City of Pleasant Hill
March 2, 2021
Leslie Palaroan
Satellite Affordable Housing Associates
1835 Alcatraz Ave
Berkeley, CA 94703
A C..,J, recycled paper
RE: Rezoning (PUD Concept/Specific Plan) and General Plan Amendment PLN 18-0445 at 490 Golf Club Road - 490 Golf Club Road Project
Dear Ms. Palaroan:
On February 22, 2021 the City Council "approved" PUD Rezoning application no. PLN 18-0445, to include the associated PUD Concept/Specific Plan and associated zoning map amendment, with the adoption of City Council Ordinance No. 942 for the proposed project site. The Rezoning request is to change the existing R-7 Single Family Residential - High Density zoning district (for the entirety of the 4-acre project site) to a PUD - Planned Unit Development District - Specific Plan. The City Council's approval is subject to the findings contained in City Council Ordinance No. 942 (see enclosed).
The decision (adoption of the City Council Resolution) of the City Council becomes final on the date of the decision.
If you have any questions on your application or the hearing process, please contact me at (925) 671-5206.
~~ 1&ff o1sen
Associate Planner
Cc: Lisa Hammon, 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 ORDINANCE NO. 942
AN ORDINANCE OF THE ClTY COUNCIL, CITY OF PLEASANT HILL,.TO APPROVE A
REZONING TO PUD - PLANNED UNIT DEVELOPMENT DISTRICT INCLUDING AN ASSOCIATED CONCEPT/SPECIFIC PLAN (PLN 18-0445) & TO ADOPT AN INITIAL
STUDY/MITIGATED NEGATIVE DECLARATION INCLUDING A MITIGATION MONITORING AND REPORTING PLAN FOR THE 490 GOLF CLUB ROAD PROJECT, AT 490 dOLF CLUB ROAD
WHEREAS, the applicant, Choice In Aging/Choice In Leaming & Satellite Affordable Housing Association, submitted a Planned Unit Development District (Rezoning) application and Concept Specific Plan (PLN 18-0445) to include a: (1) Choice in Aging (adult day care facility), (2) Choice in Leaming (Montessori pre-school facility), (3) 82-unit (4-story) affordable senior housing facility (81 affordable units and one manager unit), and (4) a medical clinic and threestory assisted living facility. The project is located on the north side of Golf Club Road (addressed as 490 Golf Club Road), APN 153-030-004; and
WHEREAS, Planbed Unit Development District (PUD) Pennit PLN 18-0445 proposes to rezone an approximate 4-acre (I-parcel) project site from the current R-7 Single Fami~y Residential - High Density zoning district and includes a PUD Concept Specific Plan; 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 Califomia 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 prepared by the City's environmental consultant (Rincon Consultants, Inc.) and circulated for public review between September 10, 2020 and October 13, 2020; and
WHEREAS, a Draft Initial Study/Mitigated Negative Declaration ("Draft IS/MND") was prepared; and
WHEREAS, pursuant to State CEQA Guidelines Section 15087(e), the Draft IS/MND was circulated for a review period from September 10, 2020 to October 13, 2020; and WHEREAS, during the public comment period, the City consulted with and requested comments from all responsible and trustee agencies, other regulatory agencies, and others pursuant to State CEQA Guidelines Section 15086; and
WHEREAS, the City received four ( 4) written comment letters of the Draft IS/MND; and WHEREAS, the City has prepared a Final IS/MND, consisting on the comments received during the public review and comment period on the Draft IS/MND, written responses to those comments, and revisions to the Draft IS/MND. For purposes of this Ordinance, the "MND" shall refer to the Draft IS/MND, as revised by the Final MND, together with other Sections of the Final MND; and
WHEREAS, pursuant to Public Resources Code Section 21092.Sb, the City provided notices of the ARC, PC and CC meetings to public agencies that provided comment on the Draft IS/MND; and
WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing was held by the Architectural Review Commission on November 5, 2020 regarding the proposed PUD rezoning, and associated Concept/Specific Plan, at which time all interested parties were invited to provide comments on the proposal; and
WHEREAS, on November 5, 2020, the Architectural Review Commission adopted Resolution No. 6-20 recommending the City Council's Certification of the Final Mitigated Negative Declaration, Adoption of Environmental Findings Pursuant to the Califomia Environmental Quality Act and Adoption of a Mitigation Monitoring and Reporting Program; and WHEREAS, on November 5, 2020 the Architectural Review Commission of the City of Pleasant Hill, in accordance with Section I 8.30.060(A) of the PHMC, adopted Architectural Review Comniission Resolution No. 06-20 to recommend approval of the Planned Unit Development District rezoning, and associated Concept/Specific Plan, PLN 18-0445 to the Planning Commission and City Council with associated findings and conditions of approval; and WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing was held by the Planning Commission on December 15, 2020 regarding the proposed PUD rezoning, and associated Concept/Specific Plan at which time all interested parties were invited to provide comments on the proposal; and
WHEREAS, on December 15, 2020 the Planning Commission of the City of Pleasant Hill adopted Planning Commission Resolution No. 17-20 to recommend the City Council adopt the associated IS/MND and approve the MMRP for this project, based on the findings in Planning Commission Resolution No. 17-20; and
WHEREAS, on December 15, 2020 the Planning Commission of the City of Pleasant Hill adopted Planning Commission Resolution No. 17-20, in accordance with Section l 8.30.060(A) of the PHMC, to recommend to the City Council approval of the Planned Unit Development District rezoning, associated Concept/Specific Plan PLN 18-0445, based on the findings in Planning Commission Resolution No. 17-20; and
WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing on the proposed Rezoning, PUD and Concept Plan/Specific Plan was held by the City Council on January 25, 2021, where all interested persons might appear and be heard; and WHEREAS, on January 25, 2021, the City Council adopted Resolution No. 8-21 adopting the Final Mitigated Negative Declaration Prepared for the 490 Golf Club Road Project, adopting environmental findings pursuant to the California Environmental Quality Act, and approving a Mitigation Monitoring and Reporting Program.
NOW, THEREFORE, the City Council of the City of Pleasant Hill does ordain as follows:
Section l. The City Council hereby adopts the Planned Unit Development District (PLN 18-0445) Concept Specific Plan (Exhibit A-1) and Map (Exhibit A-2), each of which are 2 incorporated herein, based on the following findings according to Chapter 18.30 of the Pleasant Hil1 Municipal Code:
A. Per Pleasant Hill Municipal Code § 18.30.060(A), in order for the Architectural Review Commission to recommend approval of the proposed PUD rezoning, that body must be able to make the following findings, all of which the Architectural Review Commission made by passage of a resolution to that effect on November 5, 2020:
1. The design of the structures co,forms to the topographic features of the particular site.
The majority of the site is relatively flat with the exception of the northeast portion of the site which is sloped; however, all of the associated structures wi11 be constructed on a relatively flat portion of the site with the exception of a three-story portion of the 82-unit affordable senior housing facility (and a vehicular driveway) which would be designed to maintain a majority of this sloped area to retain the site'·s natural topography. Also, the sloped area would be enhanced and maintained with common landscape area. Of the 212 existing trees located within the 4-acre project site 160 trees are proposed to be removed to include 46 Coast Live Oak trees and 4 Valley Oak trees.
In addition, of the 160 trees to be removed 52 trees are "protected" trees (30 native trees and 22 non-native trees) in accordance with the city's Tree Preservation Ordinance. Lastly, there would be retention of 42 existing trees along with the addition of 143 new trees (for a total of 185 trees) to provide screening from most adjacent perspectives.
2. The design of the structures enhances the natural attributes of the particular site.
The project site is surrounded by urbanized uses consisting of a single family residential neighborhood and the Contra Costa Country Club golf course (to the west) and multifamily residential structures to the east and to the north. In addition, the Contra Costa canal (and canal trail) extends along the west side of the project site. Abutting the south side of the project site is a surface parking facility servicing the Diab lo Valley Junior College and further south is the college itself. The project site is currently developed with the Choice in Aging (adult day care facility) and Choice in Leaming (Montessori pre-school facility) both of which would be demolished and re-constructed.
The allowance of the PUD residential portion of the project, which will primarily be located on the east portion of the site, would be adjacent to existing multi-family residential uses and the Diablo Valley Junior C9llege parking facility. In the northeast portion of the site the four-story 82-unit affordable senior housing facility will be stepped down to three-stories to maintain the natural topography ( upslope area) helping to minimize impacts (i.e. privacy, shadowing, views) to adjacent residents. In addition, the project will provide perimeter landscape (i.e. trees) to screen the new facilities from adjacent land uses resulting in a softened appearance. Furthem1ore, in combination with the 890-foot setback from Golf Club Road, the perimeter landscape along the south property line will significantly screen the project site from the Golf Club Road public right-of-way and Diab lo Valley Junior College. Lastly, the design of the new structures 3 will enhance the project site by replacing outdated structures with new high quality designed structures, a new parking facility and new landscape.
3. The scale and bulk of the structures are appropriate to the particular site.
The surrounding neighborhood consists of multi-family and single family residential structures, a surface parking facility, the Contra Costa Country Club golf course, the Contra Costa Canal trail and the Diablo Valley College campus. Thus, the proposed project is appropriate for the area as there are other existing structures with multiple building stories (such as two-story and three-story residential buildings) in the immediate neighborhood, the multiple large and multiple story structures within Diablo Va.lley College. Fmthennore, the canal corridor provides a buffer between the project site and the single family homes and golf course to the west. To further minimize the effects of development within the PUD on nearby residential uses, the Concept Specific Plan notes significant setbacks ( as measured from each building to the nearest property line) that range between 39-feet and 70-feet. Therefore, the proposed two-story, threestory and four-story buildings will not impact (i.e. privacy, shadowing, obstruction of views, etc.) adjacent residentia] uses. Lastly, the Concept/Specific Plan proposes deve_lopment to be a1lowed up to four stories (for the senior housing facility only, located on Parcel C) with a maximum building height of 49 feet. However, through the design review process the ARC will ensure that the height, scale and mass of the development will be compatible in relation to surrounding properties.
4. The landscape plan is appropriate to the particular site.
The proposed landscape plan provides a plant palette consisting of 143 new trees and drought-tolerant plantings to complement the existing landscape. Furthennore, the 143 new trees will include both Coast Live Oak and Valley Oak species. Furthermore, the landscape plan will be required to be 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. In addition, the project will be required to comply with the minimum site landscape coverage standards noted in the PUD Concept/Specific Plan .. Lastly, the proposed open space opportunities contained within the PUD area (project campus site) is appropriate to the campus layout of the site and will be a benefit and appropriate for future residents and users of the site.
B. Per Pleasant Hill Municipal Code § l 8.30.060(B), in order for the Planning Commission to recommend approval of the proposed PUD request for rezoning, that body must be able to make the following findings, all of which the Planning Commission made by passage of a resolution No. 17-20 to that effect on December 15, 2020. 1 . The PUD plan or spec(fi.c plan is consistent n•ith the general plan and other applicable policies and is compatible with surrounding development.
The proposed building heights, and substantial building setbacks, allow the structures to be consistent with the City's design guidelines and therefore were recommended for approval by the Architectural Review Commission. Furthennore, the Planning 4 Commission concurs with the ARC's findings of approval associated with the PUD Concept/Specific Plan as cited in Architectural Review Commission Resolution No. 06-20, and as a result recommends approval of the PUD request in accordance with Chapter 18.125 of the PHMC. Lastly, the City Council has detennined that the proposed density, amount and even distribution of usable open space, location of the three-story and four-story buildings, appropriate mass/scale/bulk of the buildings, substantial setbacks, adequate tree screening along all property lines and adequate amount of parking associated with the proposal would result in compatibility with adjacent residential and public institutional uses.
