RESOLUTION NO. 55-19
A RESOLUTION OF THE CITY COUNCIL, CITY OF PLEASANT HILL, APPROVING A
GENERAL PLAN AMENDMENT, DEVELOPMENT PLAN & ARCHITECTURAL REVIEW PERMIT (PLN 18-0198) FOR THE CAMBRIA HOTEL AT 3131 & 3195 NORTH MAIN STREET AND 1531 OAK PARK BOULEY ARD
WHEREAS, the applicant, Stratus Development Partners, submitted a General Plan Amendment, Planned Unit Development District Rezoning and Concept Plan, Development Plan and Architectural Review Permits application (PLN 18-0198) for a new hotel project at 3131 and 3195 North Main Street & 1531 Oak Park Boulevard, APN's 170-092-050, 054, 055, 057, 058, 059 ("the Project"); and
WHEREAS, A General Plan Amendment (PLN 18-0198) proposes to establish a new land use designation, Tourist Commercial, including conforming changes to the Development Potential table and add a new Community Development Program and Economic Strategy Goal and amend the existing General Plan Map to add this new designation; and WHEREAS, Planned Unit Development District (PUD) Permit PLN 18-0198 proposes to rezone an approximate 2.5 acre project site from the current RB Retail Business zoning district to PUD Planned Unit Development district and include a PUD Concept Plan; and WHEREAS, Development Plan Permit and Architectural Review Permit PLN 18-0198 proposes demolition of two existing commercial structures and development of a new hotel and associated site improvements to include parking areas, 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"), the City of Pleasant Hill ("City") determined that an Environmental Impact Report ("EIR") should be prepared in order to analyze all potential adverse environmental impacts resulting from the Project; and
WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing was held by the Architectural Review Commission on July 18, 2019 and continued to the August 1, 2019 meeting date, regarding the proposed PUD rezoning, associated Concept Plan, and Architectural Review Permit at which time all interested parties were invited to provide comments on the proposal; and
WHEREAS, on August 1, 2019, the Architectural Review Commission adopted Resolution No. 02-19 Recommending approval of A Planned Unit Development District, Concept Plan, and Architectural Review Permit (PLN 18-0198) For The Project; and WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing was held by the Planning Commission on August 13, 2019 regarding the proposed General Plan Amendment, PUD rezoning, associated Concept Plan, Development Plan and Architectural Review Permit at which time all interested parties were invited to provide comments on the proposal; and
Cambria Hotel - PLN 18-0198
WHEREAS, on August 13, 2019, the Planning Commission adopted Resolution No.12-19 Recommending the City Council's Certification of the Final Environmental Impact Report, Adoption of Environmental Findings Pursuant to the California Environmental Quality Act and Adoption of a Mitigation Monitoring and Reporting Program; and WHEREAS, on August 13, 2019, the Planning Commission adopted Resolution No. 11- 19 Recommending approval of a General Plan Amendment, Planned Unit Development District, Concept Plan (Rezoning), Development Plan Permit, and Architectural Review Permit (PLN 18- 0198) For The Project; and
WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing was held by the City Council on September 16, 2019 regarding the proposed General Plan Amendment, PUD rezoning, associated Concept Plan, Development Plan and Architectural Review Permit at which time all interested parties were invited to provide comments on the proposal; and
WHEREAS, on September 16, 2019, the City Council adopted Resolution No. _-19 approving a General Plan Amendment, Planned Unit Development District, Concept Plan (Rezoning), Development Plan Permit, and Architectural Review Permit (PLN 18-0198) for The Project; and
WHEREAS, on September 16, 2019, the City Council adopted Resolution No. _-19 certifying the Final Environmental Impact Report, Adoption of Environmental Findings Pursuant to the California Environmental Quality Act and Adoption of a Mitigation Monitoring and Reporting Program; and
WHEREAS, the EIR reflects the independent judgment of the City and is deemed adequate for purposes of making decisions on the merits of the Project; and WHEREAS, the City has not received any comments or additional information that constituted substantial new information requiring recirculation under Public Resources Code Section 21092.1 and State CEQA Guidelines Section 15088.5; and WHEREAS, all the requirements of CEQA and the State CEQA Guidelines have been satisfied by the City in the EIR, which is sufficiently detailed so that all of the potentially significant environmental effects of the Project have been adequately evaluated; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.
NOW THEREFORE BE IT RESOLVED that the City Council of the City of Pleasant Hill, approves the General Plan Amendment (Exhibit A) based on the following findings:
1. The proposed General Plan amendment is deemed to be in the public interest.
The proposed amendment does not have negative effects on the public interest. The amendment adds a new land use designation for tourist commercial uses that better designate sites that allow hotel uses. The proposed amendment will only affect the subject property that is already in an urban area and bordered by the Interstate.680 Cambria Hotel - PLN 18-0198
freeway, the Oak Park Boulevard overpass and other commercial uses. The project includes public benefits including sidewalk improvements beyond the subject property, undergrounding of utility poles, improvement to the median within North Main Street, incorporation of public artwork, contribution of funds to the future public library or affordable housing. Lastly, the project will improve a site that is underutilized and will improve the landscaping and general appearance of the site.
2. The proposed General Plan amendment is consistent and compatible with the rest of the General Plan and any implementation programs that may be affected.
The proposed General Plan amendment is consistent and compatible with the rest of the General Plan and any implementation programs that may be affected as it would not substantively modify the existing provisions of the General Plan. More specifically, the proposed amendments would be consistent with the following goals and policies of the General Plan
a. Community Development Policy 2A - Encourage uses needed by the Community at appropriate locations. The site has been underutilized for many years at a key gateway location to the City. Having a high quality, tourist commercial project, with freeway frontage would be an appropriate location and the revenue generated from the project would help provide City services.
b. Community Development Goal 3 - Generate thriving, attractive and cohesive development at vacant or underutilized sites. The proposed amendment would establish a new land use on a partial vacant and underutilized site. The proposed amendment would potentially allow an attractive, thriving tourist commercial use where other commercial uses have not been successful.
c. Economic Strategy Goal 1 - Promote the economic health of the downtown and the city as whole. Designating and establish a tourist commercial land use will provide opportunities for lodging or other tourist uses to the City that will benefit the City through increased spending by tourist and provide increased customers for Downtown and the greater City commercial uses.
d. Economic Strategy Goal 2 - Create and maintain a dynamic and diverse economic base. Creating a new tourist commercial land use and designating an site that is partially vacant, with an underutilized building, would potentially allow a tourist use that would contribute to the economic base of the City, as a new use would likely result in increased City revenue that would help support City services.
e. Economic Goal 3 - Facilitate additional retail and commercial opportunities that meet local needs. The new tourist commercial land use will provide additional opportunities for visitor related uses that is currently underserved as there is no visitor specific land use type within the City. Currently, visitor related uses must compete with other commercial uses for available locations throughout the City. f. Economic Goal 4 - Enlarge the City's revenue base as necessary to sustain and support the community. The new tourist commercial land use will provide additional opportunities for visitor related uses, which including hotel uses, will enlarge and sustain the City's revenue base that will help support City services.
Cambria Hotel - PLN 18-0198
g. Circulation Goal 5 - Reduce congestion and vehicle trips through land use planning. Designating this site, along a main corridor (N. Main Street and Interstate 680) and within proximity to the Pleasant Hill BART Station will help to reduce congestion and vehicle trips in neighborhoods and secondary corridors as access is available through primarily commercial corridors. h. Growth Management Goal I - Support land use patterns that are orderly and make more efficient use of the transportation system. The proposed tourist commercial use would be located along a main vehicle corridor (N. Main Street) and within proximity to the Pleasant Hill BART Station, both of which would make efficient use of the existing transportation system.
3. The potential impacts of the proposed amendment have been assessed and have been determined not to be detrimental to the public health, safety or welfare.
The Architectural Review Commission (ARC) assessed potential design-related impacts on July 18 and August 1, 2019 and recommended approval of the project with conditions of approval to both the Planning Commission and City Council. In addition, the Planning Commission assessed the proposed project on August 13, 2019 for potential land use related impacts and recommend mitigation measures to the City Council in the event that the Commission determines any portion of the project to be detrimental to the public health, safety or welfare. In addition, the proposed project will be required to comply with all City zoning codes, and to be compliant with the regulations of outside agencies including, but not limited to the Contra Costa County Fire Protection District, to further ensure that the project does not result in impacts detrimental to the public's health, safety or welfare. In general, the proposed amendment would add a new land use classification to better address certain commercial activities that are already located within the City and make conforming changes throughout the General Plan. Lastly, development of the site will locate a use that will help to generate increased City economic activities by allowing visitor additional lodging choices and will additionally provide increased revenue to the City that help achieve consistency with additional General Plan policies, programs and/or goals.
4. The proposed amendment has been processed in accordance with the applicable provisions of CEQA.
Pursuant to the California Environmental Quality Act (CEQA), the City of Pleasant Hill intends to certify an Environmental Impact Report (EIR) for this project. The Draft EIR prepared for this project was available for public review from April 17, 2019 through May 31, 2019 and the Final EIR prepared for this project is currently available for review at the Planning Division and on the City of Pleasant Hill webpage at www.pleasanthillca.org.
The Draft and Final EIR identifies potential project issues requiring ten (10) mitigation measures, collectively, in the following areas: Biological Resources, Air Quality, Hydrology/Water Quality, Geology & Soils, Cultural Resources, Noise and Hazards/Hazardous Materials. After mitigation, the project would not have any significant unavoidable impacts, nor impacts which would be cumulatively considerable.
Cambria Hotel - PLN 18-0198
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Pleasant Hill, in accordance with Chapter 18.90 of the PHMC, approves Development Plan Permit PLN 18-0198 based upon the following findings and conditions of approval contained in Exhibit B and Concept Plan contained in Attachment 3 of the CC Staff Report:
1. The proposed development will not be detrimental to the health, safety, and general welfare of persons residing or working in the vicinity of the proposed development. The proposed project's environmental impacts have been reviewed and addressed by the project's EIR. Traffic will not have a significant effect on the surrounding area and could result in less trips than other commercial uses. In addition, noise impacts will be minimized through the use of multiple solid walls and the building itself serving a buffer from traffic uses on nearby freeways and roads to the east. The project will incorporate strategies to minimize parking impacts, including incorporating a shuttle for users of the hotel. Therefore, the project will not be detrimental to the health, safety, and general welfare of persons residing or working in the vicinity of the proposed development.
