Pleasant Hill City Council
January 24, 2022

City of Pleasant Hill
November 23, 2021
Leslie Palaroan
Satellite Affordable Housing Associates
1835 Alcatraz Ave
Berkeley, CA 94703
A C..~ recycled paper
RE: Architectural Review Permit PLN 21-0294 at 490 Golf Club Road - 490 Golf Club Road Project
Dear Ms. Palaroan:

On November 18, 2021 the Architectural Review Commission (ARC) made a recommendation to "approve" Architectural Review Permit application no. PLN 21-0294 (to the Planning Commission and City Council) with the adoption of ARC Resolution No. 03-21 (see enclosed). The request is to redevelop a four acre project site, to develop multiple land uses/facilities, and provide site improvements to include parking, new landscape, tree removal, lighting, open space area, etc.

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

Sincerely,
Jeff Olsen
Associate Planner
Cc: Marge Cortes; Choice in Aging, 490 Golf Club Road, Pleasant Hill, CA 94523 100 Gregory Lane - Pleasant Hill - California 94523-3323 - (925} 671-5270 - FAX (925) 256-8190 RESOLUTION NO. 03 - 21

A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION, CITY OF

PLEASANT HILL, RECOMMENDING APPROVAL OF AN ARCHITECTURAL REVIEW PERMIT (PLN 21-0294) TO THE PLANNING COMMISSION AND CITY COUNCIL FOR THE 490 GOLF CLUB ROAD PROJECT AT 490 GOLF CLUB ROAD
WHEREAS, the applicant, Choice In Aging/Choice In Learning & Satellite Affordable Housing Association, submitted an Architectural Review Permit (PLN 21-0294) for a: ( 1) Choice in Aging (adult day care facility), (2) Choice in Leaming (Montessori pre-school facility) and (3) 82-unit ( 4-story) affordable senior housing facility (SAHA). The project is located on the north side of Golf Club Road (addressed as 490 Golf Club Road), APN 153-030-004, that also includes a Development Plan Permit, Use Permit and Minor Subdivision for the development; and WHEREAS, Architectural Review Permit PLN 21-0294 requests design review of the proposed structures, parking/circulation, lighting, landscape and other miscellaneous site improvements; and
WHEREAS, in accordance with the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., as further governed by the Guidelines to the California Environmental Quality Act, 14 California Code of Regulations §§ 15000, et seq., collectively, CEQA), a Draft Initial Study/Mitigated Negative Declaration (IS/MND) and a Mitigation Monitoring and Reporting Program (MMRP) was adopted on January 25, 2021 in accordance with City Council Resolution 8-21;.and
WHEREAS, on January 25, 2021, the City Council also adopted Resolution No. 8-21 to approve a General Plan Amendment r~quest ( application no. PLN 18-0445) to change the existing General Plan land use designation ( only for a 1.46-acre portion of the 4-acre project site) from Semi-Public Institutional to a land use designation of Multi-Family Very High Density (41~73 dwelling units per net acre); and
WHEREAS, on Februcey 22, 2021, the City Council adopted City Council Ordinance No. 942 to approve a PUD Rezoning (application no. PLN 18-0445), including an associated PUD Concept/Specific Plan and associated zoning map amendment, 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; and WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing was held by the Architectural Review Commission on November 18, 2021 regarding the proposed Architectural Review Permit at which time all interested parties were invited to provide comments on the proposal; and
NOW, THEREFORE, BE IT RESOLVED that the Architectural Review Commission of the City of Pleasant Hill, in accordance with Sections 18.30.080 and 18.115.0l0(B) of the PHMC, recommends approval of Architectural Review Permit PLN 21-0294 to the Planning Commission and City Council based upon the following findings and conditions of approval contained in Attachment A:
490 Golf Club Road - PLN 21-0294
November 18, 2021