In addition, the Project is consistent with the General Plan because the multiple uses proposed for Parcels A and B (and which are to remain in the existing Semi-Public Institutional General Plan land use designation) are either permitted uses or a11owed uses with prior approval of a Use Pennit. In addition, the proposed PUD project is consistent with the General Plan because the multi-family residential use (affordable senior housing) proposed for Parcel C is associated with a General Plan amendment request to change the existing Semi-Public Institutional General Plan land use designation to a Multi-Family Very High Density General Plan land use designation.
Therefore, if the proposed multi-family residential use and General Plan amendment are both approved, the proposed use would be a pennitted use within the new General Plan land use designation.
Lastly, the Project is consistent with various Goals, Policies, and Programs of the General Plan as noted below:
Co1111111mity Development Program 1.2 - Development of the area or property to be re-designated shall not have sign{ficant growth inducing imp. acts or signfficant traffic or noise impacts on existing residential neighborhoods. Intensification of land use on properties larger than 40,000 square feet and not on Table 1122 is presumed to have signtficant growth inducing impacts unless it is shown that appropriate design and mitigations l'Vill minimize impacts on schools, traffic and residential neighborhoods.
Development of the site would not have significant growth inducing impacts, such as traffic and noise, on adjacent residential neighborhoods as these issues are addressed in the associated Initial Study/Mitigated Negative Declaration and found to either be a less than significant impact or can be abated by implementing an appropriate mitigation measure. In addition, a traffic study was prepared by the applicant and assessed by a city-chosen environmental consultant (Rincon Consultants, Inc.) to address potential traffic impacts. Lastly, potential impacts on local schools is also addressed in the IS/MND and was found to be a less than significant impact especially since · the residential component of the project is limited to one-bedroom senior housing units.
Commu11ity Development Goal 2. Maintain the historic balance among different types and intensities of residential development, commercial retail, o..ffice uses, and open space.
Community Development Policy 2A. Encourage uses needed by the community at appropriate locations.
5 The proposed project would result in 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. This new land use designation can be used in other appropriate areas of the City that will assist in providing additional lower cost housing as this level of density results in generally lower cost housing.· In addition, in the case of this proposed project at the proposed location, the City Council has detennined 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.
Community Develop111e11t Program 2.2. When rnaking decisions regarding {1) intens{fication ofresidential zoning or land use designations or (2) changes in land use designations fi-0,11 commercial to residential, the City shall onzy permit such changes ·when the change in land use is reasonab(v expected by the Cizy Council to result in (a) effective rnitigation of environmental constraints, noise, tra.(fic, and other hazards; (b) excellence ~f design; (c) compatibility with adjacent development; and (d) at least one of the following: provision ~f affordable housing pursuant to the policies in the City's Housing Element; provision of parkland or recreation facilities consistent l 1vith Conznnmity Development Goals 17, 18, and 19.
Note: On November 5, 2020 the ARC adopted Resolution No. 06w20 recommending approval of the project (to the Planning Commission and City Council) based partly on: (a) excellence of design and (b) compatibility lVith adjacent development. In addition, the Planning Commission has detennined and recommended to the City Council that the proposed density is compatible with adjacent residential and public institution uses and results in various compatible site features such as increased setbacks, adequate parking and ample usable open space.
The Draft Initial Study/Mitigation Negative Declaration includes nine recommended mitigation measures which effectively mitigate any potential environment impacts associated with the project. In addition, the proposed multi.family residential (senior housing) use will be consistent with the proposed Multi-Family Very High Density General Plan designation. The project also complies with applicable affordable housing requirements through provision of 81 affordable senior dwelling units on the project site, that will be deed restricted to affordable to the Low Income level category, helping the City satisfy a portion of the City regional share of affordable housing.
Lastly. the project would satisfy Community Development Goals 17, 18 and 19 by providing Parkland Dedication fees in accordance with the City's Subdivision Ordinance (Chapter 17 of the PHMC).
Commrmity 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 6 approximately 60 years ago. The proposed project would rejuvenate the site with a new residential development, new and expanded adult care and pre-school facilities, in addition to a 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 detennined and recommended to the City Council 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 genera11y be cohesive with the existing, surrounding residential development.
Commu11ity Development Goal 24. Place utility lines underground.
C01mnunity Development Policy 24A. Achieve undergrounding of utilities lvhen and rvherefeasible.
The project does not propose any new above ground utilities. ln addition, no existing above ground utilities will need to be undergrounded as pa1t of the project, primarily due to the project site's distanced location from the nearest public right-of-way.
Growth Ma11agemellt Goal 1.3. Ensure development is 1ivithin the Ci~v 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 Ma11ageme11t Goal 2. Approve new development on(y after finding that the adopted pe,formance standards are met.
The project can be accommodated by existing services, with acceptable impact levels, to include: water supply, sewage disposal, school distticts, parks and open space, fire protection, police and stonn drainage.
Growth Management Policy 2B. Require that nelv development pay its share of costs associated with the overall gro,vth in the region.
Growth Ma11age111e11t Policy 2C. Require that all development projects comp(v 1,vith the City's pe,formance standards .for.fire, police, parks, ·water, .fl.ood control, sanitm:v sewer, and transportation .facilities.
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 stonn drainage. In addition, the project is required to pay its share of costs including traffic mitigation fees, park fees, school fees, sewer, water, and 7 drainage fees.
How.-ing Goal 1. Maintain a housing supp(y sufficient to meet the housing needs of all Pleasant Hill residents.
The proposed project will allow higher densities in appropriate areas of the City and wil1 likely result in lower cost housing options that are needed throughout the City and the State of California. In addition, the proposed project is providing additional housing opportunities to the residents of Pleasant Hill, including deed restricted low income level senior dwelling units.
Housing Program 1.4. Study suitable sites for rezoning to Multi--famil.v high density and encourage a mix of land uses and residential densities when compatible 1,vith the neighborhood and environmental impacts are 1nitigated.
The proposed Rezoning to PUD will allow Multi-Family density at a site that currently does not a11ow this type of development. In addition, the proposed project is for a single multi-family housing structure to be developed with multi-family very high density standards. The proposed project, as detennined by the PC and the ARC, would be compatible with existing surrounding development, largely based on the proposed excessive setbacks and perimeter landscaping.
Housing Program 1.5 Contimre to utilize Planned Unit Development zoning.
The project is proposing a rezoning from an R-7 Single Family Residential - High Density district to a PUD district. PUD's allow for flexible development oflarge and/or contiguous parcels for proposed housing and semi-public institutional developments.
Housing Goal 2. Promote diversity in tenure, type, size, location and price to permit a choice of housing for persons of all economic levels.
The proposed Rezoning will allow higher densities in appropriate areas of the City and will likely result in different housing options outside of the commonly found singlefamily residences within the City and lower cost housing options that are needed throughout the City and the State of California. More specifically, this project is proposing 81 affordable senior housing units restricted to a low income level.
Housing Goal 3. Increase housing opportunities.for people of limited incomes.
Housing Policy 3A. Facilitate construction of affordable housing by favoring neH" projects that include units.for lower-income segments of the communi~v.
The proposed project is providing additional affordable housing opportunities, by constructing 8 I affordable senior dwelling units, to comply with the City's Jnclusiona,:y Housing ordinance. In addition, the 81 dwelling units will be deed restricted at a low income level.
2. The PUD plan 111ill enhance the potential.for superior urban design in comparison with 8 the development under the base district regulations that 1-t'ould app~v (( the plan were not approved.
The Architectural Review Commission (ARC) noted that the proposed project's density, amount and even distribution of usable open space, location of three-story and four-story buildings, appropriate mass/scale/bulk of buildings, substantial building setbacks, adequate tree screening along all property Jines and adequate amount of parking would result in supeiior urban design and could support approval of the proposed PUD Concept/Specific Plan. In addition, the proposed PUD plan moves the buildings away from adjacent uses to provide increased buffering and the taller buildings allow incorporation of additional architectural features that will help minimize what could otherwise result in a boxy appearance. As a result, the Planning Commission recommends approval of the PUD request in accordance with Chapter
18.125 of the PHMC.
3. Deviations from the base district regulations are just(fied by compensating benefits of the PUD plan.
Deviations to the base district regulations will result in a project that will rejuvenate and redevelop a long under-utilized site. In addition, the site has not been upgraded for an extended period of time and the project will bring enhanced landscaping and make the site more active and more attractive, and thus more appealing from adjacent views.
In addition, the PUD will allow a project that will provide economic benefits to the community and will allow the City to maintain and provide additional services to residents of the City as a whole to include affordable senior housing. Therefore, deviations from the base district regulations are justified by compensating benefits of the PUD plan. Lastly, in regards to public benefits, the applicant is providing affordable senior housing consisting of 81 one-bedroom units and one two-bedroom unit for an on-site manager (82-units total) and the project will result in an improved day care facility, adult day care facility, assisted living facility and medical clinic that all provide specialized and needed services for residents of the City that is not commonly found in the City.
4. The PUD plan or spec(fic plan includes µdequate provisions for utilities services, and emergency vehicle access; and public service demands will not exceed the capaci(y of existing and planned systems.
The proposed project do~s not negatively affect any utilities or emergency vehicle access (EV A) easements (the proposed project has been reviewed by public safety and utilities). In addition, the project wi11 be required to provide a second EV A easement to further improve public safety. Lastly, the project wi11 not exceed the capacity of existing and planned systems including sanitary sewer, drainage, water and other public infrastructure.
5. The PUD plan or spec(fic plan has been approved by the architectural review commission.
The proposed project was reviewed and considered by the Architectural Review 9 Commission at their meeting of November 5, 2020.
6. Per Pleasant Hill Municipal Code§ 18.30.040(A) in order for the City Council to approve a request.for a PUD district the minimum area of a PUD district shall be.four contiguous acres. The city council may approve a PVD district that contains less than four acres, but at least ti-vo acres, upon a.finding that special site characteristics exist, and at least one acre when the project site is located in a nonresidential general plan land use class(fication, upon a.finding that special site characteristics exist.
This finding is not applicable for the 4.00-acre project site.
Section 2. In accordance with Chapter 18.125 of the Pleasant Hill Municipal Code, the City Council hereby adopts the Zoning Map Amendment (PLN 18-0445), based on the following findings:
A. Per Pleasant Hill Municipal Code § 18.125.0S0(B), in order for the City Council to approve a request for a zoning map amendment, "following the public hearing, the [Planning] commission shall make specific findings as to whether the proposed zoning regulation or zoning map amendment is consistent with the policies of the general plan, the purposes of this title, and the limitations on residential rezoning prescribed in PHMC § 18.125.070, and shall recommend approval, conditional approval, or denial of the proposal as submitted or in modified form.'' As detennined by the Planning Commission by passage of a resolution to that etlect on December 15, 2020, the proposed amendment to the zonipg map to implement the Specific Plan/PUD/Concept Plan will be consistent with this finding because the amendment will facilitate uses consistent with the proposed General Plan land use designation of the site and the General Plan goals and programs reviewed in greater detail in the Section B above (General Plan Consistency) and consistent with purposes of the zoning ordinance as noted below. 1 . Preserve the character and quality of residential neighborhoods. The Planning Commission has recommended 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 the buildings, excessive building setbacks, adequate tree screening along all property lines and adequate amount of parking associated with the proposal would result in compatibility with adjacent uses; thus, preserve the character of the adjacent residential and public institutional uses. As a result, as proposed, the project would preserve the character and quality of the adjacent residential neighborhoods.