2. The proposed development will not be injurious or detrimental to adjacent properties or to property in the neighborhood or the City. As noted previously, the proposed project's environmental impacts have been reviewed and addressed by the project EIR.
The project has adequate parking for the proposed use and will incorporate parking strategies, such as a shuttle for guests, minimizing spill over to adjacent streets and properties. In addition, noise impacts will be minimized through the use of multiple solid walls and the building itself serving a buffer from traffic uses on nearby freeways and roads to the east. Lastly, the building has been moved away from adjacent uses, solid walls and landscaping are proposed on the project perimeter providing increased separation between adjacent uses. Therefore, the project will not be injurious or detrimental to adjacent properties or to property in the neighborhood or the City.
3. The proposed development is consistent with the policies and goals established by the General Plan. The project is consistent with the following General Plan goals, policies and programs:
Community Development, CD2A. Encourage uses needed by the community at appropriate locations.
The proposed hotel is located within an existing Retail Business (RB) zoning district. It is located adjacent to an arterial street and interstate 680. The project includes methods to provide buffers (walls and landscaping) and moving the building away from adjacent uses to be sensitive to surrounding uses.
CD2.5, Allow intensification of commercial land use only when such a change can be reasonably expected by the City Council to result in (a) effective mitigation of environmental constraints, noise, traffic, and other hazards; (b) excellence of design; (c) compatibility with adjacent development; and (d) at least one of the following: provision of affordable housing pursuant to the policies in the City's Housing Element; or, provision of parkland, trails, or other community or recreation facilities or equivalent fonding for development of such fac ilities consistent with Community Development Goals 17, 18, and 19. The proposed project would not have any unmitigated significant impacts as noted in the EIR that has been prepared for the proj ect. The project wou ld feature a high-quality and attractive design as determined by the Architectural Review Commission, which would be compatible with the surrounding commercial development while taking into consideration nearby residential uses. The Cambria Hotel - PLN 18-0198
project proposes to make a monetary contribution to affordable housing and/or the proposed City bridge/library project.
CD 3: Generate thriving, attractive and cohesive development at vacant or underutilized sites (includes Community Development Policy 3A & 3B). The project proposes a new development on a project site that has been partially vacant and includes an underutilized building for many years and will increase the overall appearance of the site.
CD8. I, Require installation of public art, landscaping, and/or other public amenities in conjunction with all new public and private development and major rehabilitation or expansion of existing development.
The proposed project has been conditioned to include public art into the project.
CD22.3, Continue to enforce the tree protection provisions of the Zoning Ordinance. The proposed project would be required to comply with the applicable tree protection provisions of the Zoning Ordinance.
CD24. I, Require undergrounding of utilities in conjunction with installation or modification of public and private improvements. The applicant will underground all on-site utilities and will underground offsite utilities per direction by the City.
Economic Strategy, ES/: Promote the economic health of the downtown and the city as a whole. The hotel will attract people to the City that may patron other existing City business that will improve the downtown area and the overall health of the City.
ES2. /, Permit additional retail, commercial, and light industrial uses in appropriate locations, but require such uses to mitigate their impacts on schools, residential areas, and traffic. The project would allow for additional, viable commercial uses on a partially vacant infill site with an underutilized building.
Moreover, it would not result in significant impacts to residential areas or schools, as it would not include new dwelling units. The project would be required to mitigate, as feasible, all identified impacts as noted in the project conditions of approval and in the mitigation monitoring reporting program.
ES2.5, Create a mechanism to identify and create redevelopment/reuse opportunities that respond to the needs of specific potential commercial users. The project contemplates redeveloping a site that is partially vacant and includes an underutilized commercial building. The project would displace an existing restaurant, however, the hotel is likely to be a more reliable long-term use at the site.
ES4. I, Require fiscal impact analyses for major development proposals to assess citywide impacts and to identify any burden on the City such projects might create. The project is expected to significantly enhance the City's revenue due to the expected TOT (transient occupancy tax). The project site is partially undeveloped, which provides little in the way of revenue to the City. The project would substantially enlarge the City's economic, tax, and employment bases.
Circulation, CJ . I, Identify specific roadway segments where right-ofway widening, narrowing, or extension may be appropriate or will likely be needed to improve safety. The proposed project would include improvements to North Main Street to improve safety for vehicles in the area C6, Reduce congestion and vehicle trips through non-automobile transportation and public transit. The project proposes to include shuttle services (including access to Pleasant Hill BART) that would provide transportation options other than the use of an automobile. In addition, the project would increase sidewalks beyond the sites frontage, improving walkability in this area.
Growth Management, GM I B. Support infill and redevelopment in existing urban areas and around key transit facilities. The project is the redevelopment of a site that is within proximity near key transit facilities.
Cambria Hotel - PLN 18-0198
GM2. 7, Require traffic impact studies (consistent with the CCTA 's Technical Procedures) as part of the application review process for development proj ects estimated to generate more than I 00 net new peak hour vehicle trips. A traffic impact study was conducted as part of this EIR in accordance with applicable thresholds and other requirements.
GM2. I 7, Require all new development to contribute to or participate in the improvement of park, school, fire, police, sanitary, water, and flood control services in proportion to the demand generated by the development 's occupants and users. The project applicant would be required to provide the City of Pleasant Hill all applicable development impact fees.
GM2. I 8, Approve development proj ects only after finding that performance standards will be maintained following proj ect occupancy. Project-specific mitigation measures required to maintain standards will be required of the proj ect sponsor. By redeveloping a partially underutilized and partially vacant site within the City's urbanized area, the project promotes the orderly and efficient use of land. The project would also be required to satisfy all applicable standards and requirements imposed by the City with respect to infrastructure and public services
Safety and Noise, SN3. I, Adopt and enforce the most recently state approved building code provisions necessary to promote seismic safety in structural designs, including regulations relating to grading and construction relative to seismic hazards, liquefaction potential, and development on sloping ground. The project will have to comply with applicable California Building Standards Code provisions.
SN4.2, Work with the Fire District to review development plans to assure adequacy of access for equipment, water supplies, construction standards, and vegetation clearance. The project is required to obtain fire and building department approval prior to issuance of any building permits.
SN6.2, Work with water suppliers and jurisdictional agencies during the environmental review process for new development to prevent contamination of water supplies. The proposed project would implement applicable storm water pollution prevention measures to protect water quality.
SN7. 7, Evaluate the impacts of vibration when considering proposed development near Interstate 680.
Implementation of the project would not result in exposure of persons to vibrations in excess of standards established in the local general plan or noise ordinance. The EIR includes a discussion on project impacts related to vibration on development in the area.
SN8.2, Enforce air pollution control measures during construction. The EIR includes an air quality analysis for construction emissions. Where necessary, mitigation measures are identified to reduce emissions to the extent feasible
4. The proposed development is architecturally compatible with other development in the vicinity, both inside and outside the district. The project's architecture has been reviewed by the Architectural Review Commission to ensure compatibility with surrounding commercial properties.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Pleasant Hill, in accordance with Section 18.115 of the PHMC, approves Architectural Review Permit PLN 18-0198 based upon the following findings and conditions of approval (Exhibit B) and Concept Plan contained in Attachment 3:
Architectural Review Permit Findings
1. Ensure excellence of architectural design. The project is a commercial building and structures that have architectural features that provide interest to the building. This includes the use of a porte-cochere at the front entrance, vertical elements that will Cambria Hotel - PLN 18-0198
provide architectural interest, varied roof types, canopies, faux canopies, a mix of high quality building materials (stone veneer and board and batten), and building projections. The proposed building elevations incorporate various building materials, and colors, that complement each other and are of high quality and long lasting.
2. Ensure that siting and architectural design of structures, including their materials and colors, are visually harmonious with surrounding development and with the natural landforms and vegetation of the areas in which they are proposed to be located. The project incorporates a color palette that is generally neutral, tharwill not contrast with the surrounding development, and will be complementary to most other development in the surrounding area. No design/material/color elements proposed would be inconsistent with the surrounding development, as there is not established pattern in the immediate area. The project incorporates stone veneer, board and batten and stucco-siding, with trim-elements/contrasts.
The project proposes a drought-tolerant landscape design, with a mix of deciduous and evergreen trees, while preserving a significantly sized oak tree, that complements the site and is consistent with the existing mixed landscaping of the larger area. Lastly, the project includes perimeter landscaping and wall barriers on the western and southern edge of the property that will help to screen the site from adjacent properties.
3. Ensure that plans for the landscaping of open spaces conform with the requirements of this chapter and that they provide visually pleasing settings for structures on the site and on adjoining and nearby sites, and blend harmoniously with the natural landscape.
The proposed landscape plan complements the new buildings, while preserving an existing significantly sized oak tree, and includes perimeter plantings that will provide visual buffering of the building from surrounding views. The plant palette is complementary with the remainder of the area through the use of deciduous and evergreen trees and drought-tolerant species. As the surrounding area is built-out and dominated by an urban landscape, the project would continue this type of landscape treatment and be compatible. Lastly, the proposed landscape plan includes new trees, water retention basins, complementary shrubs and ground cover and would increase the overall urban landscaping on the site.
4. Prevent excessive and unsightly grading of hillsides, and preserve natural landforms and existing vegetation. The project does not propose to significantly alter the existing grade of the site. The project proposes to remove all trees at the property except for one significantly sized oak tree, however, the other trees are not outstanding specimens for preservation and conflicts with the proposed development of the site.
5. Ensure compliance with Citywide Design Guidelines and applicable provisions of the proposed PUD Concept Development Plan. As noted in. the Architectural Review Commission staff report, the project, as modified by the required conditions of approval, is consistent with applicable City-wide design guidelines and provisions of the proposed PUD Concept Plan.
Cambria Hotel-PLN 18-0198
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 B. Height, bulk and coverage of buildings: The proposed project exceeds the allowed building height and floor area ratio for the existing RB-Retail Business zoning district.