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

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

Of the 212 existing trees located within the four acre project site 168 trees are proposed to be removed. As a result, there would be retention of 44 existing trees along with the addition of 148 new trees to provide screening from most adjacent perspectives. Furthermore, consistent with the PUD Concept/Specific Plan, the project incorporates a color palette that includes a variety of colors that will assist to break-up the mass and scale of the three and four-story structures in addition to 490 Golf Club Road - PLN 21-0294
November 18, 2021

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

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

The project is proposing to preserve the sloped area located in the northeast comer of the four acre project site, to the greatest extent possible, as common open space in addition to some enhancement consisting of new plantings. The remainder of the project site is relatively flat. Of the 212 existing trees, 168 trees are proposed to be removed, primarily because tl?-ey would be displaced by proposed structures and/or hardscape areas. However, the applicant is proposing to plant 148 new trees, in addition to retaining 44 existing trees, for a total of 192 trees. 490 Golf Club Road - PLN 21-0294
November 18, 2021

(5) Ensure substantial conformance with applicable design guidelines to achieve a quality, well-designed project that enhances the neighborhood.

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

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

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

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

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

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

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

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

DG.II.B.2.b- Overall height of new structures should be in scale with other buildings in the neighborhood. The proposed one, two and three-story structures are consistent with existing one, two and three-story structures on adjacent sites. In addition, the four-story portion of the proposed senior housing facility would be located adjacent to the DVC parking facility (to the south) and would provide a minimum 47-foot setback to the nearest residential site (to the east).

DG.II.B.2.c - Appropriate buffers and transitions should be used when locating multi-story buildings adjacent to single-story buildings. The proposed multi-story building (3 and 4-story senior housing facility) would have a minimum 40-foot setback from the residential sites to the north and a minimum 4 7-foot setback from 490 Golf Club Road - PLN 21-0294
November 18, 2021

the residential sites to the east. The three-story medical clinic/assisted living facility would not be adjacent to a residential site as it would be centralized and located closest to the south property line abutting the DVC parking facility.

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

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

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

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

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

B. Height, bulk and coverage of buildings: The proposed project number of stories and for building height is consistent with the approved PUD Concept/Specific Plan that allows the three-story assisted living facility and the four-story multi-family affordable senior housing facility. In addition, there are other projects throughout the City with this number of stories that were also approved through the PUD process. To minimize the height and bulk of the project, the applicant has incorporated project features to be sensitive to surrounding uses, such as providing excessive setbacks (39-75 feet) from adjacent uses, providing increased landscaping on all perimeter areas and has also incorporated architectural features to reduce the mass and scale of the building design. 490 Golf Club Road - PLN 21-0294
November 18, 2021

C. Colors, building materials, and types of building and installations: The Commission reviewed the proposed colors, building materials and types of buildings and with this approval noted consistency with City-Wide Design Guidelines and the approved PUD Concept/Specific Plan.

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

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

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

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

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

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

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

The ARC reviewed the proposed grading for the project. As proposed the grading and topography is minimally modified from the existing condition and has been reviewed to ensure that drainage is not negatively affected.
. 490 Golf Club Road - PLN 21-0294
November 18, 2021

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

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

AYES:

NOES:

ABSENT:

ABSTAIN:

Johanson, Miller, Moseley, Stanton, Nelson
None
None
None
Attachment A

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

ARCHITECTURAL REVIEW COMMISSION RECOMMENDED CONDITIONS OF

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

Architectural Review Permit Conditions of Approval

1.0 Special Conditions

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

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

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

1.4 Any significant changes proposed to the exterior elevations prior to, or after issuance of a building permit shall be submitted to the Architectural Review 490 Golf Club Road
PLN 21-0294
November 18, 2021
Page2
Commission, Planning Commission and/or City Council prior to building permit issuance or prior to building permit final.

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

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

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

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

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

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

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

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

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

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

1.15 Approval of this project shall not waive required compliance with all sections of the Pleasant Hill Municipal Code, General Plan, and applicable policy plans. 490 Golf Club Road
PLN 21-0294
November 18, 2021
Page3

1.16 Prior to building permit final, the applicant/developer shall comply with the requirements of the City of Pleasant Hill Construction and Demolition Debris Ordinance (Chapter 14.40). Prior to building permit final a waste management plan shall be submitted and approved by the Building Division.