2. Foster convenient, harmonious, and Jvorkable relationships among land uses. The proposed Rezoning (to a PUD Planned Unit Development District - Specific Plan) to allow for land uses such as multi-family residential, adult day care, pre-school, medical clinic and an assisted living facility is generally consistent and hannonious with nearby residential and public institutional uses. Furthennore, the proposed project, as conditioned, would provide adequate parking, substantial setbacks, appropriate mass/scale/bulk for the three-story and four-story structures and adequate tree screening; thus, the Planning Commission recommends that the project is hannonious with the nearby and adjacent residential neighborhoods and Diablo Valley College campus. 10 3. Achieve the arrangement of land uses described in the General Plan. The proposed project will include land uses that are consistent with the recent General Plan Amendment for the site. In addition, there are existing goals, policies and programs that encourage additional residential housing, specifically related to affordable senior housing opportunities. In addition, the project includes relocation of existing adult and child day care uses, along with adding associated supporting uses, thus, is achieving the arrangement of uses described in the General Plan.
4. Promote the economic stability o.f'existing land uses. The project would promote economic stability as it would replace an outdated building that is currently occupied by a pre-school use and adult day care use with updated and improved facilities. Furthermore, the proposed patrons, residents and employees of the multiple proposed facilities would patronize local businesses and services.
5. Prevent excessive population densities and overcro1,vdlng o.f land or buildings. The Planning Commission has recommended that the proposed project does prevent excessive overcrowding of land and buildings as the proposed project's lot coverage, proposed setbacks and proposed three-story and four-story buildings results in the provision of ample usable open space, adequate parking; thus, minimal impacts to adjacent resident's privacy.
Therefore, the proposal would be compatible with adjacent residential and public institutional uses. Lastly, although the population on the project site will increase from current numbers, the associated utility agencies have not noted any concerns regarding the increase in population.
6. Ensure the provision of adequate open space for light, air, and.fire safety. The Planning Commission, and the Architectural Review Commission concurs, has recommended that the proposed project does ensure adequate provision of open space for light and air, as the proposed project's lot coverage, substantial setbacks and proposed building heights result in a development that provides adequate light and air for future residents/users of the site and for adjacent residents. The project would be required to comply with Fire Department provisions, thus, would have adequate fire safety provisions.
7. Ensure that senJice dernands ofne\1! developm.ent will not exceed the capacities of existing streets, utilities, or public services. The service demands of the new development can be accommodated with existing streets, utilities and public services with the possible exception of needing to install and maintain a Contra Costa Water District approved booster pump to boost the water pressure (due to the site's elevation) to be within the District's standard pressure range (which the applicant is agreeable to provide). In addition, the Contra Costa County Fire Protection District is requiring the applicant to provide a second EVA easement for emergency vehicle access, which the applicant is also agreeable to provide).
Limitations on Residential Rezoning
1. Developme~zt oftlze area or proper(}' to be rezoned shall not have gr01,rth-inducing impacts on existing residential neighborhoods.
11 The rezoning to PUD for the portion of the site for multi-family residential uses would not result in residential growth in surrounding existing residential neighborhoods as PUD designation would a11ow · residential uses that would relieve demand for growth as it provides an additional housing (senior affordable) supply to the City. The portion of the PUD allowing other uses (day care, adult day care, assisted living and medical clinic) are already occurring at the site and the additional uses (not already at the site) wou]d not have growth inducing impacts as applicable agencies have reviewed the proposed project and detem1ined the project can be accommodated by existing services, with acceptable impact levels, including: water supply, sewage disposal, school districts, parks and open space, fire protection, police and stonn drainage.
2. Development of the area or property to be rezoned shall not have a sign!ficant traffic impact on existing residential neighborhoods.
The potential traffic impact generated by the multiple proposed uses is cited in the associated Initial Study/Mitigated Negative Declaration and is found to have a "less than significant impact."
3. Development of the area or proper~v to be rezoned shall not have a significant noise impact on existing residential neighborhoods.
The project will be required to comply with the City's noise ordinance regulations.
Furthem1ore, during construction, the project will be conditioned to limit the days/hours of heavy equipment operation to further reduce noise impacts to adjacent sites.
Section 3. The City Council adopts the ordinance with the following modifications to the PUD Concept Plan/Specific Plan (Exhibit A~ 1 ):
a. All development shall be in substantial confonnance with the City-Council approved PUD Concept/Specific Plan.
b. Any significant changes proposed to the PUD Concept/Specific Plan prior to, or after issuance of a building permit shall be submitted to the Architectural Review Commission, Planning Commission or City Council prior to building pem1it issuance or prior to building pennit final.
c. Approval of this project shal1 not waive required compliance with all sections of the Pleasant Hill Municipal Code, General Plan, and applicable policy plans. d. 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 claims, actions, or proceedings arising out of or in any way related to the processing and/or approval of this Project and any environmental detem1ination 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 12 this Project, except to the extent attributable to the sole negligence or willful misconduct of indemnitees.
e. The project shall comply with all required mitigation measures in the Mitigated Negative Declaration as noted in the associated Mitigation Monitoring Report & Program.
Section 4. The applicant and owner of the real property subject to this approval shall indemnify, protect, hold hannless, and defend the City with legal counsel of the City's own selection from any and all claims, actions, awards (including of attorney fees and costs), judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the planning application. The City shall be deemed for purposes of this requirement, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this requirement is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense.
Section 5. This ordinance shall be effective 30 days after its adoption.
Section 6. Within fifteen days after the passage of this ordinance, the City Clerk shall cause it to be posted in the three places designated by resolution of the City Council.
The foregoing ordinance was introduced at a regular meeting of the City Council of the City of Pleasant Hill held on 25th day of January, 2021.
ADOPTED and ordered posted at a meeting of the City Council of the City of Pleasant Hill, held on the 22nd day of February, 2021, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Carlson, Flaherty, Harris, Rinn, Noack
None
None
None
~ c; /krzu.)1
/ SUSAN A. NOACK, Mayor
CAROL WU, City Clerk
APPROVED AS TO FORM;
13 EXHIBIT A- 1
Aging in Place Campus Specific Plan
490 Golf Club Road
Pleasant Hill, CA 94523
January 7, 2021
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1 Prepared By
Air Quality Analysis
Rincon Consultants, Inc.
Architect
Perkins Eastman
Developers
Choice in Aging
Satellite Affordable Housing Associates
Civil Engineering
Milani and Associates
Environmental Consultant
Edd Clark & Associates, Inc.
Fiscal Analysis
TBD
Geotechnical Engineering
Stevens, Ferrone, and Bailey Engineering Company, Inc.
Landscape Architect
Bay Tree Design
Parking Study
Fehr and Peers
Traffic Study
Fehr and Peers
Tree Resources Analysis
HortScience I Bartlett Consulting
2 Table of Contents
SECTION 1 Executive Summary .............................................................................. 8 SECTION 2 Introduction ........................................................................................... 9
2.1 Planning Context ........................................................................................................................... 9
2.2 Purpose of the Specific Plan ........................................................................................................ 11
2.3 Relationship to Zoning and General Plan .................................................................................... 11 SECTION 3 Land Use ............................................................................................. 13
3.1 Existing Conditions and Site Constraints ..................................................................................... 13 History ................................................................................................................................................. 13 Current Use and Tenants .................................................................................................................... 14
3.2 Surrounding Land Uses ............................................................................................................... 14
3.3 Conceptual Land Use Plan ........................................................................................................... 15 Aging in Place Campus ....................................................................................................................... 15 CiA ....................................................................................................................................................... 17 Cil ........................................................................................................................................................ 17 Senior Affordable Housing ................................................................................................................. 17
3.4 Optional Land Uses ..................................................................................................................... 18 Assisted Living a·nd Clinic Future Development ................................................................................ 18
3.5 Guiding Policies ........................................................................................................................... 20
3.6 Development Potential ............................................................................................................... 21 SECTION 4 Ci.rculation ........................................................................................... 22
4.1 Existing Roadway System ............................................................................................................ 22
4.2 Planned Traffic Improvements ........................................................ :··--··· ................................... 22
4.3 Internal Site Circulation and Parking .......................................................................................... 23 CiA Parking ........................................................................................................................................... 25 Cil Preschool Parking ......................................................................................................................... 25 Senior Affordable Housing Parking Reduction ........................................................... ~ ...................... 25 Future Assisted Living and Medical Clinic Parking ............................................................................ 26
4.4 Public Transportation, Bicycle and Pedestrian Access ............................................................... 26 SECTION 5 Infrastructure .and Public Services ....................................................... 26
5.1 Utility Systems ............................................................................................................................. 26 Roads .................................................................................................................................................. 26 3 Sewer .................................................................................................................................................. l6 Water Supply ...................................................................................................................................... 26 Utilities ................................................................................................................................................ 26 Emergency Vehicle Access (EVA) ....................................................................................................... 27
5.2 Public Services ............................................................................................................................. 27 Sct\ools ......................................................................................................................................... ~······ 27 Fire ............................................................................................ · ......................................................... 27 Police ................................................................................................................................................... 27 Library ................................................................................................................................................. 27 Cable, Internet, Telephone ................................................................................................................ 27 SECTION 6 Development Standards ...................................................................... 28
6.1 Aging in Place Campus Development Standards ..................................................................... 1 ......... 28
6.2 CiA and Cil Parcel A Development Standards ................................................................................... 30 Choice in Aging: Public and Semipublic Use - Care Facility, Large, Licensed ................................... 30 Choice in Learning: Public and Semipublic Use - Day Care, General ............................................... 30
6.3 CiA Future Assisted Living and Clinic Parcel B Development Standards ........................................... 33
6.4 Senior Affordable Housing Parcel C Development Standards .......................................................... 34
6.5 Development Phasing ................................................................................................................. 35 Pha.se 1: Site Prep ............................................................................................................................... 36 Phase la: Site Prep Expanded ............ · ................................................................................................ 37 Phase 2: Senior Affordable Housing Construction ............................................................................ 38 Phase 3: CiL Construction ................................................................................................................... 39 Phase 4: Prep for New CiA ................................................................................................................. 40 Phase S: New CIA Construction ........................................................................................................... 41 Phase 6: Courtyard Construction ....................................................................................................... 42 Phase 7: Future Clinic and Assisted Living Construction ................................................................... 43
6.6 Building Envelopes and Site Improvements ............................................................................... 43 Total Development Site Layout ......................................................................................................... 43 Stories and Massing ........................................................................................................................... 44 Landscaping ........................................................................................................................................ 45 Tree Conditions and Replacement Requirements ............................................................................ 46
6.7 Design Guidelines ........................................................................................................................ 46 Aging in Place Campus ........................................................................................................................ 46 4 CiA ...................................................................................................................................................... 48 CiL .......................................................................................................................................................... SO Senior Affordable Housing ................................................................................................................. 51 Mitigating Views ................................................................................................................................. 54 Mitigating Shadows ........ , ................................................................................................................... 54 SECTION 7 Implementation Strategies .................................................................. 57 7 .1 Future Project Entitlements ................... ; ........ , .................................... ; ...................................... 57 7 .2 Economic Incentives ................................................................................................................... 57 CIA ....................................................................................................................................................... 57 Cil ........................................................................................................................................................ 57 Senior Affordabte Housing ................................................................................................................. 57 7 .3 Plan Administration .................................................................................................................... 58 7 .4 Financing Mechanisms ................................................................................................................ 59 CiA& Cil .............................................................................................................................................. 59 Senior Affordable Housing ......................................................................... ~······················· ................ 59 Site Work and Infrastructure ............................................................................................................. 59 5 Figure 1. Existing Uses ................................................................................................................................. 10 Figure 2. City of Pleasant Hill Zoning Map: R-7 Single Family-10,000 sq ft lots ....................................... 12 Figure 3. City of Pleasant Hill General Plan Land Use Map: SP&f Semi-Public and Institutional ................ 13 Figure 4. Surrounding Uses ......................................................................................................................... 14 Figure S. Future Development Location ..................................................................................................... 19 Figure 6. Subdivision ................................................................................................................................... 20 Figure 7. Regional Map ............................................................................................................................... 22 Figure 8. Building Entrances ........................................................................................................................ 24 Figure 9. CiA and Cil Building Sections ....................................................................................................... 32 Figure 10. Senior Affordable Housing Site Sections .................................................................................... 35 Figure 11. Phase 1 ....................................................................................................................................... 36 Figure 12. Phase la ..................................................................................................................................... 37 Figure 13. Phase 2 ....................................................................................................................................... 38 Figure 14. Phase 3 ....................................................................................................................................... 39 Figure 15. Phase 4 ....................................................................................................................................... 40 Figure 16. Phase 6 ....................................................................................................................................... 41 Figure 17. Phase 6 ....................................................................................................................................... 42 Figure 18. Phase 7 ....................................................................................................................................... 43 Figure 19. Site Layout .................................................................................................................................. 44 Figure 20. Senior Affordable Housing ......................................................................................................... 45 Figure 21. Landscaping Plan ........................................................................................................................ 46 Figure 22. CiA Entrance ............................................................................................................................... 49 Figure 23. CiA Interior Lobby ...................................................................................................................... 49 Figure 24. CiA and Cil's Adjacencies and Temporary Courtyard ................................................................ 50 Figure 25. Cil M~terials ............................................................................................................................... 51 Figure 26. Senior Affordable Housing Entrance .......................................................................................... 53 Figure 27. Senior Affordable Housing Community Room ........................................................................... 53 Figure 28. View from Camelback Road ....................................................................................................... 54 Figure 29. Winter Solstice Shadow Studies ................................................................................................ 55 Figure 30. Summer Solstice Shadow Studies .............................................................................................. 56 Table 1. Use Classifications .......................................................................................................................... 10 Table 2. Land Use Regulations and Limitations .......................................................................................... 16 Table 3. Parcel Descriptions ........................................................................................................................ 21 Table 4. Proposed Parking Reductions ....................................................................................................... 24 Table 5. Aging in Place Campus Development Regulations ........................................................................ 29 Table 6. CiA and Cil Development Standards ............................................................................................. 31 Table 7. CiA Future Development Parcel Standards ................................................................................... 33 Table 8. Senior Affordable Housing Development Standards .................................................................... 34 6 7
SECTION 1 Executive Summary
The Aging in Place Campus Specific Plan (Specific Plan) provides a detailed framework for future redevelopment of four acres at 490 Golf Club Road. Choice in Aging (CiA) is a Pleasant Hill 501 c(3) non-profit that owns the existing parcel and improvements. The site is located north of Diablo Valley College's {DVC) Overflow Parking Lot, is accessed through a driveway easement, and is significantly setback from the main road. The site is currently zoned as R-7 Single Family; 7,000 square foot lots.
