exit = 40% Weekday PM Peak Hour: Average Rate: 0.17; Enter = 47%; Exit = 53%

5. ITE land use category 495 – Recreational Community Center:

Weekday Daily: Average Rate: 28.82, Independent Variable: GFA (ksf) Weekday AM Peak Hour: Average Rate: 1.76; Enter = 66%; Exit = 34% Weekday PM Peak Hour: Average Rate: 2.31; Enter = 47%; Exit = 5

6. ITE land use category 252 – Senior Adult Housing – Attached:

Weekday Daily: Average Rate: 3.7, Independent Variable: Units Weekday AM Peak Hour: Average Rate: 0.2; Enter = 35%; Exit = 65% Weekday PM Peak Hour: Average Rate: 0.26; Enter = 55%; Exit = 45%

7. ITE land use category 254 – Assisted Living:

Weekday Daily: Average Rate: 2.6, Independent Variable: Units Weekday AM Peak Hour: Average Rate: 0.19; Enter = 63%; Exit = 37% Weekday PM Peak Hour: Average Rate: 0.26; Enter = 38%; Exit = 62% Source: Trip Generation Manual (10th Edition), ITE; Fehr & Peers, 2020.

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Roadways
In general, the project is not expected to significantly increase vehicle trips relative to the overall load and carrying capacity of the surrounding street system. The proposed project would not conflict with plans, policies, ordinances, or regulations pertaining to the roadway system and thus no significant adverse impacts related to roadways would occur. Congestion on roadways is not considered a significant impact in CEQA. Therefore, additional congestion as a result of project implementation would not result in significant impacts.

While Senate Bill 743 expressly forbids the use of level of service or automobile delay in the determination of environmental significance, the City’s General Plan has level of service standards that it desires to maintain. For informational purposes, a LOS analysis has been performed in accordance with City standards and will be provided to the City decision makers prior to project approval.

Public Transit Facilities
As stated above, the County Connection provides fixed-route transit service in Contra Costa County, serving the City of Pleasant Hill. The agency provides local, school bus, and paratransit services. The closest bus stop to the project site is located at Diablo Valley College. Routes 9, 18, 20, 28, 314, 316, and 320 serve the study area. The population served by the Aging in Place campus and SAHA residents is expected to heavily rely on paratransit, friends, and family members to meet appointments and run errands. Currently, 87 percent of CiA participants ride County Connection LINK (paratransit) to get to the center (Appendix CSP).

Significant adverse impacts to fixed-route service are not expected as a result of the project. The project would not conflict with plans, policies, ordinances, or regulations pertaining to public transit.

Ridership on area transit lines is not expected to exceed available capacities with the addition of the demand associated with the project.

Bicycle Facilities
The project proposes no features that would be hazardous to bicycles nor is it forecast to generate bicycle demand that would exceed the capacity of the area’s bicycle network. No features are proposed by the project that would conflict with City or regional plans, policies or ordinances pertaining to bicycle facilities or travel. No significant impacts to bicycle facilities would occur.

Pedestrian Facilities
The project proposes no features that would be hazardous to pedestrians nor is it forecast to generate pedestrian demand that would exceed the capacity of the area’s pedestrian network. No features are proposed by the project that would conflict with City or regional plans, policies or ordinances pertaining to pedestrian facilities or travel. No significant impacts to pedestrian facilities would occur.

Air Traffic Patterns
The project site is within two miles of the Buchanan Field Airport and is within the airport influence area. The Contra Costa County Airport Land Use Compatibility Plan (ALUCP) sets noise compatibility zones and development intensities for each safety zone as identified by the plan (Contra Costa County 2000). The project site is partially within the ALUCP’s CNEL 55dBA noise contour, which limits uses that could create excessive noise. However, schools, hospitals, and nursing-home land

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uses are all acceptable uses within the CNEL 55 dBA noise contour. Moreover, as described in Section 13, Noise, the project would not result in excessive noise near the project site.

The project site is within Safety Zone 4 of the ALUCP. Safety Zone 4 does not limit land use intensities other than limiting structures to no more than four habitable floors above ground. In addition, Safety Zone 4 does not allow for the aboveground storage of more than 2,000 gallons of fuel or other hazardous materials in existing or planned residential or commercial areas. The project would include one structure up to four floors on Parcel C. All other proposed structures would be one to three floors; therefore, the proposed structures would meet the development regulations set forth by the ALUCP’s Safety Zone 4. No significant impacts to air traffic are anticipated.

