CITY COUNCIL
ARC-, PC-, AND STAFF-RECOMMENDED CONDITIONS OF APPROVAL Project: Habitat for Humanity Four Unit Single-Family Housing Development Application Number: ENT-2024-0032
Location: 85 Woodsworth Lane & Select Properties between 47 and 129 Woodsworth Lane
Review Date: May 5, 2026
The following conditions were recommended for approval to the City of Pleasant Hill City Council by the Pleasant Hill Architectural Review Commission and Planning Commission to ensure the project is built in conformance with the City's Ordinances, Objective Design Standards and Design Guidelines. Any specific questions should be addressed to the Community Development Department.
Project Conditions of Approval
1. Project Description – City Council approval is based on, and shall be in accord with, information contained in the project file. This approval is for a General Plan Amendment, PUD Rezone, Minor Subdivision, Development Plan Permit and Architectural Review Permit (ENT-2024-0032). The project approval includes the following:
a. Redesignate 85 Woodsworth Ln. from Multi-Family Low Density to Multi-Family Medium Density.
b. Rezone 22 contiguous, legal parcels from PUD-347 to a new PUD. Parcel APNs include: 150-280-001, 150-280-002, 150-280-003, 150-280-004, 150-280-005, 150-280-006, 150-280-007, 150-280-008, 150-280-009, 150-280-110, 150-280- 111, 150-280-112, 150-280-113, 150-280-114, 150-280-015, and 150-280-017, 150-150-065, 150-150-067, 150-150-068, 150-150-069, 150-150-070 and 150- 150-071.
c. A PUD Concept Plan with development standards for the four-unit residential project site at 85 Woodsworth Ln.
d. Four two-story, single-family homes, each with pedestrian and vehicular access from Woodsworth Ln. or Treadway Ln.
e. Three of the homes will be dedicated to low-income households, and one of the homes will be dedicated to moderate-income households.
f. Eight off-street parking spaces (two per unit), three of which are fully enclosed. g. Site landscaping improvements including five new trees. h. Frontage improvements along portions of Woodsworth Ln. and Treadway Ln. i. New trees within an existing landscaped median fronting the site. j. Undergrounding of utilities within the site and within any public right-of-way or public easement directly adjacent to the site.
2. Approval – Approval is based on and shall be in accord with the plans and application stamped “City Council Approved, May 4, 2026” except as they may be modified by these conditions.
3. Additional Provisions – Approval shall include any additional provisions as directed by the Architectural Review Commission, Planning Commission, and/or City Council, including:
a. The applicant shall collaborate with the “Gregory Gardens” neighborhood on incorporating a gateway sign announcing the entry into the “Gregory Gardens” neighborhood at or near the project site.
4. Significant Changes to Project – Any significant changes proposed to the project plans prior to, or after issuance of a building permit shall be submitted to the City Council prior to building permit issuance or prior to building permit final.
5. Annotated Conditions of Approval - 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.
Planned Unit Development (PUD) – Concept Plan Conditions of Approval
1. Compliance with PUD Concept Plan: All development shall be in substantial conformance with the City Council-approved PUD Concept Plan.
2. Compliance with Project Conditions of Approval: In the event that any of the conditions below are not satisfied the PUD Rezoning approval becomes null and void.
Minor Subdivision Conditions of Approval
1. Map Recordation: The applicant shall obtain Final Map approval from the City and record the approved Final Map at the Contra Costa County Recorder’s office prior to the issuance of a building permit.
2. Expiration of Tract Map: In accordance with Section 66463.5 of the Subdivision Map Act, this Vesting Tentative Parcel Map shall expire 24 months after this approval date, unless a time extension is approved by the City Council, or as otherwise provided by any extensions provided for under applicable law.
3. Parkland Dedication Fee: The applicant shall submit the required Parkland Dedication fee for the project on a per residential unit basis, in accordance with the City’s Subdivision Ordinance and the project’s zoning designation, prior to issuance of a Certificate of Occupancy for each residential unit.
4. Federal, State and Local laws: Development of the Project shall be in compliance with all applicable federal, state, and local laws. The issuance of this Minor Subdivision shall not constitute a waiver of the requirements of any federal, state or local law, including the requirements of the California Building Standards Code.
5. Compliance with Conditions of Approval: At least 45 days prior to filing the Parcel Map or issuance of a grading permit, whichever occurs first, the applicant shall provide detailed responses to address compliance with each applicable condition of approval for the review and approval by the Public Works and Community Development Department.
6. Outside Agencies: The Project shall be developed in compliance with all standards of any applicable outside agencies such as the Contra Costa County Fire Protection District, Contra Costa County Health Department, Contra Costa County Flood Control District, Contra Costa Water District, Central Sanitary District, Cal Trans, etc.
7. Indemnification: The owner/applicant shall defend, (with counsel acceptable to the City) at its sole cost and expense, indemnify, protect, release and hold harmless the City of Pleasant Hill and any agency or instrumentality thereof, including any of its agents, commissions, boards, officers, and employees (“indemnitees”) from any and all claims, actions, or proceedings arising out of or in any way related to the processing and/or approval of this Project and any environmental determination that accompanies it. This indemnification shall include, but not be limited to, suits, damages, judgments, costs, expenses, liens, levies, attorney fees or expert witness fees that may be asserted or incurred by any person or entity, including the applicant, third parties, and the indemnitees, arising out of or in connection with the processing and/or approval of this Project, except to the extent attributable to the sole negligence or willful misconduct of indemnitees.
8. Compliance with Project Conditions of Approval: In the event that any of the aforementioned conditions are not satisfied the Minor Subdivision becomes null and void.
9. Project Modifications: Any major changes to the project description or to any other project conditions shall require an amendment to the applicable permit(s); in accordance with applicable laws, which may include the Minor Subdivision. Any major changes shall require review and approval by the decision-body that gave final approval to the original permit(s). Any minor changes shall require an application request from the operator/applicant for review and approval by the Zoning Administrator. The Zoning Administrator will determine if a change is considered major or minor. If any changes are within substantial conformance of the originally approved permit(s), they will be considered minor.
10. Annotated Conditions of Approval: Prior to issuance of a Final Map, the developer shall submit to the Zoning Administrator and City Engineer an annotated list of these conditions demonstrating proof of compliance.
11. Compliance with Project Conditions of Approval: In the event that any of the aforementioned conditions are not satisfied the Minor Subdivision and Architectural Review Permit approval becomes null and void.
Development Plan Permit Conditions of Approval
1. Time Period. The Development Plan Permit shall lapse one year 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 City Council 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.
2. Project Modifications - Any major changes to the project description or to any other project conditions shall require an amendment to the Development Plan permit and shall require review and approval by the decision-body that gave final approval to the original Development Plan Permit. Any minor changes shall require an application request from the operator/applicant for review and approval by the Zoning Administrator. The Zoning Administrator will determine if a change is considered major or minor.
3. 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.
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.
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. Compliance with Project Conditions of Approval. Development Plan permit approval is subject to compliance with each applicable condition of approval contained in City Council Resolution No. __- 26. In the event that any of the associated conditions are not satisfied Development Plan Permit approval becomes null and void.
