RESOLUTION NO. ____ - 22
A RESOLUTION OF THE CITY COUNCIL, CITY OF PLEASANT HILL, APPROVING 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 notice 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
490 Golf Club Road – PLN 21-0294
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, after notice thereof having been duly, regularly and lawfully given, a public hearing was held by the City Council on January 24, 2022, 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 January 24, 2022, the City Council adopted Resolution No. __-22 to approve each of the four associated entitlements in accordance with the findings and conditions of approval contained in City Council Resolution No. __-22; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Pleasant Hill, in accordance with Chapter 18.90 of the PHMC, approves Development Plan Permit PLN 21-0294 based upon the following findings and conditions of approval contained in Attachment B of the CC Staff Report:
Development Plan Permit Findings
1. 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 490 Golf Club Road – PLN 21-0294
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.
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 reinforce 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 490 Golf Club Road – PLN 21-0294
Costa canal corridor. In addition, the Planning Commission recommended, and the City Council agreed, that the proposed density, amount and even distribution of usable open space, location of three-story 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.
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 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 after finding that the adopted performance standards are met.
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.
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 transportation facilities.
490 Golf Club Road – PLN 21-0294
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.
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 Inclusionary 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 City Council of the City of Pleasant Hill, in accordance with Chapter 18.95 of the PHMC, approves Use Permit PLN 21-0294 based upon the following findings and conditions of approval contained in Attachment B of the CC Staff Report:
Use Permit Findings
490 Golf Club Road – PLN 21-0294
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 (ages 2-6), and (3) the proposed uses could be allowed 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) the proposed uses could be allowed in the two adjacent zoning districts (MultiFamily 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.
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.
3. The proposed use is consistent with the policies and goals established by the General Plan.
490 Golf Club Road – PLN 21-0294
The project is consistent with the General Plan goals/programs/policies cited in Attachment B (City Council Resolution: see Development Plan Permit Finding no. 3).
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Pleasant Hill, in accordance with Chapter 17.25 of the PHMC, approves Minor Subdivision (Tentative Tract Map) PLN 21-0294 based upon the following findings:
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 (City Council 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 (City Council 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 proposed density can be approved due to: (1) 490 Golf Club Road – PLN 21-0294
sufficient setbacks, (2) appropriate siting of the three & four-story residential structure, 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.
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 type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property 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 agricultural 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 City Council of the City of Pleasant Hill, in accordance with Chapter 18.115 of the PHMC, approves Architectural Review Permit PLN 21-0294 based upon the following findings:
490 Golf Club Road – PLN 21-0294
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 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.
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 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.
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 490 Golf Club Road – PLN 21-0294
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 18.115.010.B and 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 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 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. iv. 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 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. 490 Golf Club Road – PLN 21-0294
The project is consistent with the following Residential Design Guidelines (DG):
DG.I.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.
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 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.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.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.
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 490 Golf Club Road – PLN 21-0294
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.10.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.
Architectural Review Commission 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 considered 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.
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.
490 Golf Club Road – PLN 21-0294
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 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:
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.
CEQA Finding
An Initial Study and draft Mitigated Negative Declaration were previously prepared and certified 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 certified 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. 490 Golf Club Road – PLN 21-0294
ADOPTED by the City Council of the City of Pleasant Hill, on the 24th day of January, 2022, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
MICHAEL G. HARRIS, OD Mayor
ATTEST:
DANIELLE K. HABR, City Clerk