This chapter describes all of the standards for site planning and building design. These standards will govem new construction, as well as modifications and additions, in the plan area. The development standards have been prepared and evaluated in terms of · the three dimensional form and design character that the City seeks to achieve. The standards represent an integrated package of requirements for site planning and building design in order to establish an Aging in Place Campus in the Specific Plan Area. The development standards set forth in this Specific Plan provide a comprehensive set of regulations governing the use and development of the land.
These development standards replace the City of Pleasant Hill Zoning Ordinance within the Specific Plan Area.
Nevertheless, the development standards include references to specific provisions of the City of Pleasant Hill Zoning Ordinance and the City of Pleasant Hill City Wide Design Guidelines. In particular, the specific provisions are PHMC Chapter's 18.20 R - Residential Districts, 18.30 Planned Unit Development (PUD) and Precise Pian Districts {PPO), 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 Preservation Ordinance. In addition to the City Z<:>ning Ordinance and City Wide Design Guidelines, the site complies with the American Disabilities Act.
California Building Codes, Cal Green, Model Water Efficient Ordinance, and Stonn Water C.3. Should there be a conflict between this Specific Plan and the City of Pleasant Hill Zoning Ordinance. the provisions of this Specific Plan shall govern.
6.1 ·Aging in Place Campus Development Standards
Due to site constraints and multiple uses and programs, the Aging in Place Campus is dependent on a fire access road that also includes underground utilities and serves as vehicle circulation. The fire access road is placed around the perimeter of the site and serves as a buffer between Aging in Place Campus' users and adjacent neighbors. In order to build the fire access road, a retaining wall must be built along the eastern and northern property 1.ine. The retaining wall will be seen within the site, and the neighbors will see the top of the wall or a low wall at guardrail height. Due to safety, the fire access road has driven the design for the Aging in Campus as a whole. Within the perimeter fire access road, are afl of the Aging in Place programs, and they need to be adjacent to one another in order to further CiA's vision. In addition, there is -not enough open space in Parcel C, to satisfy the open space requirement for the senior affordable housing project at 200 square feet of open space per unit (a total of 16,400 square feet}.
Therefore, usable open space for ,he affordable housing project/Parcel C is to be satisfied over the entire Planned Unit Development. When adding in common areas from Parcel A and B, there are over 17,076 square feet of open space across the PUD1 which exceeds the 16,400 square feet open space requirement. Table 5 illustrates the Development Regulations imposed on the site as a whole. 28 Table 5. Aging in Place Campus Development Regulations ~ Requirements per codes and guidelines - 1 Square Footage and-Count L------ -- ·- --- - · . ·+-
i-LotCov~rage_ __ _ _ ___ ·-··---------!~-- -~- __
~ -:~:_d=Footprlnt1Buik1iii1(Arei -- . _:_.:=_j_~;;a. -~ ·-·~ r Site Coverage/Building Area % ; 31 o/o t ·--Open-SpaceArea ------ - , 41,664 ·-·-- -
t- Open Space_%_ ··"----· - - 24%--
l LandscapihgArea·-- ______ _
Landscaping% i
t · Paved Area· · ·
i Paved% ··
43,223
25%
24,006
~
j
_j
;-- TotalParking .LotLanct8CaPing ___ ___ __ ----·--- - - 10-,648 -·--·-- --_-_-__ - -- _ ~ :To1a_1_:Paric1ng'~---·- ·-~----·--· · __ ,.__ -··--·-·--··· · ----~,21--- 1 r ADA ----- · 6 ---- ~
[--~om~~-- -_-_-_-~_-__ :1a_~--------- ___ JI
1· Bicycle --'-'--,-6---·----. --~ -- - . I
r-~tlort- term I 12 --- ----·-··--- ---1
l--- - ---- - ·- -•- / ·· ·-- - . ·-· ----·- ----~----------·-·--- ----- ·····7' 1 Long - term . 4 1-rrees··-----. ···- ---------··· -.------- I
