Pleasant Hill City Council
January 24, 2022

City of i le sant . ill
December 16, 2021
Leslie Palaroan
Satellite Affordable Housing Associates
183 5 Alcatraz Ave
Berkeley, CA 94703
~ ~i,.J• recycled paper
RE: Use Permit, Development Plan Permit, Minor Subdivision & Architectural Review Permit PLN 21-0294 at 490 Golf Club Road - 490 Golf Club Road Project Dear Ms. Palaroan:

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

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

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

Je
incerely,
~ Olsen
Associate Planner
Cc: Marge Cortes, Choice in Aging, 490 Golf Club Road, Pleasant Hill, CA 94523 100 Gregory lane - Pleasant Hill - California 94523-3323 - (925) 671-5270 - FAX (925) 256-8190 RESOLUTION NO. 22 - 21

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

RECOMMENDING APPROVAL OF A DEVELOPMENT PLAN PERMIT, USE PERMIT, MINOR SUBDIVISION & ARCHITECTURAL REVIEW PERMIT (PLN 21-0294) FOR THE 490 GOLF CLUB ROAD PROJECT AT 490 GOLF CLUB ROAD
WHEREAS, the applicant, Choice in Aging, Choice in Learning and Satellite Affordable Housing Association, submitted a Development Plan Permit, Use Permit, Minor Subdivision and Architectural Review Permit application (PLN 21-0294) for a new adult day care facility, new preschool facility and new 82-unit affordable senior housing facility at 490 Golf Club Road APN 153- 030-004 ("the Project"); and
WHEREAS, Use Permit PLN 21-0294 proposes to expand an existing adult day care facility, and expand an existing Montessori pre-school facility (general day care use), on the singleparcel four-acre project site; to include demolition of the two existing facilities and development of two new larger facilities; and
WHEREAS, Minor Subdivision PLN 21-0294 (Tentative Tract Map) proposes to subdivide the four-acre project site into three legal parcels; and WHEREAS, Development Plan Permit and Architectural Review Permit PLN 21-0294 proposes demolition of an existing one-story adult day care and existing one-story pre-school building, and proposes development of three new facilities ( adult day care, pre-school and affordable senior housing) and associated site improvements to include 127 parking spaces, private roads, landscape areas and tree removals; and
WHEREAS, in accordance with the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., as further governed by the Guidelines to the California Environmental Quality Act, 14 California Code of Regulations §§ 15000, et seq., collectively, CEQA), a Draft Initial Study/Mitigated Negative Declaration (IS/MND) and a Mitigation Monitoring and Reporting Program (MMRP) was approved on January 25, 2021 with the adoption of City Council Resolution No. 8-21; and ·
WHEREAS., after 1;1.otice thereof having been duly, regularly and lawfully given, a public hearing was held by the Architectural Review Commission on November 18, 2021 regarding the proposed Architectural Review Permit at which time all interested parties were invited to provide comments on the proposal; and
WHEREAS, on November 18, 2021 the Architectural Review Commission reviewed the proposed Architectural Review Permit; and received public comment, on Architectural Review Permit application no. PLN 21-0294; and
WHEREAS, the Architectural Review Commission of the City of Pleasant Hill, in accordance with Section 18.30.060(A) of the PHMC, adopted Architectural Review Commission Resolution No. 3-21 to recommend approval of the Architectural Review Permit PLN 21-0294 to the Planning Commission and City Council based upon specific findings cited in the resolution; and
490 Golf Club Road - PLN 2 l-vl94
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WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing was held by the Planning Commission on December 14, 2021 regarding the proposed Minor Subdivision, Use Permit, Development Plan Permit and Architectural Review Permit at which time all interested parties were invited to provide comments on the proposal; and WHEREAS, on December 14, 2021, the Planning Commission adopted Resolution No. 22-21 recommending the City Council's approval of the four associated entitlements in accordance with the findings and conditions of approval contained in Planning Commission Resolution No. 22-21; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

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

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

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

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

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

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

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

3. The proposed development is consistent with the policies and goals established by the General Plan.
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There are various General Plan goals, policies and programs applicable City-wide that are applicable in connection with the project:

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

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

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

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

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

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

The site consists of an underutilized one-story multi-use building developed approximately 60 years ago. The proposed project would rejuvenate the site with a new residential development, and new and expanded adult care and pre-school facilities, in addition to a possible futuristic new medical clinic and assisted living facility. Thus, the proposed project would improve the appearance of the site through site improvements, and by enhancing the site as viewed from the heavily traveled Contra Costa canal corridor. In addition, the Planning Commission has determined that the . proposed density, amount and even distribution of usable open space, location ofthreestory and four-story buildings, appropriate mass/scale/bulk of buildings, excessive building setbacks, adequate tree screening along all property lines and adequate amount of parking associated with the proposal would ensure compatibility with adjacent residential public institution uses. As a result, as proposed, the project would be an attractive and cohesive development in association with adjacent land uses. Lastly, the ARC also agreed that the project would generally be cohesive with the existing, surrounding residential development.
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Community Development Policy 15A. Provide opportunities for seniors to obtain adequate care, housing, and support services, including by upgrading and expanding existing facilities and constructing new ones.

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

Community Development Goal 24. Place utility lines underground.

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

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

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

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

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

The project can be accommodated by existing services, with acceptable impact levels, to include: water supply, sewage disposal, school districts, parks and open space, fire protection, police and storm drainage.

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

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

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

Housing Goal 1. Maintain a housing supply sufficient to meet the housing needs of all Pleasant Hill residents.
490 Golf Club Road - PLN 21-u294

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

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

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

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

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

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

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

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

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

Use Permit Findings

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

The two proposed land uses (adult day care facility and general day care facility) are appropriate for the project site and compatible with the adjacent residential and school uses because: (1) the two proposed uses have been operating on the site for several years without generating complaints from adjacent uses, (2) each proposed use provides a much needed service to the community by providing day care for elderly individuals and for children 490 Golf Club Road - PLN 21-0294
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( ages 2-6), and (3) neither of the two proposed uses are "not permissible" in the two adjacent zoning districts (Multi-Family Residential and Single Family Residential).

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Architectural Review Permit & Consistency with Planned Unit Development Concept/Specific Plan Findings
i. Ensure excellence of architectural design;
The surrounding neighborhood consists of multi-family and single family residential structures, in addition to a surface parking facility associated with Diablo Valley Junior College, the Contra Costa Country Club golf course and the Contra Costa 490 Golf Club Road - PLN 21-u294
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Canal trail. Thus, the proposed project is appropriate for the area as there are other existing structures with multiple bµilding stories (such as the proposed three-story and four-story facilities and the existing two-story residential buildings) in this immediate neighborhood. To further minimize the effects of development within the PUD on nearby residential uses, the Concept Specific Plan notes that the building height/stories would provide excessive setbacks from the nearest residences (to the west, north and to the east). Therefore, the proposed three-story and four-story buildings will not impact (i.e. privacy, shadowing, obstruction of views, etc.) the adjacent right-of-way and/or adjacent residential uses.· Lastly, the PUD Concept/Specific Plan allows a maximum building height of approximately 45 feet; and through the design review process the PUD Concept/Specific Plan, and the ARC has confirmed that the height, scale and mass of the development is compatible to surrounding.properties as the project incorporates structures that has articulated and varied elevations. The buildings have architectural features that provide visual identification to the main entrance. In addition, the buildings use various building materials, and colors, that complement each other and are of high quality and long lasting materials.
ii. Ensure that siting and architectural design of structures, including their materials and colors, are visually harmonious with surrounding development and with the natural landforms and vegetation of the areas in which they are proposed to be located;
The majority of the site is r~latively flat with the exception of the northeast portion of the site which is sloped; however, to be harmonious with surrounding development all of the associated structures will be constructed on a relatively flat portion of the site with the exception of a portion of the 82-unit senior housing facility and a vehicular driveway which would displace a majority of the northeast sloped area.