The nature of a three and four story hotel will exceed these provisions, as other hotels in the City has, thus, this is consistent with other hotel development throughout the City. In addition, the applicant has incorporated project features to be sensitive to surrounding uses, such as moving the building away from adjacent uses, increased landscaping on the western edge and incorporated a three and four story stepped 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.
D. Physical and architectural relation with existing and proposed structures in the area and to the site 's location within the City: The proposed projects architecture has been reviewed by the ARC for consistency with City-Wide Design Guidelines. In addition, the architecture of the proposed buildings are an improvement of the existing development on the property and other older surrounding commercial development.
E. Site layout, orientation and location of buildings, and relationship with property boundaries and open areas: The project includes the hotel building located away from adjacent properties to provide as much privacy and air and light access as possible. The remaining of the site is development with parking lot and landscaping, with increased landscaping along the western edge 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, consistent with City-Wide Design Guidelines.
G. Location and type of landscaping, including but not limited to setback areas and offstreet parking areas: The ARC reviewed and approved the proposed landscaping consistent with zoning provisions, the PUD Concept Plan and City-Wide Design Guidelines.
Cambria Hotel - PLN 18-0198
H Appropriateness of sign design and exterior lighting standards and devices and other building graphics, pursuant to criteria established in PHMC § 18.60.050 and the sign design guidelines adopted under P HMC § 18. 60. 090: The applicant has only provided conceptual signage for the property. Formal submittal of signs will be completed at a later date. The ARC also reviewed proposed exterior lighting to verify consistency with ordinance, PUD Concept Plan and City-Wide 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.
ADOPTED by the City Council of the City of Pleasant Hill at a regular meeting held on the 16th day of September, 2019, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Flaherty, Harris, Rinn, Carlson
Noack
None
None
AT~
CAROL WU, City Clerk
..
EXHIBIT A
Page9
Community Development Element
Land Use Pattern
Pleasant Hill is almost entirely built-out: only about 60 acres, or 1.5 percent, of land in the city, is available for new development. Therefore, future development is expected to consist primarily ofreuseofexistinglo~.
The new General Plan carries forward the 14 land use designations established in the 1990 plan, except that the Multifamily Low category has been split to create a new Multifamily Very Low designation, and the Neighborhood Business designation has been added (see the attached· General Plan Land Use map, adopted as part of this General Plan). In addition, a new land use designation has been created for tourist commercial uses. All development and redevelopment must be consistent witli these categories. Table CDJ shows how much land in the city falls into each designation, including vacant parcels. Maximum allowed density is expressed in units per net acre (which excludes righ~-of-way) for residential uses and floor area ratio (FAR) for nonresidential uses.
Table CDl. Development Potential
Existing Development General Plan Vacant Land
2002 Build.out 2002
Land Use Designation Allowed I
Densityt Additional
SF MF Comm. Parcels Acres PotentiaJS Parcels Acres
Units Units2 Sq.Fl Units Sq. Ft.
Single-family Low ~ 377· 2 399 316,4 87 17 26.3
Sin£}e-family Medium 3.1-4.5 3,948 130 378 4,()25 1,3555 116 28 11.3 Single-family Hil!'.h 4.6-6.9 4,177 30 63,417 4,203 796.0 35 7 5.6 Multifamily Very l.ow4 7-11.9 ~ 79.9 54
~ 79:6 1-0
Multifamily Low 12-19.9 45 1,736 823 50.3 30 1 0.3
Multifamily Medium 20-29.9 10 1,512 72,655 883 83.3 143 7 5.1 Multifamily Hil!'.h 30-40 8 396 93,012 13 16.6 310
Commercial & Retail 0.4 3 551 2,316~21 w 157.4 99 206,440 !8 6.6 2;g2.8,Q3 ™ 199,9 ~ 7:Q
Tourist Commercial 1.0 12112 ,? 2.5 108900 1 0.4
Neiidiborhood Busm~ 0.35 28 22.8
Office 0.4 3 193 832,217 97~ . 80.9 30 146,141 4 2.3
863;889 84.a ~
Mixed Use 12-40 285 290,509 237 95.9 363 40,075
0.4-.75FAR
Light Industrial 0.33 365,043 20 34.2
Park 26 154.8
OoenSoace 15 252.8
Semi-public & Inst 259,163 53 107.5 2 1.8
School 19 254.4
Total 8,571 4,835 4.304J!27 11,587 3,861.2 1,267 501,556 71 59.7 A,.,.,,,.•~ 1-.m 4Q,04.3 Sources: C.OUnty Assessor Data; City of Pleasant Hill Planning Department, Redevelopment Agency tUnits/ acre for residential uses; Floor Area Ratio for nonresidential uses; both for Mixed Use. 2'fownhomes, condominiums and mobile homes in multifamily and commercial categories are counted as multifamily units.
3Assumes residential on 25 percent of Mixed Use parcels; assumes an additional 250,000 sq. ft. of commercial and 50,000 sq. ft. of office at the Contra Costa Shopping Center under a specific plan; excludes other nonresidential redevelopment potential.
•New designation created by this General Plan.
o Tourist Commercial provides for commercial retail and service uses oriented toward tourists and other visitors to the community. The designation includes hotels. motels and related facilities. and visitor-serving businesses. Project development shall have a Floor-Area Ratio maximum of 1.00.
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.
Community Development Program 2.1. Amend the Zoning Ordinance to direct uses desired by the community to specific zoning districts.
Community Development Program 2.2. When making decisions regarding (1) intensification of residential zoning or land use designations or (2) changes in land use designations from commercial to residential, the City shall only permit such changes when the change in land use is reasonably expected by the City Council to result in (a) effective mitigation of environmental constraints, noise, traffic, and other hazards; (b) excellence of design; (c) compatibility with adjacent development; and ( d) at least one of the following: provisiQn of affordable housing pursuant to the policies in the City's Housing Element; provision of parkland or recreation facilities consistent with Community Development Goals 17, 18, and 19.
Community Development Program 2.3. Allow residential densities above the minimum established for a spe~ific land use designation only when the granting of a residential density above the minimum for the density range established by the General Plan for that land use category can be reasonably expected by the City Council to result in (a) effective mitigation of environmental constraints, noise, traffic, and other hazards; (b) excellence of design; (c) compatibility with adjacent development; and (d) at least one of the following: provision of City . of Pleasant Hill General Plan 2003 July 2003 13 Community Development affordable housing pursuant to the policies in the City's Housing Element; provision of parkland or recreation facilities consistent with Community Development Goals 17, 18, and 19.
Community Development Program 2.4. Allow changes in land use designation from residential to commercial only when the granting of such a change can be reasonably expected by the City Council to result in (a) effective mitigation of environmental constraints. noise, traffic, and other hazards; (b) excellence of design; (c) compatibility with adjacent development; and (d) at least one of the following: provision of affordable housing pursuant to the policies in the City's Housing Element; provision of parkland or recreation facilities consistent with Community Development Goals 17, 18, and 19. Community Development Program 2.5. Allow intensification of commercial land use only when such a change can be reasonably expected by the City Council to result in (a) effective mitigation of environmental constraints, noise, -traffic, and other hazards; (b) excellence of design; (c) compatibility with adjacent development; and (d) at least one of the fqllowing: provision of affordable housing pursuant to the policies in the City's Housing Element; provision of parkland or recreation facilities consistent with Community Development Goals 17, 18, and 19.
Communio• Development Program 2.5. The City shall encourage tourist commercial facilities in areas where traffic patterns are oriented to major arterial streets and highways.
Page40
Economic Strategy Goal S. Help local businesses and the City of Pleasant Hill capture visitor dollars that are otherwise lost to the larger regional area, thereby increasing revenue to local businesses and the City.
Economic Strategy SA. The City shall continue to promote Pleasant Hill as a visitor destination.
Economic Strategy SB. The City shall work with the local business community to develop programs to increase the development of the tourism industry in the area.
Economic Strategy SC. The City shall promote and facilitate hotel development within the city limits. The City's hotel development strategy shall include lodging types to meet the needs of a local visitor market attracted to the greater Central Contra Costa County region.
Economic Strategr 5.1. The Cit1• shall work with the local business community to identi6' potential tourism-oriented marketing and development opportunities.
New General
Plan Designation
N
ExmBIT ~
GENERAL PLAN AMENDMENT w-y-s
TOURIST COMMERCIAL LAND USE DESIGNATION s
N.T.S.
Project:
Application Number:
Location:
Approval Date:
Exhibit B
CITY COUNCIL
CAMBRIA HOTEL
PLN 18-0198
CONDITIONS OF APPROVAL
Cambria Hotel
PLN 18-0198
3131 and 319 5 North Main Street and 15 31 Oak Park Boulevard September 16, 2019
The following conditions of approval were approved by the Pleasant Hill City Council. Any specific questions should be addressed to the Public Works & Community Development Department's Planning Division.
Project Conditions of Approval
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 September 16, 2019." This approval is for a Development Plan Permit PLN 18-0198 for the development of a Cambria Hotel. The project includes a three and four story building with 132 parking space (including one motorcycle space and seven electric vehicle parking spaces. The hotel is approximately 95,957 square feet, including 155 guest rooms, lobby area, office, meeting rooms, fitness facility, laundry and other hotel supportive areas. The hotel also include an outdoor pool area that will be surrounded by a six foot tall wall. Review of the project also includes review of the parking lot and proposed landscaping for the site. This review will also include removal of all trees at the property except for one significantly sized oak tree that is located on the southwestern area of the property.
2. The project includes a General · Plan Amendment to establish a new land use overlay designation for visitor-serving uses with accompanying goals, policies, programs and updated standards, including allowing a floor area ratio of up to 100% for specified uses within the proposed overlay. The overlay designation is currently proposed for only the hotel project site.
The project also proposes to establish a Planned Unit Development District (Rezoning), including an associated Concept Plan for the proposed project.
3. Hours of Operation - The proposed hotel is proposed to be open 24 hours a day. The outdoor pool shall have hours of operation from 1 O:OOAM to 1 O:OOPM daily.
4. Exterior Speakers - Exterior loud speakers shall be prohibited, except for emergency or safety purposes.
5. 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.