The site is designated as Semi-Public and Institutional (SP&I) under the General Plan.
In 2011, as part of the Plan Bay Area 2040 regional planning efforts, the City of Pleasant Hill (City) designated the DVC Bus Transit Center as a Priority Development Area where smart growth goals will be supported through compact development, closer placement of jobs and housing, and infill development near transit and jobs.
The Specific Plan provides for development of up to 126,813 square feet. The four-acre site will be subdivided into three parcels. The Aging in Place Campus will include the following:
• Phased demolition of existing buildings at the property, which include the existing CiA and Choice in Leaming (CiL) facilities;
• Construction of a new one-story Cil (Preschool) facility that would be licensed for up to 90 students;
• Construction of a new two-story CiA facility to accommodate and expand the capacity of the existing adult day health care program; • Construction of 81 new one-bedroom s~nior affordable rental housing units with an additional two-bedroom manager's unit in a three to four story building; • Site improvements such as a new driveway, fire access road, parking, and landscaping.
The Specific Plan intends to promote a high level of flexibility for the current owner to come forward with coordinated development plans for each of the three parcels. 8 SECTION 2 Introduction
2.1 Planning Context
The Specific Plan area is located in the City of Pleasant Hill, in central Contra Costa County (Figure 1). More specifically, the area is north of the DVC Overflow Parking lot.
Ultimate buildout under the Specific Plan should range between a total of 100,213 square feet and 126,813 square feet (which includes the square footage for the residential) with the potential to accommodate up to eighty-one (81) senior affordable housing units, plus one unit which will be a two-unit unrestricted manager's unit for a total of eighty-two (82) residential units. In order to accommodate these uses, the proposed Specific Pla·n area would subdivide the four-acre site in to three parcels with a reciprocal easement. Parcel A will include CiA and Cil's facilities, Parcel B wilr be for CiA's future assisted living and clinic space, and Parcel C will accommodate the senior affordable housing. As a result, the project site will be zoned as a Planned Unit Development (PUD), with flexible development standards.
The senior affordable housing component of the project will exceed the maximum allowable residential density specified in the General Plan and zoning that is applicable to this site. Therefore, the project will require a General Plan Amendment to accommodate the housing. The proposed net density for the senior affordable component of the site will be 56 DU/AC for the full site and 73 DU/AC if we were to exclude the fire access road. The resulting density of the portion of the site planned for housing will exceed the maximum 40 DU/AC that is currently allowed in any zoning district within the City. The proposed density would also exceed the R-7 single-family residential density (maximum 7.3 DU/AC) currently specified for this site.
The maximum allowable number of stories will be exceeded. Currently, the maximum specified in the zoning ordinance is 2.5 stories and the-senior affordable housing will be four stories at the southern portion of the building (three stories at the northern portion of the ·building due to the grade of the site). The maximum allowable building height will be exceeded. Currently, the maximum specified in the zoning ordinance is 35 feet. The PUD designation will modify this development standard and allow for 47 feet. Indicated in Table 1, the PUD designation will also allow for multiple uses on site:
9 Figure 1. Ex1st,ng Uses
Table 1. Use Classifications
I Proc::tram Designation Use Classlflcatlon Description Housing that is available only to households in which the head of the Senior Affordable Senior Housing, household is 55 years of age or older, and which is not a care facility Housing (SAHA} Affordable (small or large) as defined elsewhere in this section. as defined at Health and Safety Code section 1502, including: adult day program; therapeutic day services facility; community treatment Choice in Aging Adult Day Health Care facility;
Provision of nonmedical care for more than 14 persons on a less I than 24-hour basis. This classification includes nursery schools, l Choice in Leaming Day Care, General preschools, and day care centers for children.
Offices for a physician, dentist, medical practitioner, psychiatrist, psychologist, acupuncturist, optometrist, chiropractor, or other State of California Medical Board licensed physician or surgeon, including (a) medical/dental laboratories incidental to the medical office. use Clinic Office, Medical and (b) nonmedjcal counseling uses.
I As defined at Health and Safety Code section 1569.2(k) as a I housing arrangement chosen voluntarily by persons 60 years of age or over (or their authorized representative) where varying levels and Residential Care intensities of care and supervision, protective supervision, or Assisted Living Facility for the Elderly personal care are provided based on their varying needs. 10 2.2 Purpose of the Specific Plan
The Specific Plan articulates the vision for creating a national model for multigenerational programming immediately adjacent to compatible institutions (Diablo Valley College) and providing affordable housing in a multi-family residential setting.
The Specific Plan provides design guidelines, infrastructure improvements, development regulations, and an implementation plan to create an integrated and cohesive mixed-use campus for seniors and children.
The site is currently zoned as R-7 Single Family and is designated as SP&I in the General Plan. The Specific Plan will allow a new CiA facility, a new Choice in Learning (Cil) Montessori Preschool, combined assisted living and clinic, and 82-units of senior affordable housing including one unrestricted manager's unit.
The Specific Plan will provide for the development/creation of high quality, affordable senior housing and promote a high level of flexibility for CiA to come forward with coordinated development plans for each of the three parcels. The Specific Plan provides this flexibility, a_long with the vision and development program, by subdividing the current CiA parcel into three parcels with distinct uses. The Specific Plan advances this vision and provides implementation phasing for the following uses:
• Parcel A would provide enhanced services, open space, and amenities for both seniors and children as the core facilities for CiA.
• Parcel B would be used as open space while CiA determines the feasibility and development partners for a medical clinic and assisted-living facility. • Parcel C would accommodate 81 affordable senior housing units and one twobedroom manager's unit for a total of 82 residential units.
2.3 Relationship to Zoning and General Plan
Under the current General Plan the site is Semi-Public and Institutional (SP&I). This includes utility facilities and easements, libraries, City offices, fire stations, churches and hospitals (Figure 3).
The site is currently zoned as R-7 single-family residential density. The R-7 districts allow 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 {Figure 2).
CiA, Cil, and the future assisted living and clinic facility comply with the existing zoning.
However} the senior affordable housing will exceed the maximum allowable residential density specified in the General Plan and zoning on site, allowable height, and number of stories. A General Plan Amendment is proposed to designate this portion of the site to Multi-Family High Density from Semi-Public Institutional. Nevertheless, the proposed senior affordable housing units would be deed:--restricted to ensure affordability is required, which will add much needed affordable housing (at varying low-income 11 affordability levels) to the City's housing supply. In order to accommodate the senior affordable housing and CiA facilities, a General Plan Amendment, Planned Unit Development rezoning, and Aging in Place Campus Specific plan are needed.
The affordable housing provide numerous public benefits, which include:
1. Contributing to the City's share of the current Regional Housing Needs Allocation (RHNA)
2. Providing affordable housing for Pleasant Hill's increasing elderly population
3. Temporary construction jobs
4. Permanent jobs
5. Leveraging the site's designation as a Priority Development Area which encourages affordable housing next to transit
Figure 2. Ctty of Pleasant Hill Zoning Map: R-7 Single Family- 10,000 sq ft lots 12 Figure 3. City of Pleasant Hill General Plan Land Use Map: SP&/ Semi-Public and Institutional C&R
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SECTION 3 Land Use
3.1 Existing Conditions and Site Constraints
HistOP'
The topography is relatively flat with an approximate surface elevation of 122 feet above sea level. Prior to the first development of the site for commercial uses, the property was part of larger area-wide parcels used for cattle grazing dating back to at least 1897.
Use of the site for agricultural purposes likely dates back to at least the early mid1800's.
The current building is located on the flat portion of the land and was built in 1949. The site's facilities opened in 1949 as the Mt. Diablo Therapy Center, serving youth with polio. Since then, the site was occupied by social services and educational organizations. The building was expanded in approximately 1968 and again in approximately 1974. When polio cases decreased, in 1984, the facility changed its name to Rehabilitation Services of Northern California (RSNC), and was recently renamed again to CiA. Adjacent residential developments are first visible on an aerial map from 197 4.
CiA is now proposing to provide senior affordable housing, assisted living, and a clinic at the site in conjunction with their existing services. 13 The site currently houses four agencies in one approximately 40,000 square feet building. CiA, CiL, RES Success, and the City of Walnut Creek's Lesher Center Scene Shop. CiA is an adult day health care program for adults with disabilities, frail elderly, and persons with Alzheimer's Disease and other dementias. Cil is a Montessori preschool for children ages two to six. RES Success is a non-profit providing social day programs for adults with disabilities. The Scene Shop space houses set production for the Lesher Center. There are seventy (70) regular and six disabled parking spaces and 212 project trees in various growth/health stages, along with shrubbery. RES Success has nineteen parking spaces and one disabled parking space; CiA and Cil's shared spaces include.fifty-one (51) parking spaces and five disabled parking spaces. There are 212 existing project trees on and adjacent to the site, which includes the driveway leading up to the CiA facilities. The ~orthem and northeastern portion behind the CIA outdoor patio is a hill. The hill will be graded to increase the usable land of the four-acre site.