Construction Traffic
Project related demolition, excavation, grading, and construction would be phased and would take approximately five years. Project construction would be divided into eight phases, with current site occupants being accommodated within various site structures during each phase. Project-related construction staging, and worker parking would occur on site. Construction truck traffic would utilize I-680, Contra Costa Boulevard and Golf Club Road to access the project site (Appendix PSP).

The presence of construction truck and worker traffic on-site concurrent with existing functioning uses would create the potential for safety and operational conflicts. CiL and CiA vehicle, pedestrian, and bicycle traffic occurring alongside construction activity through the eight construction phases would be a significant impact. Therefore, mitigation measures would be required.

Mitigation Measure
TRA-1 Construction Traffic Management Plan
To mitigate potential impacts and disruptions during project construction, the applicant shall submit a Construction Traffic Management Plan for City review and approval. The plan shall include, but not be limited to, the following:
 A prohibition on all construction truck activity during the period 30 minutes prior to the beginning of school and 30 minutes after the end of the school day.  The provision of flaggers at all on-site locations where construction trucks and construction worker vehicles conflict with school vehicle, bicycle, or pedestrian traffic.  Preservation of emergency vehicle access.
 Identification of approved truck routes in communication with the City with the prohibition of all truck activity on the portion of Golf Club Road west of the project’s driveway.  Location of staging areas and the location of construction worker parking.  Identification of the means and locations of the separation (i.e., fencing) of construction areas and active preschool property.
 Provision of a point of contact for City of Pleasant Hill residents to obtain construction information, have questions answered and convey complaints.  Identification of the traffic controls and methods proposed during each phase of project construction. Provision of safe and adequate access for vehicles, transit, bicycles, and pedestrians. Traffic controls and methods employed during construction shall be in accordance with City of Pleasant Hill standards and the requirements of the Manual of Uniform Traffic Control Devices (FHWA, 2009 MUTCD with Revisions 1 and 2, May 2012).

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 Provision of notice to relevant emergency services, thereby avoiding interference with adopted emergency plans, emergency vehicle access, or emergency evacuation plans.  Maintenance of bicycle and pedestrian access along the project’s driveway for the duration of project construction.

Implementation of Mitigation Measure TRA-1 would reduce impacts from construction traffic to less than significant levels.

LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED
b. Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)?
As described in the thresholds of significance section, screening criteria are provided to determine if a project should prepare a more detailed VMT analysis, or if it can be assumed to not have an impact. Projects that meet the screening criteria are expected to result in a less-than-significant impact under CEQA and would not require further VMT analysis if they meet these conditions.

The project’s proposed land-uses are best described as “local-serving uses” and meet the VMT screening criteria as delineated in the CCTA guidance above. The proposed CiL facility, CiA facility, and medical clinic would serve the local community and would not contribute to overall VMT production. Existing trips made to other pre-schools, adult community centers, and clinic uses would travel to the site rather than other locations after project construction (i.e., the total amount of activity would remain unchanged, but trip lengths would likely be shortened). Similarly, the proposed assisted living and affordable senior housing uses would serve the local community and are best characterized as local serving uses. As the project meets the VMT screening criteria per the CCTA guidance, a detailed analysis of project VMT is not required and the project would have a less than significant impact relative to VMT.

LESS THAN SIGNIFICANT IMPACT
c. Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible use (e.g., farm equipment)? Project access would be provided by a 20-foot wide driveway connecting to Golf Club Road. As part of the project, this driveway would be widened and improved to provide 48 on-street parallel parking spaces. A 5- to 6-foot wide adjacent pathway would provide access for pedestrians. Within the project site a two-way circular access roadway would surround the project’s land uses. Ninety parking spaces would be provided within the site accessed directly via the on-site access roadway. A 40-foot long drop-off and pick up area would be provided on the north side of the site adjacent the CiA and CiL facilities. Loading and trash pick-up would occur at a designated facility on the project’s eastern side.