Cambria Hotel (PLN 18-0198)
Conditions of Approval
Page2
6. Construction Trailer - A construction trailer shall be allowed to be placed on the project site for daily administration/coordination purposes during the construction period.
7. Engineering Conditions of Approval - The project shall comply with all Engineering Division conditions of approval as noted in Attachment Engineering COA.
8. Mitigation Monitoring Program - The project shall implement and comply with the associated Mitigation Monitoring Program (Attachment 7 of the CC Staff Report).
9. 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.
10. 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 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.
11. 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.
12. 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.
13. Shuttle Services - The applicant shall include shuttle services to minimize parking demand, including services to and from the Pleasant Hill BART station.
14. Parking Space Reduction - Any reduction in the 132 space inventory of on-site parking spaces shall not occur without prior City approval.
15. Parking - The project shall comply with the following provisions:
a. Monitor project parking demand between 6 months and 1 year of occupancy. The parking monitoring shall include parking demand observations on a weekday and a weekend, establish the level of Transportation Network Companies (TNC, ex. Uber and Lyft) activity, and use of the proposed shuttle. This monitoring shall take into consideration the occupancy levels at the time of data collection and project parking demands with full occupancy.
Cambria Hotel (PLN 18-0198)
Conditions of Approval
b. Should potential parking shortfalls be identified with full occupancy, implement additional parking demand management strategies, that could include:
o Valet Parking
o Employee Transit Passes
o Increased shuttle hours
o TNC Subsidies
16. Trees - Approval of Development Plan Permit PLN 18-0198, includes approval for removal of trees from the site, except for the large oak tree specimen, Tree #598 from the Joe McNeil arborist survey.
17. Trash Enclosure - The project trash enclosure shall be sized in coordination and to the approval of the local waste collection agency.
18. Lot Merger - Prior to building permit issuance, the applicant shall obtain approval of a lot merger for all lots on the property.
19. Noise Ordinance - The operator/applicant shall ensure that the facility strictly adheres to the City's Noise Ordinance (PHMC Chapter 9.15).
20. Water Efficient Landscape Ordinance - The project shall comply with the City's Water Efficient Landscape Ordinance, both prior to and after occupancy as appropriate. 21 . Other City Approvals - Development Plan Permit approval is subject to review and approval of a General Plan Amendment, Planned Unit Development District and ·an Architectural Review permit by the City Council.
22. 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.
23. 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 Division.
24. Construction Hours - Construction and Grading hours shall be limited to 7:30AM to 7:00PM Monday through Friday. In addition, interior construction is allowed on Saturdays from 9:00AM to 6:00PM, 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 Cambria Hotel (PLN 18-0198)
Conditions of Approval
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processing and/or approval of this Project, except to the extent attributable to the sole negligence or willful misconduct of indemnitees.
26. 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.
27. 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.
28. Engineering Conditions - The project shall comply with the following Engineering Division conditions of approval and standard conditions of approval as noted in attached Attachment Engineering COA.
Planned Unit Development (PUD) - Concept Plan Conditions of Approval
1. The following modification shall be made to the PUD Concept Plan. a. The parking ratio for the development plan shall be 0.85 parking spaces for hotel room. b. A five foot tall wall on the southern edge of the property shall be as close as 15 feet from the property line. At that point, the maximum wall height is required to be no taller than three feet.
Architectural Review Permit (AR) Conditions of Approval (Recommended by the · Architectural Review Commission)
1.0 Plans
1.1 . The project shall substantially conform to the approved project plans, project narrative, colors and materials board, all dated approved on September 16, 2019, on file with the Planning Division, except as modified by these conditions. Minor changes to the plans may be allowed subject to the approval of the Zoning Administrator if found to be in substantial conformance to the approved plans and exhibits.
1.2. The following shall be completed per the direction provided by the Architectural Review Commission:
a. Prior to building permit issuance, detailed plans for public art shall be submitted to the Architectural Review Commission for review and input prior to final approval by the Cambria Hotel (PLN 18-0198)
Conditions of Approval
Zoning Administrator, up to a limit of $75,000. The public art shall be completed/installed prior to building occupancy.
b. Prior to building permit issuance, plans shall note the location of four bicycle parking spaces.
c. Prior to building permit issuance, the applicant shall submit details of the provision of seven electric vehicle charging spaces and associated charging facilities within the parking lot. Three of the electric charging stations shall incorporate level 2 charging capability (CHAdeMO & SAE CCS compatible - DC Fast Charger). d. Prior to building permit issuance, plans shall demonstrate compliance with Section
18.55.070.D (motorcycle parking development standard).
e. Prior to building permit issuance, plans shall be provided that includes enhanced landscaping adjacent to exterior walkways and pedestrian level lighting (ex. Lighted bollards) at exterior walkways.
f. Prior to building permit issuance, final lighting plans are to be provided showing compliance with PUD and applicable City ordinance provisions and shall not have any dark areas within the parking lot.
g. The property line wall on the southern boundary shall be designed and completed prior to grading and building foundation completion.
h. Prior to building permit issuance, plans shall be revised to continue the trim band to the front of the building between the third and fourth levels. i. A revised landscape plan shall be provided that has Juniper Taylor Redcedar in place of the Italian Cypress trees.
J. The southern property line wall (five foot tall wall) shall be extended to within 15 feet of the North Main Street property line.
1.3. Trash enclosures shall be sized to accommodate all necessary containers. The trash bins shall be kept inside the enclosure except when being unloaded.
1.4. All roof top equipment shall be screened from views and be located below or at the height of the top of the building parapet/walls and roof top screening. Security cameras on buildings are not required to be screened.
1.5. 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.
1.6. Ground mounted transformers shall be screened from views subject to review and approval by the Zoning Administrator.
1. 7. The project landscaping and irrigation shall be designed for recycled water use, if recycled water is available.
Cambria Hotel (PLN 18-0198)
Conditions of Approval
1.8. The project shall be constructed to allow for future installation of a Photovoltaic (PV) system. Prior to building permit issuance, plans shall comply with following provisions:
i. Electrical conduit and cable pull strings shall be installed from the roof/attic area to the buildings main electrical panels;
1i. A conduit shall be provided near the electrical panel for the installation of an "inverter" required to convert the direct current output from the photovoltaic panels to alternating circuit.
1.9. No stockpiling of dirt shall occur without specific review and approval by the City.
1.10. The applicant shall implement construction best management practices, including the following, to reduce construction noise:
a. Locate stationary construction equipment as far from adjacent occupied buildings as possible.
b. Select routes for movement of construction related vehicles and equipment so that noise sensitive areas, including residences, and outdoor recreation areas, are avoided as much as possible. Include these routes in materials submitted to the City of Pleasant Hill for approval prior to the issuance of building permits. c. The property owner shall designate a noise disturbance coordinator who will be responsible for responding to complaints about noise during construction. The telephone number of the noise disturbance coordinator shall be conspicuously posted at the construction site and shall be provided to the Zoning Administrator. d. Additional best management practices may be required by the Building Division and/or City Engineer. All additional best management practices shall be reviewed and approved by the Building Division and/or City Engineer, prior to implementation.
1.11 . 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 prior to building permit issuance or prior to building permit final.
1.12. 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.
1.13. Grading and construction operations (if applicable) 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 9:00AM to 6:00PM, with construction activity is 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 Cambria Hotel (PLN 18-0198)
Conditions of Approval
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. 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
1.18. Prior to issuance of a building permit final (certificate of occupancy), the applicant shall submit to the Zoning Administrator an annotated list of conditions of approval demonstrating proof of compliance with a cover letter specifying how the project has addressed and complied with each of these conditions.
1.19. The owner/applicant shall comply with the requirements of all other agencies having jurisdiction over this project. This shall include, but not be limited to the Contra Costa County Fire Protection District, PG&E, Contra Costa Health Department, Central Contra Costa County Sanitation District, Contra Costa County Flood Control District and Contra Costa Water District. Proof of approval from other agencies with jurisdiction over the project shall be provided to the Zoning Administrator prior to commencement of operations at the facility.
1.20. 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.
1.21. As required to comply with applicable laws and regulations, if site disturbance commences between February 1 and August 31 , a pre-construction survey shall be conducted by a qualified wildlife biologist. If nests of either migratory birds or birds of prey are detected on or adjacent to the site, the applicant shall consult with the CDFW to determine the size of a suitable buffer in which no new site disturbance is permitted until August 31 , or the qualified biologist determines that the young are foraging independently. If more than 15 days elapses between the survey and site disturbance, the survey shall be repeated.
1.22. As required to comply with applicable laws and regulations, during all grading, trenching or excavation activities, a professional archaeologist shall be present to observe the work and Cambria Hotel (PLN 18-0198)
Conditions of Approval
should archeological materials be uncovered during grading, trenching or excavation activities, all work shall be stopped until a professional archaeologist has had an opportunity to evaluate the significance of the material and develop appropriate measures.
Recommendations made by the professional archeologist, as approved by the Planning Division, shall be implemented.
1.23. 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.
1.24. The owner/applicant shall defend, (with counsel acceptable to the City) at its sole cost and expense, indemnify, protect, release and hold harmless the City of Pleasant Hill and any agency or instrumentality thereof, including any of its agents, commissions, boards, officers, and employees ("indemnitees") from any and all claims, actions, or proceedings arising out of or in any way related to the processing and/or approval of this Project and any environmental determination that accompanies it. This indemnification shall include, but not be limited to, suits, damages, judgments, costs, expenses, liens, levies, attorney fees or expert witness fees that may be asserted or incurred by any person or entity, including the applicant, third parties, and the indemnitees, arising out of or in connection with the processing and/or approval of this Project, except to the extent attributable to the sole negligence or willful misconduct of indemnitees.
1.25. 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.
1.26. A construction trailer shall be allowed to be placed on the project site for daily administration/coordination purposes during the construction period.
2.0 Approval Time Limit
2.1 Architectural Review permit shall expire two (2) years from the effective approval date unless: a building permit is issued, substantial money is expended, and construction diligently pursued, or an occupancy permit is issued, or the Architectural Review Commission, or other hearing body which originally approved it, 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
Cambria Hotel (PLN 18-0198)
Conditions of Approval
3.1. Compliance with all conditions of approval of Development Plan Permit PLN 18-0198 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 Attachment Engineering Conditions of Approval.