8. Parking Space Reduction - Any reduction in the eight-space inventory of on-site parking spaces shall not occur without prior City approval.
9. 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.
10. Construction Activity –During construction, the applicant shall comply with conditions related to noise, best management practices and stormwater provisions.
11. Noise Ordinance - The operator/applicant shall ensure that the facility strictly adheres to the City’s Noise Ordinance (PHMC Chapter 9.15).
12. Water Efficient Landscape Ordinance – The project shall comply with the City’s Water Efficient Landscape Ordinance, both prior to and after occupancy as appropriate.
13. General Compliance - Approval of this project shall not waive required compliance with all sections of the Pleasant Hill Municipal Code, General Plan, and applicable policy plan.
14. Building Permits. The applicant shall obtain all necessary building permits from the City Building Division. In addition, the project shall comply with all regulations contained in the applicable California Building Code prior to issuance of a Certificate of Occupancy.
15. 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.
16. ADA Compliance. Prior to issuance of a Certificate of Occupancy the architect shall submit written verification to the Chief Building Inspector that the project is in full compliance with the Americans with Disabilities Act (ADA).
17. Waste Management Plan: The Applicant shall submit a Waste Management Plan (WMP) as part of the building permit for approval by the Chief Building Official. The WMP shall acknowledge that 50% of all construction and demolition debris will be diverted, and shall include the applicable performance security.
18. Demolition/Construction Phasing Plan and Traffic Control Plan. Prior to grading building or demolition permit issuance (whichever occurs first), the applicant shall submit a phasing plan for demolition and construction and a traffic control plan that shall include, but not be limited to, location of construction materials storage and equipment staging areas, phasing for demolition of existing improvements and construction of new improvements, provisions for vehicle and pedestrian access during demolition and construction, facility parking (for customers and employees) during demolition and construction, etc. This Plan shall be to the approval of the City Engineer and the Zoning Administrator.
19. Construction Hours - Construction and Grading hours shall be limited to 7:30 a.m. to 7:00 p.m. Monday through Friday. In addition, interior construction is allowed on Saturdays from 9:00 a.m. to 6:00 p.m., with construction activity prohibited on all Sundays and City holidays.
20. Indemnification - The owner/applicant shall defend, (with counsel acceptable to the City) at its sole cost and expense, indemnify, protect, release and hold harmless the City of Pleasant Hill and any agency or instrumentality thereof, including any of its agents, commissions, boards, officers, and employees (“indemnitees”) from any and all claims, actions, or proceedings arising out of or in any way related to the processing and/or approval of this Project and any environmental determination that accompanies it. This indemnification shall include, but not be limited to, suits, damages, judgments, costs, expenses, liens, levies, attorney fees or expert witness fees that may be asserted or incurred by any person or entity, including the applicant, third parties, and the indemnitees, arising out of or in connection with the processing and/or approval of this Project, except to the extent attributable to the sole negligence or willful misconduct of indemnitees.
21. Other City Approvals - Development Plan Permit approval is subject to review and approval of a General Plan Amendment, Rezone, Minor Subdivision, and Architectural Review permit by the City Council.
22. 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, 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 issuance of a certificate of occupancy.
23. 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.
24. Engineering Conditions – The project shall comply with the Engineering Division conditions of approval and standard conditions of approval.
25. Archaeological Resources – Prior to approval of a project that involves ground disturbance activities in native or previously undisturbed soils that may include, but are not limited to, pavement removal, potholing, grubbing, tree removal, excavation or grading, an archaeological resources assessment shall be prepared under the supervision of an archaeologist that meets the Secretary of the Interior’s Professional Qualification Standards in either prehistoric or historic archaeology.
Assessments shall include a California Historical Resources Information System records search at the Northwest Information Center (NAHC) and a Sacred Lands File search maintained by the Native American Heritage Commission. The records searches will characterize the results of previous cultural resource surveys and disclose any cultural resources that have been recorded and/or evaluated in and around a project site. A Phase I pedestrian survey shall be undertaken at a project site that is on previously undeveloped land in order to locate any surface cultural materials. By performing a records search, consultation with the NAHC, and a Phase I survey, a qualified archaeologist shall be able to classify a project site as having high, medium, or low sensitivity for archaeological resources.
If the Phase I archaeological survey identifies resources that may be affected by a project, the archaeological resources assessment shall also include Phase II testing and evaluation.
If resources are determined significant or unique through Phase II testing and site avoidance is not possible, appropriate site-specific mitigation measures shall be identified in the Phase II evaluation. These measures shall include, but would not be limited to, a Phase III data recovery program, avoidance, or other appropriate actions to be determined by a qualified archaeologist in consultation with the City and any interested Tribes, as stated in the 2040 General Plan Tribal Consultation Implementation Program outlined by Goal ENV-5. If significant archaeological resources cannot be avoided, impacts may be reduced to less-than-significant levels by filling on top of the sites rather than cutting into a cultural deposits. Alternatively, and/or in addition, a data collection program may be warranted, including mapping the location of artifacts, surface collection of artifacts, or excavation of the cultural deposit to characterize the nature of the buried portions of sites.
Curation of the excavated artifacts or samples shall occur as specified by the archaeologist in consultation with the City and any interested Tribes. As stated in the 2040 General Plan Tribal Consultation Implementation Program outlined by Goal ENV-5, the final disposition of artifacts not directly associated with Native American graves shall be negotiated during consultation with interested tribes. If Native American tribes do not accept the artifact, it shall be offered to an institution staffed by qualified professionals, as determined by the City Planner. Artifacts include material recovered from all phases of work, including the initial survey, testing, indexing, data recovery, and monitoring
26. Cultural Resources – If cultural resources are encountered during ground-disturbing activities for a project, work in the immediate area shall be halted and an archaeologist meeting the Secretary of the Interior’s Professional Qualification Standards for archaeology in either prehistoric or historic archaeology shall be contacted immediately to evaluate the find. If necessary, the evaluation may require preparation of a treatment plan and archaeological testing for CRHR eligibility. If the discovery proves to be significant under CEQA and cannot be avoided by a project, additional work such as excavating the cultural deposit to fully characterize its extent, and collecting and curating artifacts may be warranted to mitigate any significant impacts to cultural resources. In the event that archaeological resources of Native American origin are identified during project construction, a qualified archaeologist will consult with the City to begin Native American consultation procedures.
27. Tribal Cultural Resources – In the event that cultural resources of Native American origin are identified during construction of a project, all earth-disturbing work in the vicinity of the find shall be temporarily suspended or redirected until an archaeologist has evaluated the nature and significance of the find as a cultural resource and an appropriate local Native American representative is consulted. If the City, in consultation with local Native Americans, determines that the resource is a tribal cultural resource and, thus, significant under CEQA, a mitigation plan shall be prepared and implemented in accordance with State guidelines and in consultation with local Native American group(s).