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

Of the 212 existing trees located within the four acre project site 168 trees are proposed to be removed. As a result, there would be retention of 44 existing trees along with the addition of 148 new trees to provide screening from most adjacent perspectives. Furthermore, consistent with the PUD Concept/Specific Plan, the project incorporates a color palette that includes a variety of colors that will assist to break-up the mass and scale of the three and four-story structures in addition to providing visual interest. No proposed design/material/color elements will be inconsistent with surrounding development as there is a variety of development surrounding the ·project site; which include single family residential, multi-family residential and educational buildings associated with Diablo Valley College that exhibit a variety of architectural styles, materials and colors. iii. Ensure that plans for the landscaping of open spaces conform with the requirements of Section 18.115.01 O.B and that they provide visually pleasing se'ttings for structures on the site and on adjoining and nearby sites, and blend harmoniously with the natural landscape; and
490 Golf Club Road - PLN 21-0294

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

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

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

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

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

The centralized siting of the structures, the siting of the loop driveway adjacent to the site's perimeters, and the centralized siting of common open space is consistent with 490 Golf Club Road - PLN 21-0294

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

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

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

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

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

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

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

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 490 Golf Club Road - PLN 21-0294

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

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

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.

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.
490 Golf Club Road - PLN 21-0294

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 propo·sed landscaping consistent with zoning provisions, the PUD Concept/Specific Plan and City-Wide Design Guidelines.

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

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

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

CEQA Finding
An Initial Study and draft Mitigated Negative Declaration were previously prepared and adopted by the City for the project pursuant to Section 15070 of the Guidelines for the Implementation of the California Environmental Quality Act (CEQA). The Initial Study and the draft Mitigated Negative Declaration prepared for the project are available for public review at the City of Pleasant Hill Planning Division. None of the circumstances noted in CEQA Guidelines Sections 15162 or 15163 that would require preparation of a new or updated environmental document are determined to be applicable to the project. 490 Golf Club Road - PLN 21-0294

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

AYES:

NOES:

ABSTAIN:

ABSENT:

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

PLANNING COMMISSION

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

PLANNING COMMISSION

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

Proiect Conditions of Approval

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

Minor Subdivision Conditions of Approval

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

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

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

4. Federal, State and Local laws - Development of the Project shall be in compliance with all appHcable federal, state, and local laws. The issuance of this Major Subdivision shall not 490 Golf Club Road (PLN 21-0294)
Conditions of Approval
Page2
constitute a waiver of the requirements of any federal, state or local law, including the requirements of the California Building Standards Code.

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

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

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

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

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

10. Project Modifications - Any major changes to the project description or to any other project conditions shall require an amendment to the applicable permit( s ); in accordance with applicable laws, which may include the Minor Subdivision. Any major changes shall require review and approval by the decision-body that gave final approval to the original permit(s). · Any minor changes shall require an application request from the operator/applicant for review and approval by the Zoning Administrator. The Zoning Administrator will determine if a change is considered major or minor. If any changes are within substantial conformance of the originally approved permit(s), they will be considered minor. 490 Golf Club Road (PLN 21-0294)
Conditions of Approval
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11. Annotated Conditions of Approval - Prior to issuance of a Final Map, the developer shall submit to the Zoning Administrator and City Engineer an annotated list of these conditions demonstrating proof of compliance.

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

Development Plan Permit (DP) Conditions of Approval

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

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

3. Time Period - The Development Plan Permit shall lapse two years after its date of approval unless one of the following has occurred:
a. A building permit has been issued, substantial money has been expended, and construction diligently pursued; or
b. A certificate of occupancy has been issued; or
c. The Development Plan is renewed by the Planning Commission or other hearing body which originally approved it. No new notice or public hearing is required for a renewal if the findings required for approval remain valid. 490 Golf Club Road (PLN 21-0294)
Conditions of Approval
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4. Project Modifications - Any major changes to the project description or to any other project conditions shall require an amendment to the Development Plan permit and shall require review and approval by the decision-body that gave final approval to the original Development Plan Permit. Any minor changes shall require an application request from the operator/applicant for review and approval by the Zoning Administrator. The Zoning Administrator will determine if a change is considered major or minor.