3.2 Surrounding Land Uses
The site is located away from nearby roads and uses, and is accessed by a driveway easement. The site is directly behind the DVC Overflow parking lot. Trees line the property line along the DVC parking lot, as well as along the western and eastern property lines (Figure 4 ).
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At the northwest comer of the property are multiple two to three story townhouses and apartments that are located on Camelback Road. The zoning for those apartments and hill is Multiple Family- Low Density (MAL). Directly north of the property is a 0.9-acre predominantly vacant downward sloping hill with a swimming pool. The zoning for this lot hill is MAL. At the northeast comer of the property are multiple two to three story apartment buildings that are also on Camelback Road. The zoning for those apartments and hill is MAL. East of the property is a 0. 75 acre vacant lot that buffers apartments lining Camelback Road zoned MAL. At the southeast comer of the site are one to two story apartment complexes on Shadow Mountain Court which are buffered and partially hidden by Choice in Aging's trees and a O. 75 acre hill zoned MRL. South of the property is the DVC Overflow Parking Lot which is zoned R7 (Single Family-7,000 sq. ft. lots). It is located at a lower elevation. West of the property are the Contra Costa Canal and Canal Trail, which buffer the site from nearby houses and the Contra Costa Country Club, which is zoned, as Planned Unit District (PUD 723). There are also single-family residences between the canal (zoned R10 - Single Family, 10,000 sf lots) and the Country Club.
3.3 Conceptual Land Use Plan
Aging in Place Campus
CiA, in paf1nership with Satellite Affordable Housing Associates (SAHA), will be demolishing and rebuilding its current facility located on the site at ·490 Golf Club Road, Pleasant Hill, CA 94523. The plan includes constructing the Cil preschool and CiA program space, and adding 81 units of affordable senior housing with one unrestricted manager's unit for a total of 82 units to be built by SAHA. The project also plans a future _phase that may include a number of uses (to be determined), including, but not limited to: assisted living housing units and a medical clinic. In the interim, a community garden fo.r the campus is planned where future development may be b_uilt.
In order to accomplish this and to finance the project, the Aging in Place Campus proposes subdividing the current site into three parcels: (A) CiA/Cil, (8) Future Assisted Living and Clinic and (C) Senior Affordable Housing .. The plan will include a reciprocal easement that will be used for site improvements, fire access, parking, and circulation.
The ultimate vision for the project is an Aging in Place Campus, where housing, services, and programs will be located, and that will keep seniors and adults with disabilities living independently, rather than in institutions. As shown in Table 2, the Aging in Place Campus will implement the following Land Use Regulations:
15 Table 2. Land Use Regulations and limitations
Land Use Regulations for 490 Golf Club PUD Concept/Specific Plan P - Permitted
U - Use Permit Required
T-Temporary Use Permit Required
- Not Permitted
Parcel A Parcel B Parcel C Additional Use Regulations
Residential Uses
Accessorv dwellino unit - - p See PHMC & 18.20.095.
Accessory, junior, dwellino unit - - p See PHMC & 18.20.095.
Affordable multifamily residential - - p
Affordable senior housino - - p
Public and Semipublic
Care facility, large, licensed u u - See PHMC & 18.20.075.
Day care, general u u -
Commercial Uses
Office, Medical - p -
Temporary Uses See PHMC Chaoter 18.100.
Arts and crafts show outdoors T T - See L-1 and L-3.
Christmas tree sales T T - See L-1 and L-5.
Civic and community events T T - See L-1 and L-4.
Live entertainment events T T - See L-1, L-2 and L-4.
Pumpkin sales T T - See L-1 and L-5.
Recreational events T T - See L-1 and L-4.
Religious· or group assembly events T T - See L-1 and L-4.
Use Limitations
L-1 Minimum site area of one acre.
L-2 See PHMC § 18.25.090 for live entertainment standards.
L-3 Not more than six occurrences during a calendar year. Each occurrence shall not exceed two consecutive davs.
L-4 Not more than four occurrences during a calendar year. Each occurrence shall not exceed seven consecutive davs.
L-5 Not more than six occurrences during a calendar year, for not more than 14 consecutive davs per occurrence.
16 CiA
CiA's program space will be enlarged to accommodate two shifts in the Adult Day Health Care Program (as well as space for games, activities, art, music, and pet therapy), a room for the mid-to late-stage Alzheimer's program, two language-specific day program rooms, physical and occupational therapy, a nursing office/patient space, and staff locker room/lounge. The second floor will house offices for finance, human resources, and home office staff. Other second floor uses include conference rooms, staff offices for the Multipurpose Senior Services Program and California Community Transitions Program, and a staff break room. The overall plan includes light-filled rooms; outdoor spaces and walking paths; connections between the preschool, housing, and program areas; a community garden for 490 Golf Club Road participants and residents where the future development may be built; and an environmentally friendly design.
Cil
Cil, CiA's Montessori Preschool, currently has 40 students. The most exciting component of Cil is the intergenerational programming that is done with the seniors at CiA. The building includes classroom space, a gathering place, drop-off at the entrance. outdoor play areas, teacher work areas, and a break room. Cil is licensed for up to 90 students. The new building will be one story, 6,969 square feet, and have approximately 6,750 square feet of open space. It will include classroom space, a gathering place, drop-off at the entrance, teacher work areas, and a break room.
Senior Affordable Housing
SAHA will undertake· the construction of 81 one-bedroom_ units of affordable senior housing, with one two-bedroom manager's unit for a total of 82 units. The building will be three to four stories with on-site amenities such as a community room, services and property management offices, outdoor space, two elevators, trash chutes, and a large laundry room.
17 3.4 Optional Land Uses
Assisted Living and Clinic Future Development
The vision for the future development parcel is an approximately 2,260 square foot onestory medical clinic and a three-story post-acute care assisted living building with approximately 36 units. Development is pending, based on funding and development partners (Figure 5). As shown in Figure 6, the interim use of this future development parcel will remain as a community garden after demolition of the current CiA facility and until funding and dev~lopment partners are secured. Additional City review will proceed 1 at a future date if CiA decides to move forward with development program for the Future Parcel.
The additional parking and circulation required for a potential future phase is accommodated in the infrastructure improvements made in during the initial construction of the fire access road, parking, and grading of the Aging in Place Campus.
Parking for the assisted living units and medical clinic are assumed at fourteen (14) for the assisted living, and seven (7) for the medical clinic. Parking spaces and circulation are assumed as part of the infrastructure improvements provided in this Specific Plan.
All potential impacts from this Future Parcel will be reviewed in the Aging in Place Campus environmental documentation required to make an amendment to the General Plan.
18 Figure 5. Future Development Location
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3.5 Guiding Policies
The following Guiding Policies are to facilitate development that reinforces community development, aging in place for seniors, early childhood development, and access to resources:
1. Create a national model of a campus environment that supports aging in community through collaboration
2. Be a local resource for all things aging
3. Create an environment that supports the entire person through services, learning, and ageism stigma-busting
4. Allow residents and users to have the highest independence possible with minimal barriers
5. Create a warm and welcoming place to provide a safe place to feel at home with a sense of belonging
6. Create an environmentally sensitive project and incorporate sustainable practices
7. Allow for appropriate daylight access and connection to the outdoors
8. Capitalize on site adjacencies and view of the surrounding valley
9. Be cost effective and financially sustainable
20 3.6 Development Potential
As indicated in Table 3, the Aging in Place Campus will increase the square footages for CiA's existing program and services. Cil will accommodate up to 90 students in a one-story building. This would include classroom space, work areas, breakrooms, and open space. There is an existing conditional use permit for this facility.
CiA will accommodate the existing adult day health care program. The new building will include space for adult day programs, therapy areas, office space, staff fac_ilities; and conference rooms. The building will be two levels.
New senior affordable rental housing units, 81 one-bedroom units .with a two-bedroom managers unit will include on-site amenities including a community room, services, property management office, outdoor space, and laundry facilities. The building will be up to four levels.
In addition to the aforementioned improvements, Parcel B will be developed after Parcel A and C have been completed. Parcel B will be a new assisted living and medical facility developed by CiA.
Site improvements such as new driveways, parking, and landscaping will be included.
All of the parking will be surface parking~ The project is proposing 127 parking spaces including six (6) stalls of accessible parking, and six (6) stalls of electric vehicle parking. There will be one space for motorcycle parking, and sixteen (16) spaces for bicycle parking. The parking dimensions meet the City's parking dimensions. The perpendicular parking is 8'5" x 19' and 9' x 23' for parallel parking. Perpendicular accessible spaces are 9' x 19' to meet the accessibility code minimum.
The Development will be compliant with all ADA (Americans with Disabilities Act) Standards.
Table 3. Parcel Descriptions
Parcel A - Cil and Parcel B - Future Parcel Parcel C - SAHA Choice in Aging (Clinic and Assisted Affordable Housing Living)
Parcel Size 1.84 acres (80,369 sf) 0.69 (29,976 sf) 1.46 acres (63,665 sf) Building Square 6,969 sf & 24, 11 a· sf Approximately 26,600 sf 68,526 sf Footaae
Number of Floors for 1&2 1&3 3&4
Construction
21 SECTION 4 Circulation
4.1 Existing Roadway System
The site is currently accessed through an right of way easement and second parcel granted by the Concord Hospital District off Golf Club Road. Golf Club Road is connected to Contra Costa Boulevard. Contra Costa Boulevard is a major thoroughfare that connects the City to Interstate 680 (Figure 7). There is only one entrance and exit point to the site. The current buildings are surrounded by a parking lot in which paratransit buses and cars must tum around to exit the property.
Figure 7. Regional Map
4.2 Planned Traffic Improvements
The site currently has little site lighting or clear signage. The project will have an improved driveway, parking area, site lighting, and signage, which will increase pedestrian. and vehicular safety into and on the site.
22 4.3 Internal Site Circulation and Parking
The Aging in Place Campus will modify the existing circulation with a two-way fire access road that encircles the entire property. The fire access road includes drop~off and pick-up locations for CiA and Cil. The drop-off and pick-up locations will be located at the western portion of the property near the Contra Costa Canal Trail, and will mitigate noise and traffic impacts on the residential neighbors to the north and east.
Parking will be located at the southern portion of the property near the DVC parking lot, the western portion of the property, and the access easement The building entrances will be located off of the fire access road (Figure 8). The entire project will have 127 spaces in total. 94 of the spaces will be located on the four-acre project site, and 33 spaces will be located on the access easement connecting the project site to Golf Club Road. The driveway will have a sidewalk with lighting, which will allow for pedestrian access. The sidewalks and entire development will be compliant with all ADA standards. The PUD meets the City's parking space minimum dimension standards. 8'5" x 19' dimensions are being used for perpendicular parking and 9' x 23" for parallel parking. In particular, the ADA parking spaces, are sized at 9' x 19' for perpendicular in order to meet the accessibility code minimum dimension of 9'.
The Aging in Place Campus is located within a designated Priority Development Area (PDA), which allows parking standards to be reduced by fifteen-percent due to nearby public transportation options. In addition, the Aging in Place Campus proposes parking reductions that are tailored to an aging community {Table 4). 23 Figure 8. Building Entrances
Table 4. Proposed Parking Reductions
Propc,sed Parking Reductions
Program Required Proposed
CiA(Adult Day Programs and 71 71
Office Space)
Cil preschool 22 22
Senior housinq 30 20
Future assisted livinQ units 14 14
Future medical clinic 7 To Be Determined
Total 144 127 + Clinic To Be Determined - - -
24 CiA Parking
CiA has approximately fifty (50) employees, but not all employees are full-~ime, and some employees, such as the Multipurpose Senior Services Program social workers are in the field part of the time. Proposed parking for CiA is seventy-one (71) spaces which will accommodate staff, volunteers, and visitors. CiA's participants are elderly,· have multiple chronic conditions, and are not able to drive due to the following reasons:
1. Current clients are dropped off and picked up by a paratransit bus.
2. There are very few families who drop off the participant to this day program.
3. While the number of participants at CiA will increase with the new buildings, 87% of the participants ride County Connection LINK (paratransit) to get to the center.