The mitigation plan shall include avoidance of the resource or, if avoidance of the resource is infeasible, the plan shall outline the appropriate treatment of the resource in coordination with the appropriate local Native American tribal representative and, if applicable, a qualified archaeologist. Examples of appropriate mitigation for tribal cultural resources include, but are not limited to, protecting the cultural character and integrity of the resource, protecting traditional use of the resource, protecting the confidentiality of the resource, or heritage recovery.
Paleontological Resources - For the protection of paleontological resources:
• A Qualified Professional Paleontologist (as defined by SVP13) must be retained to conduct a paleontological resources analysis prior to the beginning of projects involving ground disturbance in geologic units with high paleontological sensitivity to determine whether there is a potential for significant impacts to paleontological resources.
• If potential impacts to paleontological resources are found to be significant, then a Qualified Professional Paleontologist shall be retained to develop and implement a Paleontological Resources Mitigation Program to ensure that impacts to paleontological resources are less than significant.
28. Wildfire Risk Reduction – Project landscape plans shall include fire-resistant vegetation native to Contra Costa County and/or the local microclimate of the site and prohibit the use of fire-prone species especially non-native, invasive species.
29. Construction Wildfire Risk Reduction –
• Construction activities with potential to ignite wildfires shall be prohibited during red-flag warnings issued by the National Weather Service for the site. Example activities include welding and grinding outside of enclosed buildings. • Fire extinguishers shall be available onsite during project construction. Fire extinguishers shall be maintained to function according to manufacturer specifications. Construction personnel shall receive training on the proper methods of using a fire extinguisher.
• Construction equipment powered by internal combustion engines shall be equipped with spark arresters. The spark arresters shall be maintained pursuant to manufacturer recommendations to ensure adequate performance.
30. Project Design Wildfire Risk Reduction - Project landscape plans shall include fireresistant vegetation native to Contra Costa County and/or the local microclimate of the site and prohibit the use of fire-prone species especially non-native, invasive species.
31. Construction Noise Reduction Measures – To minimize noise during construction, construction contractors shall implement the following measures for construction activities conducted within the City. Construction plans submitted to the City shall include construction noise analysis and identify these measures on demolition, grading, and construction plans submitted to the City. The City of Pleasant Hill Building Division shall verify that grading, demolition, and/or construction plans submitted to the City include these notations prior to issuance of demolition, grading and/or building permits. • Mufflers. During excavation and grading construction phases, all construction equipment, fixed or mobile, shall be operated with closed engine doors and shall be equipped with properly operating and maintained mufflers consistent with manufacturers’ standards.
• Stationary Equipment. All stationary construction equipment shall be placed so that emitted noise is directed away from the nearest sensitive receivers. • Equipment Staging Areas. Equipment staging shall be located in areas that will create the greatest distance feasible between construction-related noise sources and noise-sensitive receivers.
• Smart Back-up Alarms. Mobile construction equipment shall have smart back-up alarms that automatically adjust the sound level of the alarm in response to ambient noise levels. Alternatively, back-up alarms shall be disabled and replaced with human spotters to ensure safety when mobile construction equipment is moving in the reverse direction in compliance with applicable safety laws and regulations. • Electrically-Powered Tools and Facilities. Electrical power shall be used to run air compressors and similar power tools and to power any temporary structures, such as construction trailers or caretaker facilities, where feasible. • Noise Disturbance Coordinator. The project applicant shall designate a “noise disturbance coordinator” responsible for responding to any local complaints about construction noise. The disturbance coordinator shall determine the cause of any noise complaint and shall require that reasonable measures be implemented to correct the problem. A telephone number for the disturbance coordinator and the City shall be posted at the construction site.
• Temporary Noise Barriers. Erect temporary noise barriers, where feasible, when construction noise is predicted to exceed the acceptable standards (e.g., 80 dBA Leq at residential receivers, schools or other sensitive receptors during the daytime) and when the anticipated construction duration is greater than is typical (e.g., two years or greater). Temporary noise barriers shall be constructed with solid materials (e.g., wood) with a density of at least 1.5 pounds per square foot with no gaps from the ground to the top of the barrier. If a sound blanket is used, barriers shall be constructed with solid material with a density of at least 1 pound per square foot with no gaps from the ground to the top of the barrier and be lined on the construction side with acoustical blanket, curtain or equivalent absorptive material rated sound transmission class (STC) 32 or higher.
Architectural Review Permit Conditions of Approval
1. All electrical, telephone, cable television, and similar utility distribution lines providing direct service to, or running adjacent to, the development site shall be installed underground within the site and within any public right-of-way or public easement directly adjacent to the site.
2. Prior to building permit issuance, the applicant shall submit plans, including a photometric plan, showing compliance with relevant lighting ordinance provisions, including incorporating fixture that has shielding to minimize glare and lighting impacts to adjacent uses.
3. All trash bins shall be stored out of public view in accordance with the Pleasant Hill Municipal Code.
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.
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.
6. Ground-mounted transformers shall be screened from views subject to review and approval by the Zoning Administrator.
7. Structures and vegetation above three feet tall shall not be located in any sight distance zone (street corners and driveways).
8. The project shall include the installation of a Photovoltaic (PV) system. Prior to building permit issuance, plans shall comply with all provisions of the applicable California Building Code related to PV system requirements.
9. No stockpiling of dirt shall occur without specific review and approval by the City.
10. The applicant shall implement construction best management practices, including the following, to reduce construction dust and noise:
a. Watering all exposed or disturbed soil surfaces, at least twice daily, as necessary to eliminate visible dust plumes. The frequency of watering should increase if wind speeds exceed 12 MPH;
b. Enclose, cover, water twice daily or apply (non-toxic) soil binders to exposed stockpiles of debris, soil, sand, or other materials;
c. Suspension of all earthmoving or other dust-producing activities or equipment during periods of high winds when watering cannot eliminate visible dust plumes; d. Apply water 3 times daily or apply (non-toxic) soil binders on all unpaved access roads parking areas and staging areas at construction sites; e. Sweep daily (with water sweepers) all paved access roads, parking areas and staging areas at construction sites;
f. Sweep streets daily with water sweeper if visible soil material is carried onto adjacent public streets;
g. Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for 10 days or more). h. Limit traffic speeds on unpaved areas to 5 mph.
i. Avoidance of unnecessary idling of construction equipment. j. Continuous cleanup of mud and dust carried onto street surfaces by construction vehicles (throughout excavation activities, haul trucks shall use tarpaulins or other effective covers)
k. Upon completion of construction, contractors shall take measures to reduce wind erosion by replanting and repaving as soon as possible after project construction l. Locate stationary construction equipment as far from adjacent occupied buildings as possible.
m. 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. n. 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. o. 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.
11. 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.
12. 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 elapse between the survey and site disturbance, the survey shall be repeated.
13. All construction plans, such as, but not limited to, the site plan, building elevations, landscaping and irrigation plans, grading plan, mechanical drawings, street improvement plans, and detailed drawings submitted to the Building Division for permits shall be coordinated for consistency by the applicant prior to issuance of any permits. Any change or modification to one particular plan shall require the corresponding revisions on all other applicable plans. The applicant shall be responsible for correcting any inconsistency that may occur through error or omission during plan preparation or construction.