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

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

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

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

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

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

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

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

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

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

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

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

17. Annotated Conditions of Approval - Prior to issuance of a building permit and prior to issuance of a certificate of occupancy, the developer shall submit to the Zoning Administrator an annotated list of these conditions demonstrating proof of compliance. 490 Golf Club Road (PLN 21-0294)
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18. Annotated Conditions of Approval - Prior to issuance of a building permit final and/or certificate of occupancy, the applicant shall submit to the Zoning Administrator an annotated list of outstanding conditions demonstrating proof of compliance with a cover letter specifying how the project has addressed and complied with each of these conditions.

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

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

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

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

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

25. Indemnification - The owner/applicant shall defend, (with counsel acceptable to the City) at its sole cost and expense, indemnify, protect, release and hold harmless the City of Pleasant Hill and any agency or instrumentality thereof, including any of its agents, commissions, boards, officers, and employees ("indemnitees") from any and all claims, actions, -or proceedings arising out of or in any way related to the processing and/or approval of this Project and any environmental determination that accompanies it. This indemnification shall include, but not be limited to, suits, damages, judgments, costs, expenses, liens, levies, attorney fees or expert witness fees that may be asserted or incurred by any person or entity, including the applicant, third parties, and the indemnitees, arising out of or in connection with the processing and/or approval of this Project, except to the extent attributable to the sole negligence or willful misconduct of indemnitees. 490 Golf Club Road (PLN 21-0294)
Conditions of Approval
Page6

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

11. Noise Ordinance - Prior to issuance of a Building Permit, the applicant shall submit an acoustical analysis that complies with the City performance standards. The operator/applicant shall ensure that the °facility strictly adheres to the City's Noise Ordinance (PHMC Chapter 9.15).
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

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

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

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

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

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

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

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

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

Architectural Review Permit Conditions of Approval

1.0 Special Conditions
490 Golf Club Road (PLN 21-0294)
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1.1 ARC approval is based on and shall be in accord with the plans contained in the project file, dated, "ARC Approved November 18, 2021" except as they may be modified by these conditions and/or direction from the Architectural Review Commission, Planning Commission or City Council. In summary, the project includes:
• A new structure for the existing Choice in Aging adult day care facility. • A new structure for the existing Choice in Leaming pre-school facility. • A new 82-unit affordable senior housing facility (3 & 4 stories). • Surface parking facility providing 127 spaces
• New Landscape to include on-site Open Space and Private Landscape Areas

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

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

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

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

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

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

1.9 No structures and vegetation above three feet tall shall not be located in any sight distance zone (street comers and driveways).
(
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

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

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

1.12 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.

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.

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

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.
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

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

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

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

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

1.24 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.
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

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

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

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

2.0 Approval Time Limit

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

3.0 Related Conditions of Approval

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

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

4.0 Building Design

4.1 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
490 Golf Club Road (PLN21-0294)
Conditions of Approval

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

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.
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

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

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

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

5.7 A landscape water audit shall be completed as specified in this section to ensure that the installed landscape meets the requirements of this chapter. a. Audit required. The city landscape irrigation auditor or an independent third party certified irrigation system auditor shall have an audit completed within 30 days after completion of the landscape installation. Landscape audits shall not be conducted by the person who designed the landscape or installed the landscape. Large projects or projects with multiple landscape installations shall have an auditing rate of one in seven lots or approximately 15% of the project.
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

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

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

5.9 Applicant shall develop a landscape maintenance specification and schedule for the landscape project that is consistent with the most recent acceptable best management practices for landscape maintenance. Schedules shall be submitted with the certification of compliance specified pursuant to PHMC § 18.52.090 and shall specify, at a minimum:
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

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

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

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

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

5.13 For the purpose of determining estimated total water use, average irrigation efficiency is assumed to be 0.75 for overhead spray devices and 0.81 for drip system devices.
490 Golf Club Road (PLN 21-0294)
·Conditions of Approval

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 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:
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