4. There are no participants driving to the program and parking on site.
Cil Preschool Par in
Cil's traffic· generation will remain approximately the same, with drop-offs primarily in the morning at 9 am, and pick-ups at noon and around 5 pm. There are currently six employees at the preschool and three additional staff are projected when the school reaches capacity with 90 children. There is a drop-off and pick-up area for Cil, because parents do not park and then pick up their child, they use the drop-off system which is currently in place.
Senior Affordable Housing Parking Reduction
The housing proposed for the site is low-income senior housing. SAHA has built a number of senior housing facilities in the San Francisco Bay Area. Based on information from SAHA's older low-income senior housing portfolio, 20 parking spaces is sufficient.
Many senior residents rely on paratransit, family, and friends for transportation.
Therefore, the senior affordable housing is requesting a 0.25 parking ratio because many of SAHA properties are built with a 0.25 parking ratio. The population served by the housing primarily uses paratransit, friends, and family members for transportation to appointments, and to run errands. SAHA reside~ts are primarily picked up and dropped off. In addition, 8$ seniors age in place, they do not drive. According to Transit Oriented Development and Affordable Housing, a survey conducted by the Association of Bay Area Governments, "lower income households have lower ownership rates and use a car less frequently." In surveying both transit-oriented developments (TODs) and nonTOD locations, the study found that car pwnership for extremely low income households of all sizes was at only 57°/4, while ownership rates were close to or above 90% for moderate income households. According to AAA, the_ average annual cost of owning a car in 2018 was $8,849. Households living at the Aging in Place Campus will eam between $16,280-$55,800 annually before taxes and other paycheck deductions.
Therefore, the cost of owning a car could account for up to 52.6% of household gross income, putting car ownership simply out of reach for many of these households.
According to GreenTRlf>, the reduced parking is saving 15,006 square feet in parking spaces, which could be allocated to 20 housing units of 757 square feet, and saving 25 $3,700,000 in parking construction costs.
Future Assisted Living and Medical Clinic a ng
The City requirements for assisted living and the medical clinic are seven (7) spaces for the medical clinic and 14 spaces for the assisted living. The project provides the 14 required spaces for the assisted living; however, we assume no residents will be driving.
The clinic's seven (7} required spaces is to be determined. Prior to the development of the future assisted living and medical clinic, the parking demand will increase to 144 parking spaces, which is beyond the project's 127 parking spaces. The additional parking may include, but not be limited to, an increase in on-site parking or off-site parking subject to City review and approval. If the additional parking is located off-site, it must be within a reasonable distance from the site, and CiA will provide a shared parking agreement (in perpetuity).
4.4 Public Transportation, Bicycle and Pedestrian Access Bus route 9 is located within 1/3 mile of the site,· and comes ~very 30 minutes. Bus route 20 is also located within 1/3 mile of the site and comes every 15 minutes during peak hours and every 30 minutes during off-peak hours. There are protected bicycle lanes along Golf Club Road and Chilpancingo Parkway and the Contra Costa Canal Trail directly west of the property. Currently, there is no sidewalk along the easement and pedestrians must walk along the driveway in order to access the site, but an ADA accessible sidewalk will be added as part of the Aging in Place Campus.
SECTION 5 Infrastructure and Public Services
5.1 Utility Systems
Roads
A paved asphalt entrance driveway provides access to the subject site off Golf Club Road to the south, and the Golf Club Road access is located at the southwestern comer of the subject property.
Se
The site is connected to the -municipal sewer service.
Water Supply
The site is connected to the municipal water service (Contra Costa Water District).
PG&E provides electricity to the subject site via overhead lines. Telephone and internet service are also provided to the site. Natural gas provided by PG&E is available in the subj~ct site vicinity via underground lines.
26 Emergency Vehicle Access (EVA)
In addition to the driveway which connects the facilities to Golf Club Road, the subject site will provide a secondary EVA in accordance with Contra Costa County Fire Protection District standards.
5.2 Public Services
Schools
Cil, the Montessori preschool that is a component of the Aging in Place Campus, will be licensed to accommodate up to 90 students. Currently, there is a shortage of preschools in Pleasant Hill so Cil is helping to fill that need. Once "graduated" from preschool, students that live in Pleasant Hill will move on to elementary schools in the Mt. Diablo Unified School District. The Aging in Place Campus will not have an impact on the middle and high schools in the area even though the site is located near Valley View Middle School and College Park High School. The site is also immediately across the street from Diablo Valley College. School fees will be paid at the time of building permit.
Fire
The Contra Costa County Fire Protection District (CCCFPD) provides fire protection services to the City. CCCFPD is divided into 26 stations (24 fully staffed stations, and 2 reserve on-call stations), dispersed throughout 19 cities within Contra Costa County.
The closest fire station is Station 9 located at 209 Center Avenue, Pacheco, CA 94553, which is 1.4 miles north of the Specific Plan Area.
Police
. Police protection services are provided by the City of Pleasant Hill Police Department.
The Department is located at 330 Civic Drive, located approximately 1.3 miles from the Specific Plan Area.
Li rary
The County operates the Pleasant Hill branch of the Contra Costa County Library, located at 1700 Oak Park Boulevard, which is approximately 3.3 miles away from the Specific Plan (currently at a temporary location at City Hall while a new library is constructed).
cabt , I ternet Telephone
The appropriate cable, internet, and telephone service provider will provide cable television, internet and telephone services to the Specific Plan area. The provider will determine the required facilities to adequately serve the site. 27 SECTION 6 Development Standards
This chapter describes all of the standards for site planning and building design. These standards will govern 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 AResidential Districts, 18.30 Planned Unit Development (PUD) and Precise Pian 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 Preservation Ordinance. In addition to the City ZQning Ordinance and City Wide Design Guidelines, the site complies with the American Disabilities Act, California Building Codes, Cal Green, Model Water Efficient Ordinance, and Storm 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 eam·pus 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 line. 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 all 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 the 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 PUD, 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 Square Footage and Count Lot Cov~rage
Site Area .173,993
Building Footprint/Building Area 53,705
Site Coverage/Building Area % 31%
Open Space Area 41,664
Open Space% 24%
Landscaping Area 43,223
Landscaping o/o 25%
Paved Area· 24,006
Paved% 14%
Total Parking Lot Landscaping 10,648
Total Parldng 1i1
ADA 6
EV 6
Motorcycle 1
Bicycle 16
Short- term 12
Long- term 4
trees 168
2 new trees per protected tree removed (49 trees) 98
1 new tree per unprotected tree removed (28 trees) 28
Parking ratio - 1 tree per 3 spaces (min. 4' width) 42
Deciduous - 2/3 84
Evergreen - 1 /3 59
Total Number of Added Trees 143
29 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 andCiL'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.
Choice in Aging: Public and Semipublic Use - Care Facility, Large, licensed 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 ~ith the California Building Code; City of Pleasant Hill Zoning Ordinance with a use classification for PUD. Community Care Facility, license; and NonResidential City Wide Design Guidelines.
Choice in Learning: Public and Semipublic Use - Day care, General CiL is classified under Day Care, General. This classification includes 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 Califomia Building Code; California State Licensing for Child Care; City of Pleasant Hill Zoning Ordinance with a use classification for PUD, Day Care General; and Non-Residential City Wide Design Guidelines.
30 Table 6. CiA and Cil Development Standards
Requirements per codes and guidelines Square Footage and Count Lot ·Coverage
Site Area 80,369 SF
Building Footprint/Building Area 23,231 SF
Site Coverage/Building Area % 28.91%
Open Space Coverage
Open Space Area 23,313 SF
Open Space% 29.01%
Landscaping Area 18;210 SF
Landscaping % 22.66%
Paved Area 12,440 SF
Paved% 15.48%
Total -Front Yard 6,665 SF
Front Yard Landscape 3,355 SF
Total Front Yard Landscaping 50.34%
Minimum Lot Area 7,000SF
Minimum tot Width ·1o·teet
Minimum Lot Depth 90 feet
Mini,tlum, $etl)acks
From front 20 feet
From rear 15 feet
From side 0feet
Minimum pfay ¥ard size.for C.il 6,750 SF (75 SF of play area per student) -Parking and drop-off
Parking CiA Day Care and Memory Care 71
Drop-off at CiA Day Care Car drop-off
Drop-off at CiA Memory Care Car and shuttle drop-off
Parking Cil Preschool 22
Drop-off at CiL Preschool Car drop-off
Bike Parking SeeTableS
Motorcycle Parking See Tables
Maximum Height Umlts
Street lights 18 feet
Buildings 35 feet
Site Fences 6 feet
Perimeter Site Fences (excluding retaining walls) B feet Number of S1ories 3 stories
31 Floor Area Ratio '(FAR)
Site Area 80t369SF
Building Area 31,887 SF
FAR 0.39
Figure 9 CiA and Cil Building Sections
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32 A. NCRTH,'SO:UTH CilA SE-CTION
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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 per codes and guidelines Square Footage and Count Lot Ooveratie
Site Area 29,976SF
Building Footprint/Building Area 10,244 SF
Site Coverage/Building Area % 34.17%
Open. Space Coverage
Open Space Area 4,736 SF
Open Space% 15.800/4
Landscaping Area 5,962 SF
Landscaping % 19.89%
Paved Area 4,120SF
Paved% 13.74%
Total Front Yard 1,709.SF
Front Yard Landscape 1,161 SF
Total Front Yard Landscaping 67.93%
Minimum Lot Area· -; .. ooo sr·
·Min•m~m Lot Width to teer
Minimum Lot Df(!pth ·90teet
Minimum Setbacks
From front 20feet
From rear 5 feet
From side 0feet
Parking and drop-Qff
Parking 14 + Clinic TBD
Drop-off Not Provided
Height .limits
Street Lights 18 feet
Building 36 feet
Site Fences 6feet
Perimeter Site Fences (excluding retaining walls) Bfeet Number-of Stories 3stoiies
Floor Area Ratio (FAR)
33 SiteArea 29,976SF
Building Area 26,600 SF
FAR 0.88
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 facility (small or targe) as defined elsewhere in this section.
The Senior Affordable Housing will adhere to the City of Pleasant Hill City Wide Multifamily Residential Design Guidelines for Multifamily Residential; City of Pleasant Hill Zoning Ordinance with a PUD, Senior Housing Use Classification, R-7 Development Regulations, Title 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 Requirements per codes and guidelines Square Footage and Count Lot Coverage
Site Area 63,665 SF
Building Footprint/Building Area 20,230 SF
Site Coverage/Building Area % 32%
Open Space Coverage
Open Space Area 13,615* SF
Open Space% 21%
Landscaping Area 19,501 SF
Landscaping % 30%
Paved Area 7,446 SF
Paved% 12%
Total Front Yard 2,230 SF
Front Yard Landscape 1,515 SF
Total Front Yard Landscaping 68%
.Minimum Lot Area 7i000SF
Minim.um Lot Width ·-;a.feet
Minnnum Lot Depth -90teet - .