14. Approval of this project shall not waive required compliance with all sections of the Pleasant Hill Municipal Code, General Plan, and applicable policy plans.
15. 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.
16. 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.
17. The owner/applicant shall comply with all federal, state, and local laws. The issuance of this development plan permit shall not constitute a waiver of the requirements of any federal, state or local law, including the requirements of the California Building Standards Code.
18. 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.
19. 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.
20. Campers, trailers, motorhomes, or any other similar vehicles are not allowed on the construction site.
21. A construction trailer shall be allowed to be placed on the project site for daily administration/coordination purposes during the construction period.
Approval Time Limit
22. 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 City Council 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.
Related Conditions of Approval
23. Compliance with all conditions of approval of General Plan Amendment, Rezone, Minor Subdivision, and Development Plan Permit, ENT-2024-0032, shall be completed, otherwise approval of this Architectural Review Permit shall be null and void.
24. The project shall comply with all Engineering Division conditions of approval as noted in enclosed Engineering Conditions of Approval.
Building Design
25. 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.
26. 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.
Water-Efficient Landscaping Ordinance
27. Any new landscaping shall comply with the City of Pleasant Hill Water-Efficient Landscape Ordinance PHMC § 18.105. Compliance shall be documented prior to installation of any irrigation or landscaping and as noted in the ordinance.
28. An applicant subject to this chapter (under PHMC § 18.105) shall pay submittal fees in the amount established by resolution of the city council.
29. Zoning administrator review. Water-efficient landscape plan approval, when applicable under PHMC § 18.105.010.B , is reviewed in conjunction with a zoning approval, building permit, architectural review permit, development plan, planned unit development, use permit, or subdivision. The zoning administrator shall review each water-efficient landscape plan submittal for compliance with the provisions of this chapter and may withhold issuance of zoning approval for a building permit or grading permit for which its related landscape plan indicates an estimated total water use that exceeds the maximum applied water allowance for a proposed landscape, or does not otherwise comply with this chapter.
30. Submittal requirements. An applicant requesting zoning approval for any project that is subject to this chapter shall submit a water-efficient landscape application package prior to commencement of grading or construction. The landscape application package shall include:
a. Project information sheet, on a form prepared by the zoning administrator, identifying the applicant name and description of the project, including location, type of development, source of irrigation water, total landscape area, and area of landscape to be rehabilitated.
b. Certifications as required in PHMC § 18.105.070 on forms prepared by the zoning administrator.
c. Water efficient landscape worksheet with calculations of the maximum applied water allowance and estimated total water use of the proposed landscape plan on forms prepared by the zoning administrator.
d. Landscape and irrigation plan prepared in accordance with PHMC §§ 18.105.040 and 18.105.050.
e. Maintenance schedule prepared consistent with the provisions of PHMC § 18.105.080.
f. Soil management report.
Waiver for low water use landscapes. The zoning administrator may waive the requirement for submittal of the water efficient landscape worksheet required by this section; provided, that the landscape plan:
a. Does not include any water features with more than 100 square feet of total surface area.
b. Does not include any turf or other plants identified as medium or high water use in Water Use Classification of Landscape Species (WUCOLS), unless they qualify as special landscape area.
31. The proposed landscape shall be creative and incorporate a variety of plantings to avoid uniformity and similar landscape designs. The landscape plan shall meet the following standards (the applicable best management practices):
Required elements. The landscape plan shall address:
a. Plant Materials;
b. Irrigation system design;
c. Water features; and
d. Grading and soil preparation
The landscape plan shall be subject to the requirements of the landscape design certification form maintained by the zoning administrator, which shall be in substantially the form as set forth in Appendix C hereto.
32. The water-efficient landscape plan shall demonstrate that all the water-efficient landscape standards of PHMC § 18.105.040 have been met. The plan shall include details and specifications reflecting best management practices for water-efficient landscape design. a. Planting plan. The planting plan shall include information identified in the certificate of compliance: landscape design form as maintained by the zoning administrator.
b. Irrigation plan. The irrigation plan shall include information identified in the certificate of compliance: landscape design form as maintained by the zoning administrator.
c. NPDES. The proposed landscape plan shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES; PHMC Chapter 15.05) intended to implement stormwater best management practices into the planting, irrigation, and grading plans to minimize runoff and to increase on-site retention and infiltration.
33. A landscape water audit shall be completed as specified in this section to ensure that the installed landscape meets the requirements of this chapter. a. Audit required. The city landscape irrigation auditor or an independent third party certified irrigation system auditor shall have an audit completed within 30 days after completion of the landscape installation. Landscape audits shall not be conducted by the person who designed the landscape or installed the landscape.
Large projects or projects with multiple landscape installations shall have an auditing rate of one in seven lots or approximately 15% of the project. b. Repair or correction. The city or independent third party certified irrigation system auditor shall inform the applicant or owner of all the areas where the landscape project does not conform to this chapter. This shall include, but is not limited to, all items listed on the certificates of compliance required for the project. The applicant or property owner shall repair or correct the noncompliance issues and the site shall be re-audited for compliance within 30 days of receipt of report from certified irrigation system auditor.
34. Prior to final permit inspection or issuance of a certificate of occupancy, as applicable, for the project, the applicant shall submit completed certificates of compliance, on forms prepared by the zoning administrator, that the landscape has been designed and installed in accordance with the approved water-efficient landscape plan submittal and the requirements of this chapter. Required certificates of compliance shall include the following:
a. Design. The licensed landscape architect, licensed landscape contractor or any other person(s) authorized by law to design a landscape, who prepared the landscape design, shall complete the certificate of compliance: landscape design sheet, certifying the landscape has been designed to comply with the criteria of this section. (See Appendix C.)
b. Landscape installation. Applicant shall complete the certificate of compliance:
landscape installation sheet, certifying the landscape has been installed, as specified in the landscape plans, and complies with this section. (See Appendix D.) c. Irrigation installation. The certified irrigation system auditor shall complete the certificate of compliance: landscape installation sheet certifying the landscape and irrigation system have been installed, including configuring irrigation controllers with application rate, soil types, plant factors, slope, exposure and any other factors necessary for accurate programming, as specified in the landscape plans, and comply with the criteria of this section. (See Appendix D.) d. Maintenance. The maintenance contractor/person for a landscape project(s) involving more than one single-family residence, or the property owner/resident for a landscape project for an individual single-family residence, shall complete the certificate of compliance: landscape maintenance sheet, certifying the landscape maintenance contractor/person responsible for maintenance agrees to manage the property using less water than the maximum applied water allowance. (See Appendix E.)