2 new trees per protected tree removed (49 trees) 98
____________ _,
; 1 new tree per unprotected tree re.moved (28 trees) - +---•------------- 28 I- . .. --.. -----------···---- j Parking ratio- 1 tree per 3 spaces (min. 41 width) I--·------ - -- ·---···-·--· -···---- - ' Deciduous - 2/3 I 42 ---784 ---·-- 1- - ------- ·-- · - -- -- 1 Evergreen - 1/3 f Total Number of Added Trees
- ---·-·1 s9 ---· -------· ·- -- -
- · ~ .. -• ■--
29 : 143
- --'--
I ---;
1 I
I -,
I
6.2 CiA and CiL Parcel A Development Standards
CiA and CiL are both located on Parcel A and have integrated development standards (Table 6 and Figure 9). Due to CiA's and Cil's Young at Heart Intergenerational Program, the two uses and buildings must be adjacent to one another. Through traditional Montessori activities, singalongs, story time, and more, the children from Cil and adults from CiA are brought together and create a special intergenerational bond. i • ..................... ... LC, .... ,. .... I
CiA is classified under 18.15.030 Public and Semipublic use classifications. Care facility, large, licensed is any one of the following residential or nonresidential care facilities, which serves seven or more residents (or clients). A community care facility, as defined at Health and Safety Code Section 1502, including: resid.ential facility; adult day program; therapeutic day services facility; foster family_ agency: foster ·family home; small family home; social rehabilitation facility; community treatment facility; full-service adoption agency; noncustodial adoption agency. CiA Is an adult day program. CiA is adhering to the City of Pleasant Hill City Wide Non-Residential Design Guidelines for Commercial Office, Light Industrial, and Mixed Use.
CiA will comply ~h the Califomia Building Code; City of Pleasant Hill Zoning Ordinance with a use classification for PUD. Community Care Facility, license; and NonResidential City Wide Design Guidelines. · . p I ,.. r1 .... r.:1..,",r" r ,,... r I
Cil is classified under Day Care, General. This classification inclu~ nursery schools, preschools, and day care centers for children. CiA Is adhering to the City of Pleasant Hill City Wide Non-Residential Design Guidelines for Commercial Office, Light Industrial., and Mixed Use. Cil will comply with the California Building Code; California State Licensing for Child Care; City of Pleasant HIii Zoning Ordinance with a use classification for PUD, Day Care General; and Non-Residential City Wide Design Guidelines.
30 Table 6. OA and Cil Development Standards
rrteq-uirements per cod• and guidelines - . Square Footage and Count ~-- .. __ .---- ----··-· - - . -····--- 1 Lotepverage ... __ ·-- ______ ·-· ______ --i-- __ .-- 1 Site Area · 80.369 SF
~ Building Footprint/Building Area - - · , 23.231 SF
,_ - Site Coverage/BuiidingArea % -- ·-- -·7 28.91 % ~--- --- !°7!:t!!7e ___ ·-· __ ····· ···-t:,313SF .. --·· ·· -. - -
I L Open Space% ·-: i 29.01% -------
L Lan~scapi.ng A~e~ _ _ · 1 · 18;210 SF .
L Landscaping% ·--··- ____ i 22.6S°/4 ____ . - --···--- , Paved Area ; 12,440 SF
r. Paved% ___ ··----~~- ··------L~~-~8~ ______ -· __ -~ ~~ 1 Total-Front Yard I 6,665 SF '
. 1
I
r.-=~ront.YardLancfscap!_ ---=-· =-~=--_ 3,355S~-- ~~-- f Total Front Yard Landscaping___ 50.34% l 'Minimum Lot Area 7,000 SF
: Miflirlwm lot Width ·10· teet
rMklimum Lot Depth ---·. - - 90 feet
· Mmffnum SetbaCks ·--··· I ·. . ________________ _._____ ,~-------- : From front I 20 feet ~rom rear ·-----··- -· --· ·----;*Thf"eef- -- __ ,, ·--· -- ----·--· ·---------------·) - ···-_______ _J
·-· ----- ---· ___ __,! I
j
- Frorhside - ----··---- ---- ;Ofeet ·------· ---- -- ·-- - 1 ~~:~-t~·=:_·_· _-· J fl~:SF~SF?!~~~---~1
Parking CiA Day Care and Memory Care 71
~- -------. ·-------- --!.----· -- -- , .... Drop-off at CiA Day Care · Car drop-off ;- Dro~~ff ~ ~~~ory ~~~~-- - · - f-'?8' ~nd shuttl~~~o~ _ · .~ . -~~r~~~-~~~r~5.:h~o~-- - ··· . ~ ~--- .. ...