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

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

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

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

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

1.22 Campers, trailers, motorhomes, or any other similar vehicles are not allowed on the construction site except when needed as sleeping quarters for a security guard. 490 Golf Club Road
PLN 21-0294
November 18, 2021
Page4

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

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

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

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

18.50.060A of the Zoning Ordinance) at all times.

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

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

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

2.0 Approval Time Limit

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

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

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

3.3 The project shall comply with all required mitigation measures in the Mitigated Negative Declaration as noted in the associated Mitigation Monitoring Report & Program (adopted by the City Council, on January 25, 2021, in association with the 490 Golf Club Road
PLN 21-0294
November 18, 2021

approval of City Council Resolution No. 8-21 for General Plan Amendment application no. PLN 18-0445).

4.0 Building Design

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

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

5.0 Water-Efficient Landscaping Ordinance

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

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

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

5.4 Submittal requirements. An applicant requesting zoning approval for any project that is subject to this chapter shall submit a water-efficient landscape application package prior to commencement of grading or construction. The landscape application package shall include:
a. Project information sheet, on a form prepared by the zoning administrator, identifying the applicant name and description of the project, including location, type of development, source of irrigation water, total landscape area, and area of landscape to be rehabilitated.
b. Certifications as required in PHMC § 18.52.090 on forms prepared by the zoning administrator.
490 Golf Club Road
PLN 21-0294
November 18, 2021
Page6
c. Water efficient landscape worksheet with calculations of the maximum applied water allowance and estimated total water use of the proposed landscape plan on forms prepared by the zoning administrator. d. Landscape and irrigation plan prepared in accordance with PHMC §§ 18.52.060 and 18.52.070.
e. Maintenance schedule prepared consistent with the provisions of PHMC § 18.52.100.
f. Soil management report prepared consistent with the provisions of PHMC § 18.52.060.

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

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

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

5.6 The water-efficient landscape plan shall demonstrate that all the water-efficient landscape standards of PHMC § 18.52.060 have been met. The plan shall include details and specifications reflecting best management practices for water-efficient landscape design.
a. Planting plan. The planting plan shall include information identified in the certificate of compliance: landscape design form as maintained by the zoning administrator.
b. Irrigation plan. The irrigation plan shall include information identified in the certificate of compliance: landscape design form as maintained by the zoning administrator.
490 Golf Club Road
PLN 21-0294
November 18, 2021
Page7
c. NPDES. The proposed landscape plan shall comply with the requirements of the National Pollutant Discharg~ Elimination System (NPDES; PHMC Chapter 15.05) intended to implement storm water best management practices into the planting, irrigation, and grading plans to minimize runoff and to increase on-site retention and infiltration.

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

5.8 Prior to final permit inspection or issuance of a certificate of occupancy, as applicable, for the project, the applicant shall submit completed certificates of compliance, on forms prepared by the zoning administrator, that the landscape has been designed and installed in accordance with the approved water-efficient landscape plan submittal and the requirements of this chapter. Required certificates of compliance shall include the following:
a. Design. The licensed landscape architect, licensed landscape contractor or any other person( s) authorized by law to design a landscape, who prepared the· landscape design, shall complete the certificate of compliance:
landscape design sheet, certifying the landscape has been designed to comply with the criteria of this section. (See Appendix C.) b. Landscape installation. Applicant shall complete the certificate of compliance: landscape installation sheet, certifying the landscape has been installed, as specified in the landscape plans, and complies with this section. (See Appendix D.)
c. Irrigation installation. The certified irrigation system auditor shall complete the certificate of compliance: landscape installation sheet certifying the landscape and irrigation system have been installed, including configuring irrigation controllers with application rate, soil types, plant factors, slope, exposure and any other factors necessary for accurate programming, as 490 Golf Club Road
PLN 21-0294
November 18, 2021
Page8
specified in the landscape plans, and comply with the criteria of this section. (See Appendix D.)
d. Maintenance. The maintenance contractor/person for a landscape project( s) involving more than one single-family residence, or the property owner/resident for a landscape project for an individual single-family residence, shall complete the certificate of compliance: landscape maintenance sheet,. certifying the landscape maintenance contractor/person responsible for maintenance agrees to manage the property using less water than the maximum applied water allowance. (See Appendix E.)