35. Applicant shall develop a landscape maintenance specification and schedule for the landscape project that is consistent with the most recent acceptable best management practices for landscape maintenance. Schedules shall be submitted with the certification of compliance specified pursuant to PHMC § 18.105.080 and shall specify, at a minimum:
a. An annual landscape maintenance schedule including at least the following: routine inspection; auditing, adjustment and repair of the irrigation system and its components; aerating turf areas; topdressing with compost, replenishing mulch; seasonal pruning; weeding in all landscape areas; and removing obstructions to emission devices. Operation of the irrigation system outside the normal watering window is allowed for auditing and system maintenance.
b. Repair of all irrigation equipment shall be done with the originally installed components or their equivalents or with components of greater efficiency. c. Project shall be irrigated so that total annual water applied is less than or equal to the maximum applied water allowance (MAWA), if applicable.
36. Model homes. All new model homes for a single-family residential subdivision or phase of a subdivision shall have front and corner (street) side yards that are landscaped in accordance with the provisions of this chapter. At least one of the model homes shall include interpretive or informational signage highlighting for visitors the water-efficient landscape principles incorporated into the site landscaping. Signage shall include information about the site water use as designed per the city ordinance; specify who designed and installed the water-efficient landscape; and demonstrate low water use approaches to landscaping such as using native plants, graywater systems and rainwater catchment system. The developer shall make available, to visitors, brochures or other written or graphic media that informs visitors and potential buyers about the principles of water-efficient landscapes, including but not limited to those principles that are described in this chapter.
37. Architectural guidelines. This chapter and the State Water Conservation in Landscaping Act shall preempt any architectural guidelines or covenants, conditions and restrictions (CC&Rs) of a common interest development which have the effect of prohibiting the use of low water use plants as a group. “Common interest development” includes a homeowner association, community apartment project, condominium, planned development, and stock cooperative.
38. Providing information. For a landscape project subject to this chapter under PHMC § 18.105.010.B. the property owner/resident is required to provide the following information to a subsequent site landscape maintenance company, new tenant or owner at transfer of ownership or maintenance responsibility:
a. Irrigation controller map;
b. Programming table; and,
c. Annual maintenance schedules based on a water budget.
39. For the purpose of determining estimated total water use, average irrigation efficiency is assumed to be 0.75 for overhead spray devices and 0.81 for drip system devices.
General Landscape
40. 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.
41. Landscape plans shall be scaled to a minimum of 1" = 20' and shall specify the following:
a. The location and size of all plant materials and shall include a plant legend specifying species type (botanical and common name), container size, and quantity of all plant materials;
b. Spacing for all trees shrubs, and ground covers;
c. Locations of all pavements and hardscape (vehicular and pedestrian), walls, fencing, buildings, roof overhangs and other structures, utility equipment (air conditioners, transformers, backflow prevention valves, etc.), property lines, and other pertinent site plan features.
42.All landscaping shall be installed in accordance with the plan approved by the Architectural Review Commission. Plant materials shall comply with the following:
a. Plant materials shall consist of a mix of evergreen and deciduous trees, shrubs and ground covers to provide design interest and serve as a protective measure against disease and insect infestation. Low maintenance plants are encouraged; b. Only live ground cover is allowed in high visibility and pedestrian areas.
Exceptions may be approved by the zoning administrator to include, but not be limited to, decorative gravel beds, decomposed granite paths or pedestrian spaces and areas to be accented with shrubs;
c. All landscape planting areas shall be mulched or covered with bark chips or other similar material, unless growth of live ground covers would be impeded. Exposed soil is prohibited;
d. Drought tolerant species suitable for the Pleasant Hill area are encouraged; e. Plant material selections must consider the climatic conditions of the Pleasant Hill area. Species particularly susceptible to, or potentially damaged by, disease, insects, winter freeze, summer heat, wind, and other climatic conditions are discouraged. Species exhibiting particular problems in the Pleasant Hill area may not be permitted and, as such, plant substitutions may be required by the Zoning Administrator.
43.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 5gallon. Smaller sized containers may be utilized for ground covers; b. Where plant materials are placed in two (2) or more rows, planting rows shall be staggered;
c. Evergreen trees required for screening purposes shall not be less than six (6) feet in height at time of planting;
d. Large shrubs required for screening purposes shall not be less than thirty (30) inches in height at time of planting. Spacing shall be between four (4) and six (6) feet oncenter, 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.
44.Planting and staking details shall comply with the following:
a. Final landscape plans shall include planting and staking details in text and/or drawing form to insure proper installation and establishment of proposed plant materials;
b. Soils shall be tested to identify existing soil conditions and necessary amendments.
All planting pits shall be twice the diameter of the diameter of the root container; c. All trees shall be double-staked, except that twenty-four (24) inch or larger box trees may require guy wires or triple-staking as determined by the zoning administrator. Guy wires are prohibited within pedestrian traffic areas. Trees shall be protected from contact with any wire used in staking; d. Provide root deflectors for all trees planted within 8 feet of paved surfaces; e. All planters in areas which have been compacted, such as adjacent to buildings and in parking lots, shall be de-compacted to the following depths: planters less than 3' wide shall have compaction relieved to a minimum depth of 24" below subgrade; planters 3' to 10' wide shall have compaction relieved to a minimum depth of 18" below subgrade; planters more than 10' wide shall have compaction relieved to a minimum depth of 12" below subgrade;
f. Planters 10' or less in width in locations that will not allow normal percolation 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 cannot be installed will require subdrains if adequate surface drainage will not be provided;
45.All landscaped areas shall be serviced by an automatic irrigation system. Irrigation plans shall comply with the following standards:
a. Valves and circuits shall be separate based on water use; b. Drip or bubbler irrigation systems are required for trees; c. Sprinkler heads must have matched precipitation rates within each control valve circuit;
d. Serviceable check valves are required where elevation differential may cause low head drainage;
e. Sprinkler head spacing shall be designed for head-to-head coverage. The system should be designed to minimum runoff and over-spraying onto 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.
46. The project landscaping and irrigation shall be designed for recycled water use, if recycled water is available.
47.Screening of all mechanical equipment, valves, transformers, air conditioning and heating units, or similar appurtenances shall be indicated on revised plans.
48.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.
49.All landscape areas shall be maintained in a healthy, thriving condition, free from weeds, trash, and debris.
50.During installation of landscaping and irrigation, and prior to the issuance of an occupancy permit, the landscape architect or design professional responsible for preparing the final landscaping plans, or his/her designee, shall monitor installation and visit the site prior to completion of the landscape work. He or she will thereafter submit to the zoning administrator a written statement confirming: compliance with approved plans and conditions, and that the number of plants, their size and species installed on-site is in conformance with the plans.
Engineering Conditions of Approval, 85 Woodsworth Lane – ENT-2024-0032 NO. CONDITION OF APPROVAL Department Task Completion
PUBLIC WORKS – PROJECT SPECIFIC CONDITIONS
A. Parcel Map PW/ENGR Filing of Parcel Map
Applicant shall submit a parcel map for recordation in conformance with the approved Vesting Tentative Map, Subdivision Map Act and City ordinances.
B. On-Site Easements PW/ENGR Filing of Parcel Map
Applicant shall designate private access easements and dedicate public utility easements to the extent needed. Additionally, the Applicant shall provide private drainage easements across lots accepting overland release from upstream properties. All easements shall be subject to approval of the City Engineer.