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

6.5 Planting and staking details shall comply with the following:
a. Final landscape plans shall include planting and staking details in text and/or drawing form to insure proper installation and establishment of proposed plant materials;
b. Soils shall be tested to identify existing soil conditions and necessary amendments. All planting pits shall be twice the diameter· of the diameter of the root container;
c. All trees shall be double-staked, except that twenty-four (24).inch or larger box trees may require guy wires or triple-staking as determined by the zoning administrator. Guy wires are prohibited within pedestrian traffic areas. Trees shall be protected from contact with any wire used in staking; d. Provide root deflectors for all trees planted within 8 feet of paved surfaces; . e. All planters in areas which have been compacted, such as adjacent to buildings and in parking lots, shall be de-compacted to the following depths:
planters less than 3' wide shall have compaction relieved to a minimum depth of 24" below subgrade; planters 3' to 10' wide shall have. compaction relieved to a minimum depth of 18" below sub grade; planters more than 10' wide shall have compaction relieved to a minimum depth of 12" below subgrade;
f. Planters 1 O' or less in width in locations that will not allow normal percolation of24 to 36 hours maximum (such as adjacent to buildings) shall have drain pipes connected to the storm drain system or shall have dry wells installed as determined necessary by the zoning administrator; g. The finished grade of planter islands or wells shall have a crown with a 2% slope down to surrounding grade or top of curb. Planters adjacent to buildings where a crown cannot be installed will require sub-drains if adequate surface drainage will not be provided;
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

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

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

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

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

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

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

6.12 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 490 Golf Club Road (PLN 21-0294)
Conditions of Approval

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)
Conditions of Approval

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

APPROVAL
Department Submittal Required,
Prior to:

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

Design shall be per City standards
and requirements.

B. Site Improvements. PW /ENGR

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)
Conditions of Approval

NO. CONDITIONS OF

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

C. Adjacent Site Improvements. PW /ENGR

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

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

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

D. Phased Improvements. PW/ENGR

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

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

Improvement Plans
Improvement Plans
Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans
490 Golf Club Road {PLN 21-0294)
Conditions of Approval

NO. CONDITIONS OF

APPROVAL
construction meeting
ADA requirements.

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

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

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

Department Submittal Required,
Prior to:

E. Parking. PW/ENGR Improvement Plans

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

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

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

Task
Completion
Approval of
Improvement
Plans
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

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 m
conformance with the approved
Vesting Tentative Map,
Subdivision Map Act and City
ordinances.

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

Department

PW/ENGR

PW/ENGR

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
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)
Conditions of Approval

NO. CONDITIONS OF

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

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

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

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

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

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

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

Department Submittal Required,
Prior to:

Task
Completion
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

NO. CONDITIONS OF

APPROVAL
J. Geotechnical Report.

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

Department

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

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

Submittal Required,
Prior to:

Improvement Plans
Improvement Plans
Task
Completion
Improvement
Plans
Approval of
Improvement
Plans
490 Golf Club Road (PLN 21-0294)
Conditions of Approval
Page27
NO.

L.

M.

CONDITIONS OF

APPROVAL
Public Improvements.

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

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.

Department

PW/ENGR

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

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

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

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

Improvement Plans
Improvement Plans
Task
Completion
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Improvement Plans Approval of
Improvement
Plans
Improvement Plans Approval of
Improvement
Plans
Improvement Plans Acceptance of
Improvements/
Occupancy
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

NO. CONDITIONS OF

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

2. Emergency vehicle
access.

3. No parking signage and
striping.

4. Accessible parking
signage and striping.

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

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

T. Stormwater Treatment.

1. The project shall
incorporate storm water
treatment measures to
address the requirements
of Provision C.3 of the
current Regional Water
Quality Control Board
(RWQCB) Municipal
Regional Permit (MRP)
Department Submittal Required, Task
Prior to: Completion
PW/ENGR Improvement Plans Approval of
Improvement
Plans
PW/ENGR Improvement Plans Approval of
Improvement
Plans
PW/ENGR Improvement Plans Approval of
Improvement
Plans
PW/ENGR Improvement Plans Approval of
Improvement
Plans
490 Golf Club Road {PLN 21-0294)
Conditions of Approval

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

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

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

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

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

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

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

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

Task
Completion
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

NO.
u.

V.
w.

X.

CONDITIONS OF

APPROVAL
impervious surface area.

Hydromodification
measures shall be shown
on the improvement
plans.

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

Trash Capture /Stormwater
Treatment Measures
Maintenance Agreement.

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

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

Regulatory Agency Permitting.