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

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

5.11 Architectural guidelines. This chapter and the State Water Conservation in Landscaping Act shall preempt any architectural guidelines or covenants, conditions and restrictions ( CC&Rs) of a common interest development which have the effect of prohibiting the use of low water use plants as a group. "Common 490 Golf Club Road
PLN 21-0294
November 18, 2021
Page9
interest development" includes a homeowner association, community apartment project, condominium, planned development, and stock cooperative.

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

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

6.0 General Landscape

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

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

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

Exceptions may be approved by the zoning administrator to include, but not be limited to, decorative gravel beds, decomposed granite paths or 490 Golf Club Road
PLN 21-0294
November 18, 2021
pedestrian spaces and areas to be accented with shrubs;

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

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

6.5 Planting and staking details shall comply with the following:
a. Final landscape plans shall include planting and staking details in text and/or drawing form to insure proper installation and establishment of proposed plantmaterials;
b. Soils shall be tested to identify existing soil conditions and necessary amendments. All planting pits shall be twice the diameter of the diameter of the root container;
c. All trees shall be double-staked, except that twenty-four (24) inch or larger box trees may require guy wires or triple-staking as detennined by the zoning administrator. Guy wires are prohibited within pedestrian traffic areas. Trees shall be protected from contact with any wire used in staking; d. Provide root deflectors for all trees planted within 8 feet of paved surfaces; e. All planters in areas which have been compacted, such as adjacent to buildings and in parking lots, shall be de-compacted to the following depths:
planters less than 3' wide shall have compaction relieved to a minimum 490 Golf Club Road
PLN 21-0294
November 18, 2021

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

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

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

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

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

6.10 Berms shall be illustrated according to slope, width, height above surrounding grade, and landscaping. Landscape berms shall be coordinated for consistency with the grading plan.
490 Golf Club Road
PLN 21-0294
November 18, 2021

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

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

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

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

7.0 Parking and Access
7 .1 Any security gates or fences shall require details submitted to the Police Department, Contra Costa Fire Protection District, and Zoning Administrator for approval prior to issuance of building permits.
490 Golf Club Road
PLN 21-0294
November 18, 2021
Engineering Conditions of Approval
490 Golf Club Road - CiA/SAHA
NO. CONDITIONS OF

APPROVAL
Department Submittal Required,
Prior to:

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

Design shall be per City standards
and requirements.

B. Site Improvements. PW /ENGR

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

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

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

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

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

Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans
490 Golf Club Road
PLN 21-0294
November 18, 2021
NO. CONDITIONS OF

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

C. Adjacent Site Improvements. PW /ENGR

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

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

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

D. Phased Improvements. PW/ENGR

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

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

Improvement Plans
Improvement Plans

Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans
490 Golf Club Road
PLN 21-0294
November 18, 2021
NO. CONOITIONS OF

APPROVAL
construction meeting
ADA requirements.

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

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

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

Department Submittal Required,
Prior to:

E. Parking. PW/ENGR Improvement Plans

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

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

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

Task
Completion
Approval of
Improvement
Plans
490 Golf Club Road
PLN 21-0294
November 18, 2021
NO.

F.

G.

H.

CONDITIONS OF

APPROVAL

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

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

Site Grading.

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

Parcel Map.