C. Site Development Permit PW/ENGR Building Permit Issuance Applicant shall obtain a site development permit for all on-site improvements, issued through the Public Works Department.
D. Site Plan PW/ENGR Approval of Improvement Plans
On-site improvements shall be designed in accordance with the approved project plans, and in conformance with the Geotechnical Report and the City design standards & ordinances. In case of conflict between the soil engineer’s recommendations and the City ordinances, the City Engineer shall determine which shall apply.
E. Net-Zero Runoff PW/ENGR Approval of Improvement Plans The applicant shall submit drainage calculations for a 25-year, 6-hour duration storm event for both the pre-project and post-project conditions. The applicant shall demonstrate that the post-construction stormwater runoff for the project will not exceed the pre-construction stormwater runoff (net-zero runoff). The site plan or grading plan hall show the methods of on-site detention of stormwater.
F. Stormwater Treatment PW/ENG Approval of Improvement Plans The project shall incorporate storm water treatment measures and hydromodification to address the requirements of Provision C.3 of the current Regional Water Quality Control Board (RWQCB) Municipal Regional Permit (MRP) to the satisfaction of the City Engineer.
G. Stormwater Control Plan PW/ENG Improvement Plans
The applicant shall submit a Stormwater Control Plan, prepared by a licensed civil engineer in the State of California. Drainage management areas (DMA’s) and integrated management practices (IMP’s) should be clearly delineated and labeled. Additionally, the applicant shall submit a preliminary stormwater management report including trash capture and preliminary sizing calculations for stormwater treatment and hydromodification.
H. Grading and Drainage Plan PW/ENG Improvement Plans
The site shall be graded and drained such that stormwater runoff is not increased or concentrated onto adjacent properties and does not impede runoff from adjacent properties. Installation of perforated subdrain pipe beneath permeable pavers shall be in accordance with the project geotechnical recommendations. Bubble-up emitters shall be located at least two feet from the property line, and all stormwater runoff shall be conveyed to the nearest approved drainage facility.
I. Sight Distance PW/ENG Improvement Plans
Onsite and Offsite improvements must comply with the sight distance regulations specified in Pleasant Hill Municipal Code Section 18.55.130. Plans shall clearly demonstrate that any improvements within the sight visibility triangle at intersections and driveways—such as walls, monument signs, and landscaping—shall not exceed a height of two and a half feet above the top of the curb, or three feet where no curb exists. Tree canopies within the sight visibility triangle must be maintained at a minimum height of seven feet above ground level.
J. Undergrounding Overhead
Utilities
PW/ENG Improvement Plans
With the subject project, the overhead utilities shall be undergrounded along the project frontage at Woodsworth Lane from the pole located at the east side of the project to the pole located at the west side of the intersection at Treadway Lane. The applicant shall make necessary arrangements with each utility company for installation of the facilities.
K. Signage PW/ENG Improvement Plans
Any improvements within sight visibility triangles at intersections and driveways—including, but not limited to, walls, monument signs, and landscaping—shall maintain adequate visibility for motorists in accordance with Section 18.55.070 of the Municipal Code. All signage shall be located outside of the public right-of-way and any existing or proposed easements.
L. Trash Capture PW/ENG Occupancy
The project shall incorporate full trash capture measures such as inlet filters or hydrodynamic separators to address the requirements of Provision C.10 of the current Regional Water Quality Control Board (RWQCB) Municipal Regional Permit (MRP) to the satisfaction of the City Engineer.
M. Trash Capture Operation &
Maintenance Agreement
PW/ENG Occupancy
Applicant/Developer shall enter into an Agreement with the City of Pleasant Hill that guarantees the property owners’ perpetual maintenance obligation for all stormwater treatment and trash capture measures installed as part of the project. The Agreement shall be recorded against the property and shall run with the land.
N. Subdivision Improvement
Agreement
PW/ENG Final Map
Applicant shall enter into a Subdivision Improvement Agreement with the City guaranteeing all proposed improvements per the City ordinances and City Standard Conditions of Approval.
O. Maintenance Agreement PW/ENG Final Map
Applicant shall be responsible for obtaining a maintenance agreement between all property owners for access and shared cost for maintenance and repair of all shared pavement, utilities, and stormwater treatment areas. The Applicant shall furnish a copy of the maintenance agreement to the City Engineer.
P. Resource Agency Permits PW/ENG Site Development Permit Issuance Developer shall be responsible for obtaining all permits and authorization from resource agencies as necessary and furnishing copies to the City Engineer.
Q. Slopes PW/ENGR Improvement Plans
Slopes away from home foundations shall be per the current UBC requirements.
R. Public Improvements PW/ENGR Approval of Improvement Plans All public improvements shall conform to the City of Pleasant Hill Standard Plans and design requirements as approved by the City Engineer.
S. Encroachment Permit PW/ENG Commencement of work in the public right of way
Applicant shall obtain an Encroachment Permit for all work to be performed within the public rightof-way, issued through the Public Works Department.
T. Woodsworth Lane PW/ENG Encroachment Permit
Applicant shall perform a grind and overlay on Woodsworth Lane along the frontage of the project and replace existing striping. The depth of the grind and overlay will be to the satisfaction of the City Engineer.
All offsite improvements at Woodsworth Lane shall conform to existing driveways and walkways adjacent to the street.
U. Treadway Lane PW/ENG Encroachment Permit
All offsite improvements at Treadway Lane shall conform to existing driveways and walkways adjacent to the street.
V. Erosion Control During
Construction
PW/ENGR Ongoing
Applicant/Developer shall include an Erosion and Sediment Control Plan with the Grading and Improvement plans for review and approval by the City Engineer. Said plan shall be designed, implemented, and continually maintained pursuant to the City’s NPDES permit between October 1st and April 15th or beyond these dates if dictated by rainy weather, or as otherwise directed by the City Engineer.
W. Construction Noise
Management Plan
PW/ENGR Construction
Applicant/Developer shall prepare a Construction Noise Management Plan, to be approved by the City Engineer and Community Development Director, which identifies measures to be taken to minimize construction noise on surrounding developed properties. The Plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be included in the project plans and specifications.
X. Construction Hours PW/ENGR Construction
The Subdivider’s contractor 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 5 p.m. Monday thru Friday only, and shall be prohibited on all weekend days and City holidays. Construction activity, limited to interior work is permitted on Saturdays between the hours of 9 a.m. and 6 p.m. only. All Grading/Construction activities are prohibited on Sundays and on City recognized holidays. Overtime inspection 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 staging of construction trucks or equipment are allowed on Woodsworth Lane or Treadway Lane
Y. Temporary Fencing PW/ENGR Construction
Temporary Construction fencing shall be installed along perimeter of all work under construction to separate the construction operation from the public. All construction activities shall be confined to within the fenced area. Construction materials and/or equipment shall not be operated or stored outside of the fenced area or within the public right-of-way unless approved in advance by the City Engineer.
Z. Notification to Adjacent
Property Owners
PW/ENGR Site Development Permit Issuance
The Applicant shall notify all adjacent property owners of construction. Copies of notifications shall be furnished to the City Engineer.