Driveway Sight Distance
The posted westbound speed limit on Golf Club Road approaching the project driveway is 30 miles per hour and it is 35 miles per hour on the eastbound approach. Assuming a design speed of 40 miles per hour, Table 201.1 of the Caltrans Highway Design Manual, 7th Edition, states that the stopping sight distance standard is 300 feet. Adequate sight distance appears to be provided at the driveway location. The project’s driveway sight distance would be subject to City Engineer review prior to approval of project designs. Any entrance or placemaking sign installations or landscaping at

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the project driveway’s intersection with Golf Club Road should not affect sight distance. Clear sight distance between exiting vehicles and through traffic on Golf Club Road should be maintained. In addition, clear lines of site to users on the Contra Costa Trail just west of the driveway should also be maintained. As the project’s design is finalized, the City Engineer would confirm these distances are met.

Pedestrian Access and On-Site Pick-Up and Drop-Off
Under the current site plan, pedestrians accessing the site from Golf Club Road do not have a clear accessible path of travel to the project site, which would be a significant impact requiring mitigation.

Mitigation Measures
TRA-2 Pedestrian Facilities
The project shall be designed to provide a clear ADA pedestrian path of travel from Golf Club Road to the project site. The project design shall incorporate a crosswalk and curb ramps crossing the vehicle path of travel on the southwest corner of the project site.

Implementation of Mitigation Measure TRA-2 would reduce impacts to pedestrian access to less than significant.

LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED
d. Would the project result in inadequate emergency access? The Circulation Element of the Pleasant Hill 2003 General Plan (updated in April 2015) does not provide significance thresholds for emergency access. The Pleasant Hill Municipal Code, Chapter

14.05, adopts the 2016 California Fire Code and amends the code to address local conditions.

Therefore, this document evaluates the project using the significance threshold provided by the 2016 California Fire Code as follows:

Buildings exceeding 62,000 square feet in area should provide two separated and approved fire apparatus access roads.

Provide a fire apparatus access road that has a minimum width of 20 feet with turning radii of 25 feet inside and 45 feet outside.

The project would involve construction of up to 126,813 square feet of building space (Appendix PSP). According to the 2016 California Fire Code, the site should therefore provide two emergency access roads. The existing driveway to the site would continue to serve as the only access point, potentially creating access impacts for emergency vehicles. This would be a significant impact and would require mitigation measures.

Mitigation Measure
TRA-3 Emergency Vehicle Access
The project shall be designed to provide a second point of access for emergency vehicles other than the current Golf Club Road driveway. The applicant shall work with the Contra Costa Fire Protection District to identify and construct a second point of access to the project site. If a second point of

1. 2.

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access cannot be constructed, then the applicant shall obtain a variance from the Contra Costa County Fire Protection District allowing for the development’s provision of only a single point of access prior to project construction.

Implementation of Mitigation Measure TRA-3 would reduce impacts to emergency vehicle access to less than significant.

LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED

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18 Tribal Cultural Resources
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in a Public Resources Code Section 21074 as either a site, feature, place, or cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a. Listed or eligible for listing in the
California Register of Historical
Resources, or in a local register of
historical resources as defined in Public
Resources Code Section 5020.1(k), or □ ■ □ □
b. A resource determined by the lead
agency, in its discretion and supported by
substantial evidence, to be significant
pursuant to criteria set forth in
subdivision (c) of Public Resources Code
Section 5024.1. In applying the criteria
set forth in subdivision (c) of Public
Resources Code Section 5024.1, the lead
agency shall consider the significance of
the resource to a California Native
American tribe. □ ■ □ □
As of July 1, 2015, California Assembly Bill 52 of 2014 (AB 52) was enacted and expands CEQA by defining a new resource category, “tribal cultural resources.” AB 52 establishes that “A project with an effect that may cause a substantial adverse change in the significance of a tribal cultural resource is a project that may have a significant effect on the environment” (PRC Section 21084.2). It further states that the lead agency shall establish measures to avoid impacts that would alter the significant characteristics of a tribal cultural resource, when feasible (PRC Section 21084.3).

PRC Section 21074 (a)(1)(A) and (B) defines tribal cultural resources as “sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe” and is:

1. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or

2. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying these criteria, the lead agency shall consider the significance of the resource to a California Native American tribe.

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AB 52 also establishes a formal consultation process for California tribes regarding those resources.

The consultation process must be completed before a CEQA document can be certified. Under AB 52, lead agencies are required to “begin consultation with a California Native American tribe that is traditionally and culturally affiliated with the geographic area of the proposed project.” Native American tribes to be included in the process are those that have requested notice of projects proposed within the jurisdiction of the lead agency.