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

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

Department

PW/ENGR

PW/ENGR

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

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

Improvement Plans
Improvement Plans
Parcel Map
Parcel Map

Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Parcel Map
Parcel Map
490 Golf Club Road
PLN 21-0294
November 18, 2021
NO. CONDITIONS OF

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

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

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

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

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

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

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

J. Geotechnical Report.

1. The Applicant. shall
provide a site specific

Department Submittal Required, Task
Priorto: Completion
PW/ENGR Improvement Plans Improvement
Plans
490 Golf Club Road
PLN 21-0294
November 18, 2021
NO. CONDITIONS OF

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

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

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

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

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

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

Improvement Plans
Improvement Plans

Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans
490 Golf Club Road
PLN 21-0294
November 18, 2021
NO.

M.

N.

0. P.

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

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

Ownership and Maintenance.

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

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

Signs and Pavement Markings.

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

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

2. Emergency vehicle
access.

Department Submittal Required,
Prior to:

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

Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Acceptance of
Improvements/
Occupancy
490 Golf Club Road
PLN 21-0294
November 18, 2021
NO. CONDITIONS OF

APPROVAL
Department Submittal Required,

3. No parking signage and
striping.

4. Accessible parking
signage and striping.

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

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

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

T. Stormwater Treatment. PW/ENGR

1. The project shall
incorporate storm water
treatment measures to
address the requirements
of Provision C.3 of the
current Regional Water
Quality Control Board
(RWQCB) Municipal
Regional Permit (MRP)
to the satisfaction of the
City Engineer.

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

Improvement Plans
Improvement Plans
Improvement Plans
Improvement Plans
Page20
Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Approval of
Improvement
Plans
490 Golf Club Road
PLN 21-0294
November 18, 2021
NO. CONDITIONS OF

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

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

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

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

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

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

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

Hydromodification
measures shall be· shown
on the improvement
plans.

Department Submittal Required,
Prior to:

Task
Completion
490 Golf Club Road
PLN 21-0294
November 18, 2021
NO.
u.

V.

CONDITIONS OF

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

Trash Capture /Stormwater
Treatment Measures
Maintenance Agreement.

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

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

X. Regulatory Agency Permitting.

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

PW/ENGR

PW/ENGR

PW/ENGR

PW/ENGR
Submittal Required,
Prior to:

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

Task
Completion
Acceptance of
Improvements/
Occupancy
Parcel Map
Acceptance of
Improvements/
Occupancy
Prior to Grading
Permit Issuance
and Final Map
Recordation
490 Golf Club Road
PLN 21-0294
November 18, 2021
NO. CONDITIONS OF

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

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

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

AA. Traffic Control Plan. PW /ENGR
BB.

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

Erosion Control During
Construction.

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

PW/ENGR
Prior to:

Construction
Construction
Construction
Improvement Plans

Task
Completion
Prior to
commencement
of work
Prior to
commencement
of work
Start of
Construction
and On-going
as needed
Ongoing
490 Golf Club Road
PLN 21-0294
November 18~ 2021
NO.
cc.

CONDITIONS OF

APPROVAL
Construction Noise
Management Plan.

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

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

Department

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

Improvement Plans
During Construction

Task
Completion
Ongoing
Ongoing
490 Golf Club Road
PLN 21-0294
November 18, 2021
NO.

EE.

CONDITIONS OF

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

Temporary Fencing.

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

Department

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

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

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

Submittal Required,
Prior to:

Construction
Construction
Building Permit
Final Map

·Task
Completion
Ongoing
Prior to
Issuance of
Grading Permit
Prior to
Issuance of
Building Permit
Final Map
490 Golf Club Road
PLN 21-0294
November 18, 2021
NO.

II.

JJ.

KK.

CONDITIONS OF

APPROVAL
Trench Cut Street Restoration.

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

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

Underground Obstructions.

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

Excavations shall be properly
backfilled using structural fill,
Department

PW/ENGR

PW/ENGR

PW/ENGR
Submittal Required,
Prior to:

Construction
Improvement Plans
Grading Permit

Task
Completion
Acceptance of
Improvements/
Occupancy
Approval of
Improvement
Plans
Prior to
Construction of
Improvements
490 Golf Club Road
PLN 21-0294
November 18, 2021
NO.