, Drop-off at Cil Preschool j Car dr~~--o~-
~ · Bike Parking · '. See Table 5
- J
t. - MoiorcycieParking. 7 See Table 5 - . -
m::=-- ------. -
! =:h':lght Umlts - . ;'18 feet·--· . -
:·Buildings --· _ .. --[3s teeC , ·-
[ :~!!e~~~~~~~ ... __ . __ ,.. _ .. ----·-• ~- --~i!!~et · _ .. ; Perimeter Site Fences (excluding retaining walls) · 8 feet h·-- -----·--- . -· - ~'------. -- . \ 't•~: :.her.of Stories _ 1 3 stories 31 f Floor Area Ratio'(FAR)- ·-·
t Site Area ·
Building Arai
f_N( __ _
1- _ _j__ __
J.-·
I
... ·~ ......... -... , ........ ·•-~+-~--- ~~,'iJt:13
[ 80.389SF
31,887SF
0.39 ~
tr..,:u~J:•-1 !1 r~,.e.
f4':~~ ...
A. llCJffit,"ICVTH CiiA llre'fflSN
~·~· .......,..,...,...~,--,---=.·.:.-::..-:,..--:..,.-_-_--=-.---=._- .. ..iE.'~~~~-:
-¥.; .:.L .: ~~~.b.~~ · • ._.!_ -f·. J
e. EA&T.iWE.ll CIA & • IEetUJN
"- .
,_ .l ; ~J:-;\ ': \ ;
l"'·--i ·. !.. L.r- -~·
;I,.
~
32 6.3 CiA Future Assisted Living and Clinic Parcel B Development Standards The CiA's Future Parcel will comply with the California Building Code; City of Pleasant Hill Zoning Ordinance with a use classification for PUD, Community Care Facility, license; and Non-Residential City Wide Design Guidelines (Table 7)..
Table 7. CiA Future Development Parcel Standards
! Requirements-par codes and guidelines --- - . --: Square Footage and Count -· .. - . - -- - . -, ~ Lot Coverage . ---·-·-- ·~---··· -·.- ----r- . . . -···----·---·:
,~ SiteAr~a ---.. .---=-~- -~-----~-.~~,976SF------·-··-- . . ·····-·~· f Building Footprint/Building Area · 1 10,244 SF ----- _ j t . -Site CoverageieuifdTngArea %- ... -- -.. . ·-· --- -· - - : 34.17% --- l Open.Space Coverage --==--- ----- l
! Open SpaceArea -- --·-- ! 41736 SF ·-···--· ~ ··~· -.------------ ... ,!.---· ~ I Open Space % 1 15.80% 1 . Landscaping Area t 5,962 sr=·
i--·· Landscaping%----. - ·110.89% - - I PavedArea ti.faosF-----·--- -, ... ___ .,. , ... -J __ t- Paved0k____ - - - - --- - 13.74%
i--- .- - - - ..... ---- ----- ·--+ . -----·---- ) Total Front Yard i 1,709 .SF f- .. - Front Yard Landscape-- ,_ .. _ ·- . - - ·· -·- -- .. ! 1,161 SF .... - ·--------· - - I f. Total Front Yard Landscaping'----------·-- · i 67.93% ----·- .. ---~- ·----- 1 Minimum Lotiiea·- --- ---·-·-· d 7t000-SF - ·-, I •--..,..,..-------- --- - · -i--:a~ ~~----------·--' . 1 .-'.Minimu.mt.otWJdth. _ _ _ -·- ~-~: toteer __ _ ~mum Lot Df,pth _____ ___ · mteet ·----------.i · Mimmum~ks . -· 1--~~- - ·~·--·
l. -~·-· · --~-- - ---~ --·------- -- . ___ --- - - - i From front : 20 feet :- From' rear·- - , 5 feet
I ~ ~ms1de - ___ I o teet · . --- -
~ ~arking and dft,p-Qfi - ·T- - ------- ' Parking - ---- - --- ("14 + Clinic TBD j. -- Drop:off .. ·- ____ .. !Not Provided- . -~
l ' Hefghtlimits. Street Lights - --- · -- --~--=--=-·-· J1--18~feet - - ~ ··-I ·- ---· . ---- - ____ J i Building · ; Site Fences-··--·-·
: Perimeter Site Fences (excluding retaining walls)
Floor Area 'Ratio (FAR)
33 I 36feet
-·q;leet ---.