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

PW/ENGR

PW/ENGR

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)
Conditions of Approval

NO. CONDITIONS OF

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

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

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

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

BB. Erosion Control During PW/ENGR
Construction.

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
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)
Conditions of Approval

NO. CONDITIONS OF

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

CC. Construction Noise PW/ENGR
Management Plan.

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.

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

Improvement Plans
During Construction
Task
Completion
Ongoing
Ongoing
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

NO.

EE.

FF.

GG.

CONDITIONS OF

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

Temporary Fencing.

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

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

Traffic Mitigation Fee:

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

Department

PW/ENGR

PW/ENGR

PW/ENGR
Submittal Required,
Prior to:

Construction
Construction
Building Permit
Task
Completion
Ongoing
Prior to
Issuance of
Grading Permit
Prior to
Issuance of
Building Permit
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

NO.

HH.

II.

JJ.

KK.

CONDITIONS OF

APPROVAL
Improvement Agreement.

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

Trench Cut Street Restoration.

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

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

Underground Obstructions.

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

PW/ENGR

PW/ENGR

PW/ENGR

PW/ENGR
Submittal Required,
Prior to:

Final Map
Construction
Improvement Plans
Grading Permit
Task
Completion
Final Map
Acceptance of
Improvements/
Occupancy
Approval of
Improvement
Plans
Prior to
Construction of
Improvements
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

NO.

LL.

CONDITIONS OF

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

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

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
as~ociated 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)
Conditions of Approval

l.

1.1 1.2

1.3 1.4

1.5 1.6
2 2.1

2.2 2.3

2.4 General

PUBLIC WORKS DEPARTMENT

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

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

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

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

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

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

Fees (see fee schedule).

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

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

The Developer shall pay 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. l 0.030Cl 5 X

11.05.020 X
Various X
Reso 87-00 X
X

11.05.050 X

11.05.050, X

15.10 .090,

15.10.100

17.35.050, X

17.20.070

15.10.080 X
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

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

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

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

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

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

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

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

3.5 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 includinQ 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 completi_on of construction of Ord 779 X
Reso 53-97 X
Reso 124-00

11.05.090, X

15. l 0.170,

17.35.070

17.35.070Cl X
l 7.35.070C3 X

15.10.170 X

11.05.090 X

11.05.090, X

15.10.170
l 7.35.070B X

17.35.070D X
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

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

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

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

3.11 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 issu-ance 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
mitigate impacts of the development.

17.35.060 X

17.35.040 X

17.35.040, X

17.35.060
PW Std X

17.35.100 X

15.10.070 X

15.10.070 X
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

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

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

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

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

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

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

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

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

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

4.12 Subdrains shall be shown on the grading plans.

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

15.10.100 X

15.10.070 X

15.10.280 X

15.10.280 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
I I
490 Golf Club Road (PLN 21-0294)
Conditions of Approval
Page40

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

5.2 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 Enqineer.

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

Improvements shall meet with the approval of the City
Enqineer.

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

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

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

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

5.8 Minimum culvert size is 18 inches.

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

5.10 Minimum drainaqe easement width shall be 10 feet.

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

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

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

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

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

11.050.040, X
PW Std C4
PW Std C4 X

11.050.120 X
490 Golf Club Road (PLN 21-0294)
Conditions of Approval

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

6.4 All utility fadlities shall be placed underground.

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

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

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

7.3 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 "Start 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 Bayn by embossing, placement of
thermoplastic stencil, or placement of markers.

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

NPDES X
Permit
Mandate

NPDES X
Permit
Mandate

NPDES X
Permit
Mandate

NPDES X
Permit
Mandate

NPDES X
Permit
Mandate
PW Std. C6C X
490 Golf Club Road {PLN 21-0294)
Conditions of Approval

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

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

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

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.

15.05.050 X

15.05.050 X

15.05.050 X

17.030.070, X

15.10.080

17.25.040 X
PW Std C3 X
I
490 Golf Club Road {PLN 21-0294)
Conditions of Approval

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

10.3 ADA accessibility shall be provided in compliance with Title

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

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

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

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

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

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

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

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

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

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

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

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

14.40.050 X
I

15.15 X
490 Golf Club Road (PLN 21-0294)
Conditions of Approval