AA. Traffic Mitigation Fee PW/ENGR Building Permit Issuance The Applicant shall pay the Traffic Mitigation Fee in accordance with the Master Fee Schedule in effect at the time of building permit issuance.
BB. County Drainage Fee PW/ENGR Building Permit Issuance The Applicant shall pay the adopted drainage fee for County Drainage District 46 in effect at the time the building permit is issued. The fee amount is determined by Contra Costa County.
CC. Underground Obstructions PW/ENGR Building Permit
Prior to demolition, excavation and grading on any portion of the project site, all underground obstructions (i.e. debris, septic tanks, fuel tanks, barrels, chemical waste) shall be identified and removed pursuant to Federal, State and local regulations and subject to the review and approval by the City. Excavations shall be properly backfilled using structural fill, subject to the review and approval of the City Engineer.
DD. Trench Cut Street Restoration PW/ENGR Occupancy
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 will be determined by the City Engineer based on the location and proximity of the trench cuts.
EE. Damage/Repairs. PW/ENGR Occupancy
The Applicant shall be responsible for the repair of any damaged pavement, curb & gutter, sidewalk, or other public street facility resulting from construction activities associated with the development of the project.
Applicant shall patch pave any damaged or failed pavement areas, slurry seal and restripe Woodsworth Avenue and Treadway Lane as directed by the City Engineer.
FF. Signs and Pavement Markings PW/ENGR Occupancy
The Applicant/Developer shall place “No Dumping-Drains to Bay” storm drain medallions on all public and private storm drain inlets.
PUBLIC WORKS DEPARTMENT STANDARD CONDITIONS OF APPROVAL
1. General Authority
1.1 The Project shall comply with all applicable requirements of the City’s Municipal Code.
1.02.030
1.2 Grading/Drainage Permits: Grading permit(s) shall be obtained from the Public Works Department for the proposed earthwork in excess of 200 cubic yards.
15.10.030C15
1.3 Encroachment Permit: An encroachment permit shall be obtained from the Public Works Department for all work in the public right of way.
11.05.020
1.4 The Developer shall pay all applicable City fees as established by City Council resolution and City ordinances.
Various
1.5 Street and Site design shall conform with City of Pleasant Hill Public Works Standards.
Reso 87-00
1.6 Applicant/Developer is responsible for lighting and landscape maintenance through Lighting and Landscaping Maintenance Assessment Districts or any other method of maintaining the lighting and landscaping approved as part of this project. Applicant/Developer shall provide any exhibits required for the annexation. In addition, Applicant/Developer shall pay all administrative costs and fees associated with processing the annexation.
2 Fees (see Master fee schedule).
2.1 The Developer shall pay encroachment permit plan check and inspection fees prior to permit issuance.
11.05.050
2.2 The Developer shall pay grading permit plan check, issuance and inspection fees prior to the issuance of the grading permit.
11.05.050, 15.10
.090, 15.10.100
2.3 The Developer shall pay subdivision improvement plan and final map plan check fees upon submittal of the plans for review. The Developer shall pay inspection fees prior to the approval of the final map.
17.35.050,
17.20.070
2.4 The Developer shall pay third party review fees (cost plus 10%) upon submittal of the plans or reports for review.
15.10.080
2.5 Traffic mitigation fees shall be paid in compliance with the Traffic Mitigation Fee Ordinance. Fee shall be paid prior to issuance of building permits except for residential development. Fees for a residential development shall be paid prior to the issuance of a certificate of occupancy.
Ord 779
2.6 Drainage Area fees established by the Contra Costa County Flood Control and Water Conservation District shall be paid in accordance with regulations establishing the Drainage Area. Payment shall be made prior to the issuance of a building permit.
Reso 53-97
Reso 124-00
3 Bonding and Agreements
3.1 Bond amounts shall be based upon a Construction Estimate developed by the Developer's Civil Engineer or Contractor as reviewed and approved by the City.
11.05.090,
15.10.170,
17.35.070
3.2 The Bond underwriter shall be licensed to do business in the State of California. 17.35.070C1
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.
17.35.070C3
3.4 A Faithful Performance Bond shall be submitted to the City prior to issuance of grading permits as required by the City Engineer or designee. The bond amount will account for costs to construct the approved grading and drainage plan, the costs to install and maintain erosion and sediment controls, and the costs of
15.10.170
implementing pollution prevention best management practices during the course of construction.
3.5 A Faithful Performance Bond and Labor and Materials Bond shall be submitted to the City prior to issuance of encroachment permits as required by the City Engineer or designee. The bond amount shall include costs of work zone traffic control including restoring the pavement delineation.
11.05.090
3.6 A Cash bond of $1000 shall be submitted to the City prior to issuance of grading permits.
11.05.090,
15.10.170
3.7 Faithful Performance and Labor and Materials Bond shall be submitted to the City for new public improvements in compliance with Subdivision Agreement requirements and prior to recordation of the final map or parcel map.
17.35.070B
3.8 Maintenance (Guarantee and Warranty) Bond: Developer shall provide a bond or other financial assurance, as deemed acceptable by the City Engineer, to the City at the completion of construction of the permitted public improvements. The bond amount shall be in the amount of 15 percent of the approved improvement construction estimate. The Bond shall be held for one year following completion and acceptance of the improvements by the City Council.
17.35.070D
3.9 The Developer shall enter into a Subdivision Improvement Agreement with the City prior to recordation of the final map.
17.35.060
3.10 If subdivision improvement construction deferment is warranted (as determined by the City Engineer and City Attorney), the Developer shall enter into a Deferred Improvement Agreement with the City. The deferred improvement agreement shall be recorded with the final or parcel map.
17.35.040
3.11 Agreement work scope shall be approved by the City Engineer. Agreement forms shall be approved by the City Attorney and shall be recorded at the Office of the Contra Costa County Recorder with the final map or parcel map.
17.35.040,
17.35.060
3.12 The Developer shall repair, at its expense, any existing facility damaged by their construction activities as determined by the City Engineer or Inspector. Work shall be completed prior to the issuance of a certificate of occupancy.
PW Std
3.13 The recorded final map or parcel map and as-built construction and grading drawings shall be provided to the City on mylar and in a CAD file format compatible with the City’s system, prior to release of subdivision improvement bonds.
17.35.100
4 Grading
4.1 Recommendations cited in the final City approved geologic and geotechnical report and peer review shall be implemented in the project design and construction. The Developer shall mitigate all issues revealed in the report and by the City or peer review, subject to the City Engineer.
15.10.070
4.2 Soils Reports shall include an evaluation of geological hazard (landslides, liquefaction, ground faulting, underground aquifers, etc.), and stability of the proposed development site including surrounding properties. The report shall include recommendations to correct identified hazards and to mitigate impacts of the development.
15.10.070
4.3 The Developer's Civil Engineer shall submit on-site improvement plans, grading plans, and public improvement plans, utility plans and landscape plans for review and approval by the Public Works Department prior to issuance of a grading permit. The plans must conform to the City's "Public Works Standards for Public Improvements." The plans shall include, but not be limited to: drainage, frontage improvements, utilities, and earthwork.