-~ Bfeet ·--·
I
· ! 3stoiies __ J._.__ -- .
l
l
I
l
I - - --,
-$it$-Area --;
· M• •• . ,~.;,...~--• ...
S-uildiAg"Ar$a
.FAR. ·-··-
; 26.~00SF
I 0.88 . __ ..J...:.:,_ · ---- '
6.4 Senior Affordable Housing Parcel C Development Standards Senior Affordable Housing Is classified under PHMC Section 18.15.020 Residential use classifications. Senior housing is housing that is available only to households in which the head of the household is 55 years of age or older, and which is not a care fa,cility (small or large) as defined elsewhere in this section.
The Senior Affordable Housing will adhere to the City of Pleasant Hill City Wide Multifamily Residential Design Guideline~ for Multifamily Residential; City of Pleasant Hill Zoning Ordinance with a PUD, Senior Housing Use Class1fication, R-7 Development Regulations, rttle 24, Greenpoint Rated, Califomia Tax Credit Allocation Committee Regulations, California Debt Limit Allocation Committee Regulations, and SAHA Design Guidelines (Table 8 and Figure 10).
Table 8. Senior Affordable Housing Development Standards I Requirements per codes and guidelines-. . Square ·Footage and Count -. -- I ·~-.. . -__,....._...... ··= - - ·- - -----~·- -•--··. . ·----- ·- , ____ .. ···-·- ____ ..J !~ -··- . ---- --- - 63.,665SF_ ___ .
I Building Footprint/Building Area ___ 20.,230 si=* ___ , 1 __ Site ~~~erage/Buildin~~~~ -~ ·-_ - · · __ - , ~% - _ - : Open $pa~ Coverage
Open Space Area
' - Open 'Space%
;--Land5Caping Area
,···------·· 1 Landscaping % 1-- .. --·---
1 :~:;a , - Total Front Yard
: --Front varcf Lanciscap8
r·-· - - •• ..... . - ----- · -- - .-- . . Total Front Yard Landscaping 1-·· . ... _ ---· .. ...... . . Minimum Lot Area l--·· . . ···- i Mir..imum Lot Width
l 13,615* SF
. 21% .
i 19,501_ SF
! 30%' --
---- ~7,446 SF . :·12% ___ _ J _________ --
12,230SF
1,515 SF . .
68% . . - - ., - - - ..
11:,ooSF .
- - .,,.. ·;o feet· · -·--·--- · -
r~um -~~~Dep_!_h_ - ----- --- _,_ , ,
, Minim.um Setbacks ~ -- Fron1froni ___ _
From rur
34 ·90feet
20teet1s feet
~~ i
I
I
I
I
·-1
I
j
- j
t From side
Parking
Maxi•mum Height LimT~·--
Street Lights
Building
Site Fences
Perimeter Site Fences (excluding retaining walls}
·Number of Stories
Floor Area Ratio (FAR)
-S.ite-~
Building Area .--..... F,,_AR ________ _._ _____ _
·1 s1eet
20 spaces
i 24feef
·149feet
~6feet
8feet
. ·4-stories
·63.665 SF
68, 28 SF
1~07 -
*17,076 square feet of open space is calwlated over the entire PUD to meet the-16,400 square feet requirement.
Figure 10. Senior Affordable Housing Site Sections
r'7°-
J . .' •~~ r L - ~---"----&
A. llhlf!1'HOIJJt f."1' !-
ll.l,St.wts
6.5 Development Phasing
Due to the property's set back from major streets such as Gotf Club Road easements, and site conditions, there will be eight phases of development for the project. The following provides a general outline of the phasing, with more specific phasing to be reviewed by the City as the project becomes closer to construction. SlgniftCant 35