Minin:i.1:1m Setbacks
From front 20 feet
From rear 15 feet
34 From side 5feet
Parking 20 spaces
Maximum Height Limits
Street Lights 24 feet
Building 49 feet
Site Fences 6feet
Perimeter Site Fences (excluding retaining walls) 8feet Number of Stories 4 stories
Floor Area Ratio (FAR)
SiteAre~ ·63,665 SF
eu.ilding Area 68,526 SF
FAR 1:07
*17,076 square feet of open space is calculated over the entire PUD to meet the 16,400 square feet requirement.
Figure 10" Senior Affordable Housing Site Sections
t:
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A. NOR1W8ount SITT IECllON
7 1 ~.! .C<I I
9. EAST!WEST l!TE SECTION
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------------__,,---- ... +-~,_ I -@r~l...! , __ __..__ ----'1 nn C.EASTIWE8T l.lTE SECTION m..flH!
6.5 Development Phasing
Due to the property's set back from major streets such as Golf 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. Significant 35 deviations would be required to be reviewed by the City through a Development Plan Permit process.
The phasing plan is done to keep CIL and CIA operational and on-site during the site development. Once a General Contractor is chosen, the project will have a detailed construction management plan that will thoroughly address phasing, staging, access, and temporary parking locations.
Phase 1: Site Prep
CiA's tenant, RES Success, will have relocated off-site before site work and housing construction begins. CiL will be temporarily relocated to the RES Success's former space in order to make space for the senior affordable housing. Site improvements such as the retaining wall, fire access road, and storm drain, will be built which will house underground utilities for the new buildings (Figure 11 ) . .
Figure 11. Phase 1
NEWRETAINtNG WM.L
36 Phase la: Site Prep Expanded
A temporary CiA and Cil drop-off area will be constructed adjacent to the newly relocated Cil, as well as an entrance and outdoor space. Clients will access these services along the west portion of the fire access road, and a temporary tum around will be built at the northwest comer of the site. This western portion of the access road will only be used by CiA and Cil. However, the CiA entry will remain, and a temporary CiA/CiL pedestrian access path will be built for clients to enter the build~ng (Figure 12).
The fire access road that runs along the southea:-n property line will only be used by construction workers for the senior affordable housing. This creates a separation between construction access and user access. Construction fencing will be erected along the temporary outdoor space for CiA, which is located at the northern portion of the site, the CiA building, and the new CiA/CiL pedestrian path. Then the empty and vacant CiL will be demolished (Figure 12).
Figure 12. Phase la
' NEW RETAINING WALL
1 •• ,.
1 37
Phase 2: Senior Affordable Housing Construction
The site for the affordable housing will be properly graded, and the affordable housing will constructed in an estimated 18 to 24 months. The building will tie into the new utilities that are installed in the fire access road. The fire access road will be used for emergency access for the housing (Figure 13).
Figure 13. Phase 2
38 Phase 3: Cil
After the housing has been constructed, Cil will build their new facilities, associated open space, and new drop-off area at the northern portion of the property. This will take an estimated 10 to 12 months. Cil will tie into the utilities in the fire access road. Once the building and open space is complete, CiA will move from their temporary space to their permanent space (Figure 14).
39 Phase 4: Prep for New CiA
CiA will consolidate their services into the center of the existing CiA building. Then the CiL temporary space that was used by CiL will be demolished (Figure 15).
Figure 15. Phase 4
40 Phase 5: New CiA Construction
CiA will be constructed in approximately 12 months. CiA will move from their existing building into the new building (Figure 16).
41 Phase 6: Courtyard Construction
The remaining CiA will be demolished and the new open space and courtyard will be constructed. Construction will take approximately three months (Figure 17). CiA must also identify parking spaces for the assisted living and medical clinic before Phase 7. \ \
\
-~---... -..... -..
42 Phase 7: Future Clinic and Assisted Living Construction When funds are available, a future one .. story clinic and three-story assisted living building will be built on the open space (Figure 18).
Figure 18. Phase 7
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i ' :;..-=-=--=--=--=--=--=--=-~~·=~1-i~----- - · -
6.6 Building Envelopes and Site Improvements
Total Development Site Layout
The senior affordable housing will be located at the southeast comer, while CiL will be at the northern end, and CiA will be at the western side of the property. Parking will be provided throughout the site, but primarily in the existing parking areas. The main access will continue to be from the existing driveway. The fire access road will include pick-up and drop-off areas, surface parking spaces, bicycle parking, electric vehicle parking, trees, and new landscaping (Figure 19). The driveway leading up to the property will be improved with a sidewalk and ADA improvements. The entire site will be C.3 compliant and will include bio-retention planters and flow-through planters. Signage will be installed at the entrance of the existing driveway and on the buildings. The layout encourages interaction between all three uses, but there will be fencing between the uses to ensure safety for participants in memory care, adult day health care, the preschool uses, and the housing.
43 l· l! . / -,_-.... k ~-
~:
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Additional site planning considerations include:
1. The proposed site plan will provide ·access to all new and existing programmatic elements of the site during the site development to meet Life & Safety Codes as well as Fire Department regulations.
2. The buildings are set back away from the property lines to minimize shadow casting onto existing adjacent properties and maximize the distance between buildings and the property line.
3. The buildings maximize daylighting, and outdoor spaces are adjacent to the proposed buildings.
4. Public components such as parking, drop-off area, building entrances, and open space are located towards-the site entry.
5. The housing component is further away from the entrance to provide better access, privacy and security.
Stories and Massing
CiA and Cil will be one to two stories, and the building massing will be compatible with the surrounding development. The buildings comply with the City standards of 2.5 stories and 35 feet in height. The senior affordable housing component will be three to four stories, located in the southeast comer of the property,. and will be inset into the existing hill (Figure 20). The future assisted living and clinic will be one to three stories. 44 Figure 20. Senior Affordable Housing
Landscaping
In tenns of landscaping, native plants and low-maintenance flowers, plants, shrubs, and trees will provide a variety of color, shade, and texture on the campus. The landscaping - along with the building textures, finishes, and colors - are being designed and implemented to evoke the feeling of joy on the campus, the campus's central theme.
The Alzheimer's Program outdoor space will be sensitive to the needs of people with various types of dementia. The Cil outdoor space will have two areas - one for the older students and one for the younger students. A central core area will be landscaped between CiA and the residential units (Figure 21). Outdoor areas for the adult day health care programs will include short and long walking paths, seating areas of various sizes, and separation via fencing so that program areas can be maintained. The community garden area will provide therapeutic gardening for participants and residents. To the extent possible, the Aging in Place Campus Specific Plan seeks to maintain existing trees and replace trees.
45 ADU 1 DA, HtAllttCl,fl
Tree Conditions and Rep acement Requirements
According to HortScience, there are two hundred and twelve (212) project trees representing 26 species on and directly adjacent to the site. For all species combined, nearly half the trees were in fair condition (42%); the rest were split between good condition (27%) and poor condition (31%). Eighteen (18) off-site trees were included in the assessment. Trees assessed are primarily found on commercial properties throughout the Bay Area. Besides coast live oak (40% of the population), coast redwoods (24 % of the population), and California pepper ( 11 % of the population), the site is diverse with no other species accounting for more than 3% of the population.
Sixteen (16) species were represented by one or two individual trees. The only trees native to Pleasant Hill were coast live oak and valley oak. Some of these oaks were likely naturally occurring in the area and some planted as part of the site's landscape.
The aforementioned information is based on the arborist report, which covered parcels A, B, and C, and the drive aisle. All new trees on the outer periphery of the property are evergreen.
6. 7 Design Guidelines
Aging in Place Campus
The overall Aging in Place Campus design is shaped by the City of Pleasant Hill Design Guidelines, SAHA's Design Guidelines, and WELL Building Standard Design Guidelines 46 for environments that impact human health and wellbeing.
In regards to architecture, the following design standards were utilized:
1. Use of bright colors and whimsical forms to challeng·e the traditional elder care setting and borrow from the pre-school elements to evoke the sense of "Joy." '
2. Maximize daylighting and outdoor connections through large windows and doors.
3. Roll up garage doors used .between larger program spaces, pre-school classrooms, and the multi-function rooms to connect indoor spaces to outside and create common language between buildings.
4. Planned green roof at CiA for outdoor space dedicated to the staff.
In addition to adherence to these guidelines, the project landscape architect, Bay Tree Design, conducted interviews with user groups including CiA and Cil staff, teachers, and end users to glean programmatic needs, desires, and use patterns. Bay Tree Design also consulted with renowned author and professor emerita at UC Berkeley, Clare Cooper Marcus, on landscape design principles and details to meet the needs of seniors and those with memory care issues. The landscape architecture throughout the site is based on:
• Providing for the specific needs of the various user groups from preschool•aged children to adults needing memory care within their associated outdoor spaces. • Cultivating a community hub fuU of opportunities for interaction and events between and for the adult day health care participants,, students, senior residents, staff and visitors of the residents, students or participants. • Developing spaces that provide comfort and interests - seasonally, socially and by activities such as vegetable gardens and therapy gardens. • Connecting with the architecture physically for indoor-outdoor flow as well as aesthetically through colors and "joy" in the site furnishings and plant palette.
In addition to these site program goals the landscape design is used as a unifying element within the project and as a tie-in to the project surroundings. The landscape design complements the high-quality architectural design on the interior of the site and the beautiful California landscape with existing mature native trees at the edges.
Throughout the site, planting and hardscape elements define useful public and private spaces while providing many seating options, a large visual focus of the gazebo and a Gingko allee. The proposed plantings and logical tiered system provide scale and address functional needs by providing a comfortable environment with seasonal shade trees in cooler areas and evergreen trees and plantings along western facades.
In terms of the central community space, an allee of gingko trees threads the three spaces (CiA, Cil, and SAHA) together and acts as the spine for the central space. The gingko trees,. symbol of longevity, provide a seasonal comfort with shade in the summer and sun in the winter as well as seasonal interest in the fall. Along the allee are places to sit and therapeutic gardens to discover. In the southern portion of the central area is a gazebo, lawn, and orchard. All of the spaces and elements in this central area are designed for all age groups to use and intermingle.
47 CiA
CiA's program space is reconfigured to accommodate two shifts in the Adult bay Health Care Program (as well as space for games, activities, art, music, and pet therapy); a room for the mid-to late-stage Alzheimer's program; two language-specific day program rooms; physical and occupational therapy; a nursing office/patient space; staff locker room/lounge; offices for finance, human resources, home office staff; conference rooms; staff offices for the Multipurpose Senior Services Program; the Califomia Community Transitions Program; and a staff break room (Figure 23). The overall plan includes lightfilled rooms; outdoor spaces and walking paths; connections between the preschool, housing, and program areas; a community garden for the participants and residents at 490 Golf Club Road where the future development may be built, and an environmentally friendly design.
The color, form and natural materials create a playful environment to promote a sense of joy for CiA; the design challenges typical views of affordable design and housing for the elderly. The building consists of wood panels and a beige stucco exterior with a fiber cement panel to bring bright colors to the entry portal and color accents around the building. Geometric windows are inset into-the build!ng with color surrounds to bring subtle color accents to play off of the adjacent pre-school. Roll-up garage doors create a large opening from within the community to the outdoors, which offers views to the outside, encourages outdoor living, and makes the community open and welcoming (Figure 24).