The City has not received any requests from California Native American tribes to be notified of proposed projects in the city, pursuant to PRC Section 21080.3.1. Nevertheless, on June 1, 2020, the City sent a notice to representatives of Native American Tribes that may have an interest in development of the project site. The City did not receive any replies requesting further consultation regarding the proposed project.

Impact Analysis
a. Would the project cause a substantial adverse change in the significance of a tribal cultural resource as defined in Public Resources Code Section 21074 that is listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k)?
b. Would the project cause a substantial adverse change in the significance of a tribal cultural resource as defined in Public Resources Code Section 21074 that is a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? The topic of tribal cultural resources (TCR) considers the value of a resource to tribal cultural tradition, heritage, and identity, to establish potential mitigation options for TCR and to recognize that California Native American tribes have expertise concerning their tribal history and practices.

In accordance with AB 52, the City of Pleasant Hill sent letters to the Ione Band of Miwok Indians, Wilton Rancheria, Torres Martinez Desert Cahuilla Indians and Indian Canyon Mutsan Band of Costanoan tribes on June 1, 2020. Additionally, no cultural resources of Native American origin were identified in the Cultural Resources Assessment (Appendix CUL) conducted in March 2017 and peer reviewed in July 2020 that would be impacted by the project. The site is considered to have low archaeological sensitivity (see Section 5, Cultural Resources). However, there is always a possibility that unanticipated resources may be discovered during project construction and operation.

Mitigation Measure TCR-1 would be required such that unanticipated discoveries are not damaged or destroyed during construction activities. Therefore, impacts to tribal cultural resources would be significant and would require mitigation.

Mitigation Measure
TCR-1 Unanticipated Discovery of Tribal Cultural Resources In the event that cultural resources of Native American origin that may be considered tribal cultural resources are identified during construction, all earth disturbing work within 50 feet of the find must be temporarily suspended or redirected until an archaeologist has evaluated the nature and significance of the find and in consultation with the on‐site Native American monitor. If the archaeologist and Native American monitor determine that the resource is a tribal cultural resource and thus significant under CEQA, a mitigation plan shall be prepared and implemented in accordance with state guidelines and in consultation with Native American groups. The plan would

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include avoidance of the resource or, if avoidance of the resource is infeasible, the plan would outline the appropriate treatment of the resource in coordination with the appropriate Native American tribal representative(s).

LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED

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19 Utilities and Service Systems
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact No Impact
Would the project:
a. Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or storm water
drainage, electric power, natural gas, or
telecommunications facilities, the
construction or relocation of which could
cause significant environmental effects? □ □ ■ □
b. Have sufficient water supplies available
to serve the project and reasonably
foreseeable future development during
normal, dry and multiple dry years? □ □ ■ □
c. Result in a determination by the
wastewater treatment provider which
serves or may serve the project that it
has adequate capacity to serve the
project’s projected demand in addition to
the provider’s existing commitments? □ □ ■ □
d. Generate solid waste in excess of State or
local standards, or in excess of the
capacity of local infrastructure, or
otherwise impair the attainment of solid
waste reduction goals? □ □ ■ □
e. Comply with federal, state, and local
management and reduction statutes and
regulations related to solid waste? □ □ ■ □
Setting
Potable Water
Potable water would be provided to the project by the CCWD. According to the City’s General Plan, the primary source of water for Pleasant Hill is the surface water of the Sacramento-San Joaquin Delta, transported via the Contra Costa Canal. The CCWD treats this water and provides it directly to the area of Pleasant Hill generally east of Pleasant Hill Road. CCWD can also draw groundwater from wells or surface water from its reservoirs or the Sacramento or San Joaquin Rivers to supplement supplies as needed (City of Pleasant Hill 2003).

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CCWD provides treated water to approximately 200,000 customers from three water treatment plants, as well as treated water storage reservoirs, pump stations, and pipelines that form the distribution system for the water district. According to the 2015 UWMP, near-term demand was projected to average 148,000 AFY and near-term supply was projected to average 213,700 AFY. By 2040, CCWD projects an average demand of 191,000 AFY and an average supply of 249,800 AFY.

Increased supply and reduced per capita demand over time are planned to be achieved through small increases in supply agreements, continued implementation of water demand management measures focused on conserving water and eliminating water waste and continuing increased use of recycled water (CCWD 2016).

Pleasant Hill City CouncilJanuary 24, 2022

Pleasant Hill City Council
January 24, 2022