3.3. The project shall comply with all required mitigation measures in the Environmental Impact Report as noted in the associated Mitigation Monitoring Report.
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 Landscaping
5.1. Stormwater water retention facilities shall be minimized to the greatest extent feasible to preserve existing mature trees at the eastern edge of the property.
5.2. Prior to building permit issuance, detailed plans shall be submitted to the Planning Division for review and approval.
5.3. All ground installed mechanical equipment shall be screened from views with methods to the approval of the Zoning Administrator.
5.4. The proposed landscaping shall comply with the City of Pleasant Hill Water-Efficient Landscape Ordinance. Compliance shall be documented prior to installation of any irrigation or landscaping and as noted in the ordinance (including funding for the peer review to ensure compliance).
5.5. The property owner shall enter into a Landscape Maintenance Agreement (LMA) with the City that includes a requirement for an annual report certifying that the project site is being maintained in compliance with the approved landscape plan. The report shall be prepared by a landscape professional and submitted annually to the Zoning Administrator commencing 12 months after initial building occupancy approval. The City will prepare the LMA upon request by the applicant. Lastly, upon review and approval by the City, the property owner shall record the LMA at the Contra Costa County Recorder's office and Cambria Hotel (PLN 18-0198)
Conditions of Approval
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.
5.6. The site shall be subject to annual compliance reviews by the Zoning Administrator from the approval date of Architectural Review Permit PLN 18-0198. 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.
5.7. 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.
5.8. 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;
5.9. 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.
5.10. 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 Cambria Hotel (PLN 18-0198)
Conditions of Approval
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.
5.11. Plant material size and spacing shall comply with the following:
a. Minimum tree size shall be a 50% mix of 24" 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.
5.12. 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 of24" below subgrade; planters 3' to 1 O' wide shall have compaction relieved to a minimum depth of 18" below sub grade; planters more than 1 O' 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 nonnal percolation of 24 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 can not be installed will require subdrains if adequate surface drainage will not be provided; Cambria Hotel (PLN 18-0198)
Conditions of Approval
5.13 . 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 overspraying onto non-irrigated 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.
5.14. Screening of all mechanical equipment, valves, transformers, air conditioning and heating units, or similar appurtenances shall be indicated on revised plans.
5.15. All parking lot landscape areas shall be protected from automobiles with a 6 inch high, poured in place, vertical concrete curb.
5.16. 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.
5.17. All landscape areas shall be maintained in a healthy, thriving condition, free from weeds, trash, and debris.
5.18. During installation oflandscaping 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.
6.0 Parking and Access
6.1 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.
Cambria Hotel (PLN 18-0198)
Conditions of Approval
Attachment - Engineering Conditions of Approval
NO "'j Department Submittal
CONDITIONS OF APPROVAL i Required, . ... Prior to:
PUBLIC WORKS - PROJECT SPECIFIC CONDITIONS
A. Off-Site Improvements: The PW/ENG Prior to
following off-site improvements Approval of
shall be constructed in c onjunction Improvement
with the development: Plans
i. Applicant shall remove and
replace existing sidewalk,
curb and gutter along the
project frontage on North
Main Street per current City
standards or per the direction
of the City Engineer.
ii. Applicant shall remove and
replace existing nonconforming sidewalk to
minimum 4' wide conforming
sidewalk, , curb and gutter on
Oak Park Blvd from Pleasant
Valley Drive to North Main
Street per c urrent City
standards or per direction of
the City Engineer.
iii. Applicant shall install new
street lights and associated
joint trench on Oak Park Blvd.
between North Main Street
and Pleasant Valley Drive.
iv. Applicant shall install new
"Stop Sign and Pavement
Marking" at all driveway exits.
v. Applicant shall remove
existing shrubs and
. landscaping and install new
landscaping on the North
Main Street median between
Task ~
Completion
. -·
Prior To
Occupancy
Cambria Hotel (PLN 18-0198)
Conditions of Approval
NO
CONDITIONS OF APPROVAL
Oak Park Blvd. south to the
southern City limit per the
direction of the City Engineer.
vi. Applicant shall furnish new
electrical connection to
illuminate the existing City's
gateway sign per the
direction of the City Engineer.
vii. Applicant shall underground
all overhead lines including
PG&E power lines along the
project frontage along North
Main Street. This includes the
pole at the northeast corner
of the property. The
undergrounding to the north
shall extend north of the Oak
Park Boulevard overpass.
viii. Applicant shall patch any
damaged or failed asphalt
pavement areas; Micro seal
and restripe North Main Street
(in both directions) along
project frontage and Oak
Park Blvd (between North
Main and Pleasant Valley
Drive) (in both directions) or
as directed by the City
Engineer.
ix. Applicant shall install new
bike lane signage and
markings on North Main
Street or as directed by the
City Engineer.
x. Applicant shall restripe and
make necessary signage
changes per the direction of
City's Traffic Engineer at Oak
Department Submittal
Required,
Prior to:
Task
Completion
Cambria Hotel (PLN 18-0198)
Conditions of Approval
NO Department Submittal
CONDITIONS OF APPROVAL
Park Blvd. and North Main
Street intersections.
B. Site Distance Exhibit: Applicant PW /ENG
shall show site distance exhibit
showing adequate driver visibility
at any location where surface
improvements are anticipated to
exceed 30" high.
C. Geotechnical Report: PW /ENG
D.
Geotechnical engineer to provide
input as to the minimum setback for
the bio-retention areas from
building foundations and other site
improvements or if protective
linings and I or cut-off walls are
necessary. Bio-retention areas
cannot have any liners at the
bottom or the side of the basins.
Driveway: Running
individual driveways
exceed 113 max.
slope
shall
on PW/ENG
not
E. Traffic Mitigation Fee: Applicant shall PW /ENG
pay Traffic Mitigation Fee of $ -------
F.
[No. of Trips @ $ 291].
Net-Zero Runoff: Applicant shall PW /ENG
submit drainage calculations (25
year storm event, 1 hour duration,
zero net runoff) and storm water
control plan per Municipal Regional
Permit Provision C.3.
i. Hydrology and Hydraulic
Calculations shall be
provided for the design of the
Required,
Prior to:
Prior to
Approval of
Improvement
Plans
Prior to
Approval of
Improvement
Plans
Prior to
Approval of
Improvement
Plans
Prior to
Approval of
Improvement
Plans
Prior to
Approval of
Improvement
Plans
Task
Completion
Prior To
Occupancy
Prior To
Building
Obtaining
Building
Permit
Prior To
Occupancy
Cambria Hotel (PLN 18-0198)
Conditions of Approval
NO
CONDITIONS OF APPROVAL
on-site and off-site storm
drain system.
G. Cost Estimate: Applicant shall
provide cost estimate, and
Improvements Bonds for review
and approval.
Department
H. Public Improvements. All public PW /ENG
improvements shall conform to the
City of Pleasant Hill Standard Plans
and design requirements and as
approved by the City Engineer.
I. Grading Plan. The Grading Plan PW /ENG
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.
J. Site Plan. On-site improvements PW /ENG
shall be designed in accordance
with the approved project plans,
K. Accessible Path of Travel. All PW /ENG
walkways from the public and
private sidewalks to the site shall be
as shown on the approved plans,
and shall be in conformance with
current California Building Code
and ADA requirements for
accessibility.
L. Vehicle Parking. All on-site and off- PW /ENG
site vehicle parking spaces shall
conform to the following:
a} A minimum 3' radius shall be
provided at curb returns and
Submittal
Required,
Prior to:
Improvement
Plans
Improvement
Plans
Prior to
Approval of
Improvement
Plans
Improvement
Plans and
Through
Completion
of
Improvement
s
Task
Completion
Prior To
Occupancy
Public Works
Improvement Public Works
Plans
Cambria Hotel (PLN 18-0198)
Conditions of Approval
NO Department Submittal Task
CONDITIONS OF APPROVAL Completion
curb intersections where
applicable.
Curbs at inside corners at the ends
of parallel parking bays shall be
rounded to a minimum 20' radius.
M. Striping Plan. A Striping Plan PW /ENG
showing all proposed striping within
public and private streets shall be
submitted for review and approval
by the City Enqineer.
N. Street Signs. Applicant/Developer PW /ENG
shall furnish and install street name
signs, traffic signs & traffic
pavement markings within
adjacent streets as required by the
City Engineer.
0. Signs and Pavement Markings. The PW /ENG
Applicant/Developer shall be
responsible for the following on-site
traffic signs and pavement
markings:
a) "No Dumping-Drains to Bay"
storm drain medallions shall
be placed on all public and
private storm drain inlets.
b) Applicant shall install "Stop"
sign and pavement markings
at drive exits or as directed
by the City Engineer.
c) Applicant shall install "No
Stopping Fire Lane, CVC
22500. l" sign and Red
Curb/stencil as directed by
the City Engineer.
P. Project signs. All proposed project PW /ENG
monument signs shall be placed on
private property. The signs should
ideally be located outside any
easement areas, but exceptions
can be made by the City Enqineer.
Required,
Prior to:
Improvement Public Works
Plans
Improvement Public Works
Plans and
Occupancy
Improvement Public Works
Plans and
Occupancy
Improvement Public Works
Plans
Cambria Hotel (PLN 18-0198)
Conditions of Approval
NO Department Submittal Task
CONDITIONS OF APPROVAL Completion
Any signage located in an
easement is subject to removal and
replacement at the expense of the
Applicant/property owner if
needed by the easement holder.
Q. Underground Utilities. All public PW /ENG
utilities shall be located and
provided within public utility
easements and sized to meet utility
company standards.
R. Trench Cut Street Restoration. PW /ENG
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.
S. Utility Vaults. To the maximum PW /ENG
extent practicable, all utility vaults,
boxes and structures shall be
underground and placed in
landscape areas and screened
from public view. All utility vaults,
boxes and structures shall be shown
on landscape plans and approved
by the City Engineer and City
Planner prior to construction.
T. Underground Obstructions. Prior to PW /ENG
. demolition, excavation and
grading on any portion of the
project site, all underground
obstructions (i.e. debris, septic
Required,
Prior to:
Improvement Public Works
Plans
Acceptance Public Works
of
Improvement
s
Improvement Public Works
Plans
Grading/ Public Works
Sitework
Permit
Cambria Hotel (PLN 18-0198)
Conditions of Approval
NO Department Submittal Task
CONDITIONS OF APPROVAL Completion
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 EnQineer.