There are two distinct exterior spaces at CiA: a large terrace and adjacent gardens off of the main adult day care rooms and an enclosed garden and patio connected to the Memory Care unit. The main terrace is partially covered, looks out over the central outdoor space and melds into the garden. Comfortable and movable seating makes this space inviting to groups and individuals throughout the year. The nearby gardens provide walking loops of varying lengths with destinations and points of interest to encourage all participants to exercise and get out in the sunlight while at CiA. The memory care unit garden includes a covered outdoor terrace, small lawn, walking loop and plants that may be linked to childhood memories such as fruiting quince. This garden provides access to morning light to reduce agitation in patients and is completely enclosed wiJh many plantings to disguise the edges. 48 Figure 22. CiA Entrance
Figure 23. CiA Interior Lobby
49 CL
CiL will have a drop-off and pick-up area for the preschoolers. It is immediately adjacent to CiA to allow for intergenerational programming (Figure 24 ). Everyone at the new campus feels welcome, and at home regardless of age, gender, race, or socio-economic status, starting with the very young who participate in the Montessori preschool program. Central green space interconnects with the three campus programs - preschool, health care, and residential. Color and pattern on the school facade is whimsical and joyful with use of circles and colors. Use of wood panels, stucco, and fiber cement color accents tie the CiA and CiL design together while celebrating different scales appropriate for our younger user (Figure 26). Use of the roll-up garage door is repeated to create an indoor-outdoor connection.
The outdoor spaces at Cil include a patio immediately outside each classroom; a separate yard for the younger children (prep class: ages 2 - 3); a larger yard for the older c;:hildren (preschool classes: ages 3-6); spaces designed for developmentally appropriate learning and play; and views out to the central area. Each yard includes elements and materials designed tp foster imaginative play, collaborative play, fine and gross motor skill development, and places to "explore" alone or in groups.
Figure 24. CiA and Cil's Adjacencies and Temporary Court)lard 50 Figure 25. CiL Materials
Senior Affordable Housing
SAHA provides quality affordable homes and services that empower people and strengthen neighborhoods. SAHA begins from the idea that every .person deserves a home. Its work is inspired by a belief that quality homes and empowering services should be in reach for all of the Bay Area's community members and that despite the many obstacles to providing housing for people with low-incomes and special needs, this goal is possible.
SAHA's-innovative properties provide more than 3,000 residents in $even counties in Northem Califomia with much-needed affordable housing and services. With a commitment to high-quality design and thoughtful, ongoing supportive services, we empower our residents to build better lives and create healthier, safer communities.
SAHA and its affiliates strive to provide decent, safe, affordable, high quality housing to those in need; to estaJ;>lish stability and opportunity in the lives of its residents; and to foster communities that allow people from all ethnic, social and economic backgrounds to live in dignity, hannony and mutual respect. SAHA has a long-term commitment to the quality of life of its residents, the physical appearance and safety of its properties, and the well-being of its communities. SAHA wants to advance the field of affordable housing, and guide its work in housing development, property management, and resident services by the following principles:
• We believe that every person deserves a home
• We commit to communities for the long term
• Our comprehensive housing services empower our residents to thrive • High quality design inspires people and builds community • Green building practices lead to a healthy, sustainable society • Innovation and thoughtful risk-taking are part of how we pursue excellence 51 • Financial health and sustainability are essential to the endurance of our mission • Diversity and inclusion are fundamental to our work
SAHA's housing developments must carefully consider design and construction decisions that affect the qualify of the development for its residents, the neighborhoods in which they are located and long.-term management and maintenance of the property.
The key design principles that SAHA housing developments must strive to embrace in their design and construction are:
• Long-term affordability
• Community-oriented and user-friendly design
• High-quality design, materials, and construction
• Cost-effective development and operations
• Durable and easy to maintain buildings and grounds
e Energy and resource-efficient buildings, equipment, and operations • Healthy and safe environments
Since the senior affordable housing building is high density, the 82-unit building will be inset into the existing hill, and primary access will come from the southern portion of the building (Figure 26). The four stories and entrance faces the Diablo Valley College parking lot, and this will minimize activity and noise to neighbors that are located to the west and northern portions of the property.
In tenns of environmental impact, the development will be at a minimum, GreenPoint Rated, and will include solar power, energy efficient appliances, finishes with low volatile organic compounds, and drought tolerant landscaping.
Using a single_ unit type with deeper living room area, the building achieves interest with the building fac;ade that allows for change in material and colors, breaking down the scale into smaller vertical sections. The building uses same wood, stucco, and fiber cement color accents to create a massing that mimics multiple buildings rather than one continuous one. The entry of the building is marked by similar colored portal as the CiA and CiL buildings. The ground floor consists of open amenity spaces and offers a connection to the courtyard space. Roll-up garage doors create a large opening from within the community to the outdoors, with views to the outside, encouraging outdoor living.
The landscape around SAHA provides three exterior places to enjoy the outdoors on the parcel as well as a connection to the central community space (Figure 27).
Immediately off of the main community room, on the first floor, is the Lower Terrace providing many places to sit in groups or alone on the patio or in the garden. Off of the second floor is the smaller Upper Terrace, which looks out across the site, includes a few tables, and has an outdoor area that can be used for outdoor classes such as yoga.
The Fourth Floor Roof Terrace includes raised garden beds for residents to garden in and places to relax and enjoy the view of Mt. Diablo and the nearby oaks. 52 Figure 26. Senior Affordable Housing Entrance
Figure 27. Senior Affordable Housing Community Room
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53 Mitigating Views
The Aging in Place Campus will utilize the site's grade to minimize the effect on neighbor's views. The senior affordable housing will be inset into the hill and will be minimally seen from Camelback Road (Figure 28). A retaining wall will be installed in order to build the fire access road that circles the site. The fire access road will simultaneously provide emergency access to all points of the site and additional buffering from adjacent properties. The portion of the fire access road along the senior affordable housing will be blocked off for pedestrian traffic, and primarily used for fire access. The more active uses such as CiA and Cil are located at the western portion of the property, which is adjacent to the canal.
Figure 28. View from Came/back Road
Mitigating Shadows
Shadow and view studies show that residences at the southeast corner of the site would have shading impacts during the summer months in the afternoon and residences to the northeast would have shading impacts during the winter months in the afternoon hours.
It appears during other periods of the year, there would be no shadow impacts to either areas (Figures 29 & 30).
54 Figure 29. Winter Solstice Shadow Studies
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56 SECTION 7 Implementation Strategies
7.1 Future Project Entitlements
In March 2019, CiA and SAHA submitted a General Plan Amendment, Planned Unit Development, and Development Plan permit to the Planning Department. Once approved, CiA and SAHA will submit additional planning applications, which include an Architectural Review Permit; Development Plan Permit, Minor, and Major Subdivision:
and Use Pennit. The development timeline for the third parcel is to be determined. In addition to the planning applications, the project is undergoing environmental review by an outside consultant.
7.2 Economic Incentives
The Aging in Place Campus improvements are part of a larger vision to have wraparound services for seniors a,nd people with disabilities so that they can live, recreate, receive care, and stay living independently in the same location.
CiA
CiA, formerly RSNC, was established in 1949, and has always served the Pleasant Hill community and the surrounding area. CiA is a much-needed service for seniors and people with disabilities, and prevents premature nursing home placement and emergency room visits. CiA has multiple programs: Adult Day Health Care, Alzheimer's Day Care & Resource Center, Caregiver Support and Education, Multipurpose Senior Services Program, California Community Transitions, the Prevention and Early Access for Seniors Program, and the Young at Heart Intergenerational Program. CiA provides services to over 600 people each year in Contra Costa, Napa, and Solano counties. In the future, the services will be even more in demand as the number of seniors in Pleasant Hill will increase substantially in the coming years.
Cil
CiL was acquired in 2017 due to an immediate community need. In the span of two years, 40 students have enrolled at CiL, it continues to grow, and is licensed to serve 90 students.
Senior Affordable Housing
According to the California Housing Partnership Corporation, Contra Costa County, renters need to earn $43.47 per hour to afford a market-rate apartment. This is fourtimes the state minimum wage to afford the median monthly asking rent of $2,250.
Contra Costa County needs 31 , 193 more affordable rental homes to meet current demand, and low-income residents spend 58% of their income on rent.
For seniors on fixed incomes such as Social Security, they may find themselves in need of affordable housing and housing assistance. In the 2015 City of Pleasant Hill Housing 57 Element, the total population of seniors is expected to increase by fourteen percent from 2010 to 2040. An increase of 163 senior housing beds would be needed. According to the City of Pleasant Hill Planning Department, the City has a remaining production deficit of 186 low, very-low, and extremely low-income housing units as specified in the City's share of the current Regional Housing Needs Allocation (RHNA). The Aging in Place Campus project will reduce the RHNA deficit to 105. The development will be deed-restricted to ensure affordability.
According to the California Housing Partnership Corporation, utilization of the LowIncome Tax Credit in Contra Costa County declined to 45% in 2017. Since 2018, cuts in Federal and State Funding have reduced investment in Contra Costa County by $4 7 million annually, to an 83% reduction. The development will bring millions of dollars of investment in Pleasant Hill, and create construction jobs. In addition to the construction jobs; once in operation, the development will have an on-site property manager, assistant property manager, resident services,. and maintenance staff.
7.3 Plan Administration
This Specific Plan has been prepared to serve as a tool to implement broad land use, economic development, and related policies included in the Pleasant Hill General Plan.
The Specific Plan includes policies to implement detailed development standards and design guidelines. Compliance with these policies must be demonstrated at every step in the entitlement process for future site development.
In particular, the subsequent review and approval of PUD Permits and Subdivision maps must show consistency with the intent and policies outlined in this document.
These and other related permits are to include detailed requirements for implementation of plan policies, including mitigation measures and maintenance requirements. Any proposed project which deviates from these standards and requirements must be carefully evaluated to determine the extent and significance of exemption or plan modification called for. Minor deviations from established development standards and design guidelines (examples include items such as modifying landscape species and sizes, substituting similar building colors and materials, modifying minor architectural features such as awnings, light fixtures and windows, design and screening of mechanical equipment, relocating parking spaces and access ways), may be approved by the zoning administrator administratively, and that decision may be appealed to the Architectural Review Commission or Planning Commission. If the modification is determined to be major, it shall initially be referred for consideration to the Architectural Review Commission and the Planning Commission for review and recommendation, and then to the City Council for final decision. Conflicts with Specific Plan policies and cumulative development and/or land use standards shall be evaluated as part of a modification to the Specific Plan. Both such deviations and modifications are subject to CEQA, with the later requiring the preparation of an Initial Study and an appropriately tailored environmental document.
58 7.4 Financing Mechanisms
CiA&Cil
• Contra Costa County
o Community Development Block Grants
• California Department of Housing and Community Development o Infrastructure and Infill Grant
• Capital Campaign
• New Market Tax Credits
Senior Affordable Housing
Housing improvements, including land acquisition, are estimated in the range of $48 million. Multiple financing mechanisms are being contemplated. Funding sources could include:
• City of Pleasant Hill
o Affordable Housing Funds
• Contra Costa County
o HOME Funds
o Community Development Block Grant
o Contra Costa County Housing Authority - Project Based Section a Vouchers
• California Department of Housing and Community Development o Infrastructure and Infill Grant
o Multifamily Housing Program
o No Place Like Home Program
o Veterans Housing and Homelessness Prevention Program
• California Debt Limit Allocation Committee
• California Tax Credit Allocation Committee
• Private Financing
Site Work and Infrastructure
The site work and infrastructure includes the fire access road, parking, drainage, frontage and traffic signal improvements that will benefit the development program anticipated for the three sites. Multiple financing mechanisms are being contemplated.
Funding sources may include:
• Contra Costa County
o Community Development Block Grant
• California Department of Housing and Community Development o Infrastructure Infill Grant
59 C\J
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CURRENT ZONING PROPOSED ZONING
ACREAGE ACREAGE
4.0 - - 4.0
- - 4.0 4.0
SHEET 1 OF 1
490 GOLF CLUB ROAD
ZONING AMENDMENT
EXIS11NG VS PROPOSED
CITY OF PLEASANT HILL CALIFORNIA
2655 Stanwell Drive, Suite 105
Concord. CA 94520
Phone: (925) 67 4-9082
JOB NO.
1248