LL.

CONDITIONS OF

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

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

Department

PW/ENGR
Submittal Required,
Prior to:

Construction

Task
Completion
Acceptance of
Improvements/
Occupancy
490 Golf Club Road
PLN 21-0294
November 18, 2021

1. 1.1

1.2 1.3

1.4 1.5

1.6 2

2.1 2.2

2.3 2.4
General

PUBLIC WORKS DEPARTMENT

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

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

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

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

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

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

Fees ( see fee schedule).

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

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

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

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

Authority Required

1.02.030 X

15.10.030Cl 5 X

11.05.020 X
Various X
Reso 87-00 X
X

11.05.050 X

11.05.050, X

15.10 .090,

15. l 0.100

17.35.050, X

17.20.070

15. l 0.080 X
490 Golf Club Road
PLN 21-0294
November 18, 2021

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

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

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

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

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

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

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

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

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

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

Ord 779 X
Reso 53-97 X
Reso 124-00

11.05.090, X

15.10.170,

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

15.10.170 X

11.05.090 X

11.05.090, X

15.10.170

17.35.070B X

17.35.070D X
490 Golf Club Road
PLN 21-0294
November 18, 2021
be in the amount of 15 percent of the approved
improvement construction estimate. The Bond shall be held for one year following completion and acceptance of the improvements. The purpose of the assurance is to correct defective work and to resolve outstanding labor and
material payment claims.

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

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

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

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

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

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

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

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

17.35.060 X

17.35.040 X

17.35.040, X

17.35.060
PW Std X

17.35.100 X
I

15.10.070 X

15.10.070 X

15.10.100 X
490 Golf Club Road
PLN 21-0294
November 18, 2021
plans, utility plans and landscape plans for review and approval by the Public Works Department prior to issuance of a grading permit. The plans must conform to the City's "Public Works Standards for Public Improvements." The plans shall include, but not be limited to: drainage, frontage improvements, utilities, and earthwork.

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

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

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

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

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

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

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

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

4.12 Subdrains shall be shown on the grading plans.

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

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

15.10.070 X
I

15.10.280 X

15.10.280 X

15.10.110 X

15.10.110 X

15.10.230 X

15.10.200 X
UBC X
PW Std X
PW Std X
l 5.05.050E X
490 Golf Club Road
PLN 21-0294
November 18, 2021
Department of Public Works prior to the issuance of any grading permits.

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

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

Improvements shall meet with the approval of the City
Engineer.

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

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

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

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

5.8 Minimum culvert size is 18 inches.

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

5.10 Minimum drainaqe easement width shall be 10 feet.

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

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

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

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

6.4 All utility facilities shall be placed underground.

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

11.050.120 X
PW Std C4 X
490 Golf Club Road
PLN 21-0294
November 18, 2021

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

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

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

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

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

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

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

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

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

PW Std C4 X
I
RWQCB Reg X

NPDES X
Permit
Mandate .

NPDES X
Permit
Mandate

NPDES X
Permit
Mandate

NPDES X
Permit
Mandate

NPDES X
Permit
Mandate
PW Std. C6C X

15.05.050 X
490 Golf Club Road
PLN 21-0294
November 18, 2021
forth in the latest version of the Stormwater C.3 Guidebook and demonstrate that the project incorporates BMPs that minimize the effect of post-development runoff to the
maximum extend practicable.

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

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

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

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

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

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

10.3 ADA accessibility shall be provided in compliance with Title

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

15.05.050 X

15.05.050 X

17.030.070, X

15.10.080

17.25.040 X
PW Std C3 X
PW Std C3 X
PW Std C3 X
PW Std C3 X
490 Golf Club Road
PLN 21-0294
November 18, 2021

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

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

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

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

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

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

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

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

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

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

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

14.40.050 X

15.15 X
I
I
490 Golf Club Road
PLN 21-0294
November 18, 2021