U. Trash Capture. The project shall PW /ENG
incorporate full trash capture
measures such as inlet filters or
hydrodynamic separators to
address the requirements of
Provision C.10 of the current
Regional Water Quality Control
Board (RWQCB} Municipal
Regional Permit (MRP} to the
satisfaction of the City EnQineer.
V. Stormwater Treatment Measures PW /ENG
Maintenance Agreement.
Applicant/Developer shall enter
into an Agreement (on-site} with
the City of Pleasant Hill that
guarantees the property owner's
perpetual maintenance obligation
for all trash capture measures
installed as part of the project. The
Agreement shall be recorded
against the property and shall run
with the land.
W. Hydrology and Hydraulic PW /ENG
Calculations. Hydrology and
Hydraulic Calculations shall be
provided for the design of the onsite and off-site storm drain system.
X. Geotechnical Report and PW /ENG
Recommendations: The
Required,
Prior to:
Improvement Public Works
Plans
Improvement Public Works
Plans
Improvement Public Works
Plans
Improvement Public Works
Plans
Cambria Hotel (PLN 18-0198)
Conditions of Approval
NO Department Submittal Task
CONDITIONS OF APPROVAL Completion
Applicant/Developer shall provide
a site specific geotechnical report
prepared by a geotechnical
engineer. The geotechnical
engineer shall certify that the
project design conforms to the
report recommendations prior to
the approval of the Improvement
Plans. All report recommendations
shall be followed during the course
of qradinq and construction.
Y. Erosion Control During Construction. PW /ENG
Applicant/Developer shall include
an Erosion and Sediment Control
Plan with the Grading and
Improvement plans for review and
approval by the City Engineer. Said
plan · shall be designed,
implemented, and continually
maintained pursuant to the City's
NPDES permit between October ist
and April 15th or beyond these
dates if dictated by rainy weather,
or as otherwise directed by the City
Engineer.
Z. Construction Noise Management PW /ENG
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
Required,
Prior to:
lmprovemen Public Works
t Plans and
Through
Completion
of
lmprovemen
ts
During Public Works
Construction
and Grading
Activities
Cambria Hotel (PLN 18-0198)
Conditions of Approval
NO Department Submittal
CONDITIONS OF APPROVAL
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.
AA. Construction Hours. The contractor PW /ENG
shall limit development activities as
follows: ( 1 ) general construction
activities shall only occur between
the hours of 7:30 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 4 p.m. Monday
thru Friday only, and shall be
prohibited on all weekend days
and City holidays. Construction
activity, limited to interior work is
permitted on Saturdays between
the hours of 9 a .m. and 6 p.m.
only. All Grading/Construction
activities (to include interior work on
the property) are prohibited on
Sundays and on City recognized
holidays. Lane closures within the
public streets shall be limited to
Monday - Friday between 9 a .m.
and 4 p.m. and major resurfacing of
Public Streets shall be done on the
weekends between 9:00 a.m. 6
p.m. or per direction of City
Engineer. 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 staqinq of
Required,
Prior to:
During
Construction
Task
Completion
Public Works
Cambria Hotel (PLN 18-0198)
Conditions of Approval
NO Department Submittal Task
CONDITIONS OF APPROVAL Completion
construction trucks or equipment
are allowed on Oak Park Blvd. and
North main Street.
BB. Temporary Fencing. Temporary PW /ENG
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.
CC Damage/Repairs. The PW /ENG
Applicant/Developer shall be
responsible for the repair of any
damaged pavement, curb &
gutter, sidewalk, or other public
street facility resulting from
construction activities associated
with the development of the
project.
DD Root Barriers and Tree Staking. The PW /ENG
landscape plans shall provide
details showing root barriers and
tree staking meeting current City
specifications.
EE. Easements. The PW /ENG
Applicant/Developer shall acquire
easements, and/or obtain rights-ofentry from the adjacent property owners for any improvements on
their property. The easements
and/or riqhts-of-entrv shall be in
Required,
Prior to:
Through Public Works
Completion
of
Improvement
s
Occupancy Public Works
Approval of Planning
Landscape
Plan
Grading/
Sitework
Permit
Public Works
Cambria Hotel (PLN 18-0198)
Conditions of Approval
NO Department Submittal Task
CONDITIONS OF APPROVAL Completion
writing and copies shall be
furnished to the City Engineer.
Ingress and egress easements,
emergency vehicle access
easements, storm drain easements,
water line easements, sanitary
sewer easements and joint use
parking easements will be required
as and to the extent needed,
between parcels. The easements
shall be subject to the approval of
the City Engineer.
FF. Occupancy Permit Requirements. PW /ENG
Prior to issuance of an Occupancy
Permit, the physical condition of the
project site shall meet minimum
health and safety standards
including, but not limited to the
following:
a) All construction equipment,
materials, or on-going work
shall be separated from the
public by use of fencing, barricades, caution ribbon,
or other means reasonably
approved by the City
Engineer.
b) All fire hydrants for the
building shall be operable
and easily accessible.
EASEMENTS
GG The Developer shall obtain PW /ENG
abandonment from all applicable
public agencies of existing
easements and right-of-ways that
will no longer be used, if any.
Required,
Prior to:
Occupancy Public Works
Approval of
Final Parcel
Map
Standard
Condition
Cambria Hotel (PLN 18-0198)
Conditions of Approval
1 1.1
1.2 1.3
1.4 1.5
2 2.1
2.2 2.3
2.5 2.7
2.8 3
3.1 ENGINEERING DIVISION
STANDARD CONDITIONS OF APPROVAL
General
The Project shall comply with all applicable requirements of the Municipal Code.
Grading/Drainage Permits: Grading/Drainage permit(s) shall be obtained from the Public Works and Community Development Department for proposed earthwork that exceeds 200 cubic yards in volume, 3 feet in depth, or 2:1 slope.
Encroachment Permit: An encroachment permit shall be obtained from the Public Works and Community Development 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 to the City of Pleasant Hill Public Works and Community Development Department Standards.
Fees (see fee schedule)
The Developer shall pay encroachment permit processing and inspection fees prior to the issuance of the encroachment permit.
The Developer shall pay a $10,000 deposit for the grading and improvement plan review at the time of plan submittal. The total fee (full cost recovery) shall be paid prior to issuance of the grading permit.
The Developer shall pay a $7,500 deposit for the grading inspection prior to issuance of the grading permit. The total fee (full cost recovery) shall be paid prior to issuance of a certificate of completion.
The Developer shall pay a $1,500 deposit for the stormwater quality and erosion control inspection prior to issuance of the grading permit. The total fee (full cost recovery) shall be paid prior to issuance of the certificate of occupancy.
The Developer shall pay third party review fees (cost plus 103) upon submittal of the plans or reports for review.
The Developer shall pay the Drainage Area fee established by the Contra Costa County Flood Control and Water Conservation District in accordance with regulations establishing the Drainage Area prior to issuance of a buildinQ permit.
BondinQ and AQreements
I. 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.
Authority
1.02.030
15.10.030Cl 5
11.05.020
Various
Reso 87-00
11.05.050
15.10.080,
17.35.050,
17.20.070,
Reso 18-07
15.10.190
Reso 18-07
15.10.080
Reso 53-97
Reso 124-00
11 .05.090,
15.10.170,
17.35.070
Cambria Hotel (PLN 18-0198)
Conditions of Approval
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 a grading permit as required by the City Engineer. The bond amount will account for all costs to construct the approved grading and drainage plan, to install and maintain erosion and sediment controls, and to implement pollution prevention best management practices during the course of construction.
3.5 A Performance Bond and Payment Bond shall be submitted to the City prior to issuance of an encroachment permit as required by the City Engineer. The bond amount shall be for the amount to restore the rightof-way to its former condition, and shall also include costs of work zone traffic control and restorinq the pavement delineation.
3.6 A Cash or Corporate Surety Bond in the amount of 503 of the estimated total grading work shall be submitted to the City prior to issuance of a qradinq permit.
3.11 The Developer shall repair, at its expense, any existing facility damaged by their construction activities. Work shall be completed prior to the issuance of a certificate of occupancv.
4 Grading
4.1 11. 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 Engineer.
4.2 The Soils Reports shall include an evaluation of geological hazard (landslides, liquefaction, ground faulting, underground aquifers, etc.), and stability of the proposed development site including surrounding properties. The report shall include recommendations to correct identified hazards and to mitiqate impacts of the development.
4.3 The Developer's Civil Engineer shall submit on-site improvement plans, grading plans, and public improvement plans, utility plans and landscape plans for review and approval by the Public Works and Community Development Department prior to issuance of a grading permit. The plans must conform to the City's "Public Works and Community Development 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 and Community Development Department.
17.35.070Cl
17.35.070C3
15.10.170
11.05.090
11.05.090,
15.10.170
PW Std
15.10.070
15.10.070
15.10.070
15.10.070
Cambria Hotel (PLN 18-0198)
Conditions of Approval
4.5 The Developer's contractor shall provide adequate dust control measures during grading.
4.6 The Developer's contractor shall implement erosion control measures as per the erosion control plan and incorporate 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 grading work was performed in conformance with the approved grading plan and geotechnical investigation report.
4.8 The Developer's Civil Engineer shall certify that the actual pad elevation for each lot is in conformance with the approved grading plan.
4.9 Sub drains shall be shown on the qradinq plans.
4.10 Mylar as-built grading plans signed by the soils engineer shall be submitted to the Public Works and community Development Department prior to the issuance of a Certificate of Occupancy. 5 Drainaqe
5.1 Ill. Any stormwater facilities proposed shall be designed to accommodate access and maintenance. Stormwater facility design shall be subject to approval by the Public Works and Community Development Department prior to the issuance of Grading Permits.
5.2 The Developer shall prepare a drainage analysis prior to issuance of Grading Permits to determine rainfall runoff quantities and on-site storm drain flow. The analysis shall consider the 25 year 1 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 offsite 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 rightof-way unless otherwise approved by the City Enqineer.
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 designed 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 drainage easement width shall be 10 feet.
5.1 1 All drainaqe facilities shall be desiqned with "positive drainaqe".
15.10.280
15.10.280
15.10.110
15.10.110
PW Std
PW Std
15.05.050E
15.10.280,
PW Std C7
PW Std C7
17.35.020C
17.35.020C
PW Std C7
PW Std C7
PW Std C7
PW Std C7
PW Std C7
PW Std C7
Cambria Hotel (PLN 18-0198)
Conditions of Approval
6 Utilities
6.1 IV. Developer shall obtain those permits required by other agencies having jurisdiction within the construction area.
6.2 Developer shall provide proof of service agreements and approved utility facility plans to the Public Works and Community Development Department prior to the approval of the improvement plans.
6.3 Underground utility connections shall be made by bore/jack methods unless the street overlay work can be coordinated so that it is concurrent with the project construction. Plans shall include details of receiviriq pits.
6.4 All utility facilities shall be placed underqround.
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.
7 Stormwater Pollution Prevention
7.1 V. If the project disturbs 1 acre or more of land, then the Developer shall obtain a Notice of Intent (NOi) to comply with State of California General Construction NPDES Permit. A copy of this NOi shall be submitted to the Engineering Division prior to issuance of a Grading Permit.
7.2 The Developer shall implement a water conservation irrigation system, appropriate landscape design, and proper operation and maintenance methods to reduce excess irrigation runoff, promote surface filtration, and minimize use of fertilizers, herbicides, and pesticides.
7.3 Drainage from impervious surfaces shall be routed through grassy swales, buffer strips, sand filter or other similar treatment BMP prior to discharge into the storm drainaqe 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 The Developer shall install "No Dumping - Drains to Bay" green and blue stainless steel markers (Almatek, or approved equivalent), on all existing and proposed storm drain inlets.
7.7 The Developer shall submit a Stormwater Pollution Prevention (SWPPP) for approval by the City Engineer, prior to approval of the improvement plans. The SWPPP will define Best Management Practices and site management processes (including, but not limited to, litter control, motor vehicle washing and maintenance: and storage of hazardous materials) to assure that pollutant discharges will not occur. The Developer shall implement the approved plan durinq construction. 11 .050.040,
PW Std C4
PW Std C4
11.050.120
PW Std C4
PW Std C4
RWQCB Reg
NP DES
Permit
Mandate
NP DES
Permit
Mandate
NP DES
Permit
Mandate
NP DES
Permit
Mandate
NP DES
Permit
Mandate
PW Std. C6C
Cambria Hotel (PLN 18-0198)
Conditions of Approval
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 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 VI. 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 VII. Developer shall install on and off-site traffic mitigation · improvements as recommended and accepted by the City
Engineer.
10 Streets
10.1 Street layouts shall comply with Table 1 and Table 2 of the PW Std.
10.2 Concrete curbs and qutters 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 Streetliqhts shall be desiqned 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 frontaqe 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
15.05.050
15.05.050
17.030.070,
15.10.080
17.25.040
PW Std C3
PW Std C3
PW Std C3
PW Std C3
PW Std C3
PW Std C3
PW Std C3
PW Std C3
PW Std C5
PW Std C5
Cambria Hotel (PLN 18-0198)
Conditions of Approval
11.1 All projects requiring subdivision or development plan approval shall enter into a lighting and landscape district (if applicable) to assure long term funding and maintenance of landscaped improvements.
11.2 Trash/Recycling enclosures shall be designed with a cover and screening [if applicable).
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 503 of all construction and demolition debris shall be diverted, and shall include the applicable performance security.
PW Dept
Recommend
PW Dept
Recommend
14.40.050
CAMBRIA HOTEL
PUD DEVELOPMENT
CONCEPT PLAN
(ORDINANCE NO.XXX)
REVIEWED BY THE
ATTACHMENT3
(EXHIBIT A-1)
PLEASANT HILL ARCHITECTURAL REVIEW
COMMISSION
REVIEWED BY THE
PLEASANT HILL PLANNING COMMISSION
REVIEWED BY THE PLEASANT HILL CITY
COUNCIL
ADOPTED BY THE PLEASANT HILL CITY
COUNCIL
I. GENERAL PLAN CONSISTENCY
The Concept Plan is consistent with the City of Pleasant Hill General Plan as noted below:
a. Community Development Policy 2A - Encourage uses needed by the Community at appropriate locations .. The site has been underutilized for many years at a key gateway location to the City.
Having a high quality, tourist commercial project, with freeway frontage would be an appropriate location and the revenue generated from the project would help provide City services.
b. Community Development Goal 3 :_ Generate thriving, attractive and cohesive development at vacant or underutilized sites. The proposed amendment would establish a new land use on a partial vacant and . underutilized site. The propose~ amendment would potentially allow an attractive, thriving tourist commercial use where other commercial uses have not been successful.
c. Economic Strategy Goal 1 - Promote the economic health of the downtown and the city as whole. Designatjng and establish a tourist commercial land use will provide opportunities for lodging or other toUrist uses to the City that will benefit the City through increased spending by tourist and provide increased customers for Downtown and the greater City commercial uses. d. Economic Strategy Goal 2 - Create and maintain a' dynamic and diverse economic base.
Creating a new tourist commercial land use and designating an underutilized site, woul-0 potentially allow a tourist use that would contribute to the econoinic base of the City, as a new use would likely result in increased City revenue that would help support City services. e. Economic Goal 3 - Facilitate additional retail and commercial opportunities that meet local needs. The new tourist commercial land use will provide additiorial opportunities for visitor related uses that is currently underserved as there is no visitor specific land use type within the City. Currently, visitor related uses must compete with other commercial uses for available locations throughout the City.
f. Economic Goal 4 - Enlarge the City 's revenue base as necessary to sustain and support the community. The new tourist commercial land use will provide additional opportunities for visitor related uses, which including hotel uses, will enlarge and sustain the City's revenue base that will help support City services.
g. Circulation Goal 5 - Reduce congestion and vehicle trips through land use planning.
Designating this site, along a main corridor (N. Main Street and Interstate 680) and within proximity to the Pleasant Hill BART Station will help to reduce congestion and vehicle trips in neighborhoods and secondary corridors as access is available through primarily commercial corridors.
h. Growth Management Goal 1 - Support land use patterns that are orderly and make more efficient use of the transportation system. The pr.oposed tourist commercial use would be located along a main vehicle corridor (N. Main Street) and within proximity to the Pleasant' Hill BART Station, both of which would make efficient use of the existillg transportation system.
IL EXISTING SITE CONDITIONS
A. LOCATION
The project site consists of approximately 2.47 gross acres ofland on the west side of North Main Street south of Oak Park Blvd. in the City of Pleasant Hill.
Major streets in the vicinity of the project site are North Main Street to the west and Oak Park Blvd. to the North. The project site is located near the Interstate 680 Freeway, with the closest exits at Treat Blvd. (to the south).
B. EXISTING SITE FEATURES
The project site contains of an existing restaurant (Black Angus Steak.House); with the associated commercial improvements, and a parking lot. Because of this ·prior developm'ent, there is a significant amount of existing impervious ·surface on-site.
In addition, the project site contains a number of mature trees, both within the existing parking area and around the site's perimeter, including Oak, Pepper and other species. It also contains an existing sound wall to the west. Site topography is relatively flat.
C. AREA CONTEXT
The project site is substantially surrounded by urban uses. Along the south west portion is residential homes, along the northwest portion is retail, along the north portion is Oak Park Blvd. and along the east portion is North Main Street and Interstate 680.
D. SITEACCESS
Access to the project site is provided by two points of ingress/egress, the first driveway is located along the east side of the project from North Main Street and the second is located along· the north side from Oak Park Blvd.
III. CONCEPT PLAN REQUIREMENTS
A. USES
The project site shall be governed by the existing base Retail-Business zoning district regulations, except to the extent such regulations are modified pursuant to this PUD Development Concept Plan.
Uses permitted within this PUD district shall be classified according to PHMC Section l8.25.020 (Use Classifications). Permitted, conditionally permitted and uses are set forth in Table 1 below.
SCHEDULE PUD XXX LAND USE PPermitted
REGULATIONS U Use Permit Required
T Temporary Use Permit Required
PUD
xxx Additional Use Reirulations
Automobile, vehicle/equipment sales and u
rentals.
Commercial recreational and u
entertainment
Eating and drinking establishments p See PHMC 18.25.070 With Live entertainment/dancing inside
of a }?uildinJ?.
TypeA p See PHMC 18.25.090 and PHMC
Chaoter 18.70
TypeB u See PHMC '1 s "".090 and PHMC
Chaoter l&.70
With up to 12 outdoor seats p See PHMC 18.25.070
With more than 12 outdoor seats u See PHMC l~.~~ Q70
With drive-through service u
Food and Beverage Sales p
Hotels p
Live entertainment
TypeC u See PHMC 18.25.090 and PHMC
Cha,oter lt1Q
All types, outside of a building u See PHMC 18.25.090 and PHMC Chaoter 18. 70
Motels p
Offices, general and medical p
Retail Sales p
With Enclosed or unenclosed u outdoor drop-off, display or storae,e of u.pods
Temporary Uses T See PHMC Section 18.25.020
B. DEVELOPMENT REGULATIONS
If hotel uses are constructed on the project site, then the identified development regulations set forth in-this Subsection (B) shall govern under this PUD district. To the extent a development regulation or other zoning standard or regulation is not set forth in this PUD Development Concept Plan, then the applicable standard or regulation under the RetailBusiness zoning district shall govern. If uses other than Hotel are constructed on the project site, then the development regulati~ns under the Retail-Business zoning district shall govern.
~cialized Development Regulations Governing Hotel:
Front Yard Setback:
• 11.5 feet.
• 1.7 feet for the Porte Cochere.
Corner Side Setback:
• 12 feet at the closet point.
Rear Yard Setback:
• 50 feet at the closet point.
Maximum building height: (2)
• 45.75 feet for main building
• 49 feetto top of roof
• 59 feet to top of architectural features
• 56 feet to height of architectural feature per measuring of roof height Maximum Number of Stories: 4
Minimum Site Landscaping: 20%
Davlililit Plane: 40° at the rear of the building
Planting Area and Additional Setbacks: 2' setback adjacent to Pleasant Court
Maximum Gross FAR: 0.90
Parking Lot Development Provisions
Parkine Space Dimensions: 8 feet wide by 14 feet long
Parking Lot Landscape Median Strip: None Prooosed
Wheel St9ps: None Prooosed
Perimeter Parking Lot Landscape Width: Down to 1.5 feet Minimum Landscape Planter Width: When planter have no trees, the width can have a 1.5 feet width
Overhang for both sides: Down to 4 feet
Notes:
(1) Measured from property line along North Main Street. (2) Building height is meruiured to the highest point of the building. (3) Additional height up to 59 feet may be allowed if the Architectural Review Commission determines the proposed design would provide for higher quality architecture, excellence in design, or other special features, which would further improve compatibility in relation to surrounding properties by reducing/minimizing the apparent height, scale and mass of the development.
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C. PARKING AND CIRCULATION
1. Access to the project site shall be provided from North Main Street and Oak Park Blvd (attached as Exhibit A).
2. All driveways, loading and parking dimensional requirements shall conform to the Off-Street Parking and Loading Regulations contained in PHMC Chapter 18.55, except that Section 18.55.110 (E). shall not apply.
3. Parking for Hotel uses shall not exceed 0.83 on-site parltjng spaces for each guest room and one parking space for every 50 square feet of banquet seating· area if provided.
For purposes of Hotel uses, the parking standard set forth in this Subsection (C)(3) shall be the total amount of required parkin$ for the project, including any ancillary uses (e.g., health club, etc.) that occur within the hotel building. In the event that any mutually agreed upon amenities or other public benefits are built within the project site, the parking area may be reconfigured to accommodate such feature without triggering the need for approval ·of a minor adjustment or concept plan amendment.
4. Parking area lighting for Hotel uses shall be in accordance with the requirements of PHMC Section 18.55.140(B), except that the average illumination level shall be 0.5 to
1.0 foot candles, and the maximum illumination level shall not be limited so long as the other requirements of PHMC Section 18.55.140 (B) are met.
5. Parking area landscaping shall be in accordance with the requirements of PHMC Section 18.55.140 (C.), except that: landscaped tree wells shall be a minimum of 3 feet in clear width, regardless of auto overhang, provided that an approved root barrier is installed; and that a minimum of one tree per three spaces shall be distributed throughout the project site, and such number of trees shall include existing trees to remain.
6. Acljustments of less than 20% to any parkiruz lot development regulations set forth in this Subsection (C) (except for off-street and' loading requirements) shall be reviewed pursuant to PHMC Section 18.55.190 (Minor Adjustments to Parking Design Standards). Adjustments of greater than 20% ~hall be reviewed through the project's Development Plan Permit process subject to the findings prescribed in Section
18.55.190.
D. ARCHITECTURE AND SITE LAYOUT
Development on the project site shall: consist of architecture that is generally compatible with the surrounding land uses, substantially comply with this PUD Development Concept Plan and the City Wide Design Guidelines, and be reviewed and approved by the Zoning ·Administrator, Planning Commission and the Architectural Review Commission for purposes of determining substantial conformance witji the Conceptual Site Plan.
In general, development on the project site shall be in substantial conformance with the Conceptual Site Plan (attached as Exhibit A). Significant modifications to the Conceptual Site Plan shall require an amendm~nt to this PUD district. Provided, however, for Hotel uses, proposed changes to the circulation and access layout, parking configuration, or landscaping and lighting plans shall not be treated as significant modifications so long as the proposed site plan satisfies the applicable development regulations set forth in this PUD Development Concept Plan.
E. LANDSCAPING AND FENCING
Landscaping and fencing on the project site shall: be generally compatible with the surrounding land uses, substantially comply with this PUD Development Concept Plan and the Citywide Design Guidelines, and be reviewed and approved by the Zoning Administrator and the Architectural Review Commission for purposes of determining substantial conformance with the Conceptual Site Plan.
Development on the project site shall seek to preserve the existing mature trees around the site's perimeter , to the extent reasonably practicable taking into consideration overal1 site planning needs relating to site layout, drainage and water quality issues.
F. NATURALRESOURCESANDFEATURES
As set forth in Subsection (E) above, in order to enhance sound buffering and the site's aesthetic features, development on the project site shall seek to preserve the existing mature trees around the site's perimeter, to the extent reasonably practicable talcing into consideration overall site planning needs relating to site layout, drainage and water quality issues.
The preservation and/or removal of on-site trees shall be governed by the City's Tree Protection Ordinance (PI-fMC Section 18.50.110) and shall conform to any conditions of approval imposed on development within the project site and the duly approved tree preservation and removal plans.
G. SIGNS
All on-site project identification signs shall satisfy the requirements set forth in PHMC Chapter 18.60, and shall be in substantial conformance with the Citywide Sign Design Guidelines.
H. HOTEL DESIGN GUIDELINES
In addition, a hotel project shall be substantially consistent with the following' design guidelines applicable to the PUD:
1. The four story portion of the building(s) may constitute between 65%-85% of the area of the uppermost floor of the building as determined by the Planning Commission and Architectural Review Commission through the Development Plan and Architectural Review process.
2. The landscape plan for the development should be designed to be comparable and compatible to surrounding properties and should incorporate a high level of quality consisting of mature trees, water-efficiency, and design that is complementary to the site and main buildings.
IV. INFRASTRUCTURE
A. The project site is currently accessed through various public streets, including North Main Street & Oak Park Blvd. Transit (bus) service to the project site is generally accessible in the area through the local transit provider.
B. Adequate wet and dry utilities (including, without limitatio~ sewer, water and electricity) currently exist on the project site and in the vicinity and will continue to serve the project site.
C. All utility lines on the project site shall be installed underground in a location approved by the Pleasant Hill Public Works Department.
D. Utility trenching shall be located so as to avoid significant, adverse impacts on drainage patterns and protected tree roots. ·
V. SUSTAINABILITY AND OTHER PROJECT DESIGN FEATURES
Development on the project site shall integrate, as reasonably practicable, the following sustainability features:
A. Water use reduction measures to achieve a minimum 20% reduction in water use through efficient fixtures, water efficient landscaping and staff training and education B. Construction waste management with the goal of diverting a minimum of 50% of waste materials from landfill
C. Employ green housekeeping measures and provide green educational materials for customers
The project will achieve an interior noise level of 45 dBA in the form of sound-rated assemblies (i.e., windows, exterior doors, and walls), and/or other appropriate features/measures, all of which will be incorporated into construction documents, based upon recommendations of a qualified acoustical engineer, subject to City approval. • Construction equipment shall include, to the extent reasonably practicable: alternatively fueled equiJ?ment, engine retrofit technology, after-treatment products and add-on devices sucQ. as particulate filters.
• Inclusion of limitations on construction hours on the project site such that (i) no construction occurs on weekends, and (ii) weekday construction hours consist of 7:30 a.m. to 7:00 p.m.
• For Hotel/Transient Occupancy uses, the hours for any on-~ite pool and/or sports court shall be limited to 9:00 a.m. to 10:00 p.m.
• Additionally, the project will implement the following BAAQMD recommended Basic Construction Best Practices.
• All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two (2) times per day. • All haul trucks transporting soil, sand, or other loose material of-site shall be covered. • All visible mud or dirt track-out into adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. • All vehicle speeds on unpaved roads shall be limited to fifteen (15) mph. • All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
• Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five (56) mines (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points. • All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified visible emissions evaluator.
• Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. 1bis person shall respond and take corrective action within forty-eight ( 48) hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations.
To address daytime construction noise issues, the project will implement the following best practices:
• Equipment and trucks used for project construction will utilize the best available noise control techniques (e.g., improved mUfflers, equipment redesign, use of intake silencers, ducts, engine enclosures and acoustically -attenuating shields or shrouds, wherever feasible).
• Impact tools (e.g., jack hammers, pavement breakers, and rock drills) used for project construction will be hydra~lically or electrically powered wherever possible to avoid noise associated with compressed air exhaust from pneumatically powered tools.
However, where use of pneumatic tools is unavoidable, an exhaust muffler on the compressed air exhaust will be used; this muffler can lower noise levels from the exhaust by up to about 10 (dBA). External jackets on the tools themselves will be used where feasible, and could achieve a reduction of 5 dBA. Quieter procedures will be used, such as drills rather than impact equipment, whenever feasible.
• Stationary noise se.urces will be located as far from adjacent receptors as possible, and they will be muffled and enclosed within temporary sheds, incorporate insulation barriers, or other measures to the extent feasible.
• If there are persistent and on-going complaints, the effectiveness of noise attenuation measures will be assessed by taking noise measurements.
Prior to the issuance of a building permit, along with the submission of construction documents, the project sponsor will submit to the Building Department a list of procedures to respond to and track construction-related noise complaints. These will include, but not be limited to, the folloWing:
• A procedure for notifying the Building Division staff and Pleasant Hill Police Department; • A plan for posting signs on-site pertaining to permitted construction days and hours and complaint procedures and who to notify in the event of a problem; • A listing of telephone numbers (during regular construction hours and off-hours); • The designation of an on-site construction complaint manager for the project; • Notification of neighbors within 300 feet of the project construction area at least 30 days in advance of any extreme noise-generating activities about the estimated duration of the activity; and
• A preconstruction meeting shall be held with the job inspectors and the general contractor/on-site project manager to confirm that noise reduction practices (including construction hours, neighborhood notification, posted signs, etc.) are completed.
VI. ADMINISTRATION
The adoption of this PUD Development Concept Plan by the Pleasant Hill City Council establishes the development regulations for land use development of the project site. This Plan was adopted by ordinance. Any application for development that does not comply with this PUD Development Plan shall be approved unless this plan is ~ended in compliance with PHM:C Chapter 18.30
Development of the project site shall require approval of a Development-Plan & Architectural Review Permits. Said permits shall be approved so long as the proposed development application is in substantial conformance with the Conceptual Si~ Plan (attached as Exhibit 1). Minor amendments to this PUD are subject to review as per PHMC Section 18.30.080.
Exhibit A
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SECTION B-B
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