15.10.100
4.4 The Developer's Civil Engineer shall submit an erosion control plan, including cost estimate, for review and approval by the Public Works Department.
15.10.070
4.5 The Developer's contractor shall provide adequate dust control measures during grading.
15.10.280
4.6 The Developer's contractor shall implement erosion control measures as per the erosion control plan and incorporating guidelines and measures from the most current RWQCB/ABAG manual for erosion and sediment control if grading work is not completed by October 15.
15.10.280
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.
15.10.110
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.
15.10.110
4.9 Grading on hillside land where unstable soils have been identified will be restricted to the time period between April 15 and October 15.
15.10.230
4.10 The Developer's contractor shall limit grading operations from 7:30 a.m. to 7:00 p.m. daily, except Sunday when grading is prohibited.
15.10.200
4.11 The Developer's contractor shall limit construction of the building from 7:30 a.m. to 7:00 p.m., Monday through Friday, and 9:00 a.m. to 6:00 p.m., during Saturday and Sunday.
UBC
4.12 Subdrains shall be shown on the grading plans. PW Std
4.13 Mylar as-built grading plans signed by soils engineer shall be submitted to the Public Works Department prior to the issuance of a Certificate of Occupancy.
PW Std
5 Drainage
5.1 Any stormwater facilities proposed shall be designed to accommodate access and maintenance. Stormwater facility design shall be subject to approval by the Department of Public Works prior to the issuance of any grading permits.
15.05.050E
5.2 The Developer shall prepare a drainage analysis prior to issuance of Grading Permits to determine rainfall runoff quantities and on-site storm drain flow. The analysis shall consider the 25 year 6 hour storm and shall account for upstream offsite tributary quantities. The analysis shall provide evidence of achieving “zero net runoff” for the 25 year storm event, to the maximum extent practicable, subject to the approval of the City Engineer.
15.10.280,
PW Std C7
5.3 The Developer shall design and install improvements, including off site improvements such as flap gates and head walls to minimize the occurrence of localized flooding. Improvements shall meet with the approval of the City Engineer.
PW Std C7
5.4 Storm water shall be discharged by gravity flow to an approved (city owned and maintained) storm drain system.
17.35.020C
5.5 Storm drains carrying public runoff shall be routed only in roadway right-of-way unless otherwise approved by the City Engineer.
17.35.020C
5.6 Storm water runoff shall be calculated by Rational Method for the 25 year-6 hour and 100 year - 6 hour events.
PW Std C7
5.7 Culverts shall be designed to convey 25 year - 6 hour event. PW Std C7
5.8 Minimum culvert size is 18 inches. PW Std C7
5.9 Enclosing (culverting) of natural drains, creeks or rivers is not permitted. PW Std C7
5.10 Minimum drainage easement width shall be 10 feet. PW Std C7
5.11 All drainage facilities shall be designed with “positive drainage”. PW Std C7 6 Utilities
6.1 Other agencies: obtain those permits required by other agencies having jurisdiction within construction area.
11.050.040,
PW Std C4
6.2 Developer shall provide proof of service agreements and approved utility facility plans to the Public Works Department prior to the approval of the improvement plans.
PW Std C4
6.3 Underground Utility Connections shall be made by bore/jack methods unless the street overlay work can be coordinated so that it is concurrent with the project construction. Plans shall include details of receiving pits.
11.050.120
6.4 All utility facilities shall be placed underground. PW Std C4
6.5 All utility facilities (including but not limited to, storm drains, water mains, sewer mains, gas, electric, telephone, cable TV) shall be located in utility easements and dedicated as such on the Final Map.
PW Std C4
7 Stormwater Pollution Prevention
7.1 If the project disturbs 1 acre of land or more the Developer shall obtain a Notice of Intent (NOI) to comply with State of California General Construction NPDES Permit. A copy of this NOI shall be submitted to the Engineering Department prior to issuance of a grading permit.
RWQCB Reg
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.
NPDES
Permit
Mandate
7.3 Drainage from impervious surfaces shall be routed through grassy swales, buffer strips, sand filter or other similar treatment BMP prior to discharge into the storm drainage system, to the maximum extent practicable.
NPDES
Permit
Mandate
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.
NPDES
Permit
Mandate
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.” NPDES
Permit
Mandate
7.6 All permitted project storm drain inlets shall be imprinted with “No Dumping Drains to Bay” by embossing, placement of thermoplastic stencil, or placement of markers.
NPDES
Permit
Mandate
7.7 The Developer shall submit a Stormwater Pollution Prevention (SWPPP) for approval by the City Engineer, prior to approval of the Final Map. The SWPPP will define Best Management Practices and site management processes (including, but not limited to, litter control, motor vehicle washing and maintenance, and storage of hazardous materials) to assure that pollutant discharges will not occur.
The Developer shall implement the approved plan during construction.
PW Std. C6C
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 extend practicable.
15.05.050
7.9 The Developer shall submit an Operations and Maintenance (O&M) Plan for all stormwater treatment and detention facilities for approval by the City Engineer, prior to the issuance of a Certificate of Occupancy. The O&M Plan shall be implemented by the Developer during construction and until the ownership and
15.05.050
maintenance of the stormwater facilities are transferred to a City approved maintenance entity.
7.10 Stormwater treatment facilities shall be made accessible to the City and other public agencies, including, but not limited to, Central Contra Costa Sanitary District, Contra Costa Mosquito and Vector Control District, and Contra Costa County Fire Protection District.
15.05.050
8 Peer Review
8.1 Third party peer reviews may be required as determined by the City Engineer. The review shall be performed at the Developer's expense and may include the review of the final soils report, grading, hydrology, lot closure calculations, improvement plans, erosion control plans, post construction pollution prevention plans, and field inspections of permitted work. Developer shall submit a deposit to the City prior to the third party review.
17.030.070,
15.10.080
9 Traffic
9.1 Developer shall install on and off-site traffic mitigation improvements as recommended and accepted by the City Engineer.
17.25.040
10 Streets
10.1 Street layouts shall comply with Table 1 and Table 2 of the PW Std. PW Std C3
10.2 Concrete curbs and gutters shall be installed on all new streets. PW Std C3
10.3 ADA accessibility shall be provided in compliance with Title 24. PW Std C3
10.4 Concrete sidewalks shall be installed on both sides of street. PW Std C3
10.5 Street trees shall be provided every 30 feet (in right of way or on private property). PW Std C3
10.6 Streetlights shall be designed in conformance with Table 3 of the PW Std. PW Std C3
10.7 Bikeways shall be installed on new collector and arterial routes. PW Std C3
10.8 Traffic control shall be provided in compliance with Caltrans Stds. PW Std C3
10.9 Fences or sound wall shall be installed on dual frontage streets. PW Std C5
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.
PW Std C5
11 Miscellaneous
11.1 All projects requiring subdivision or development plan approval shall enter into a lighting and landscape district to assure long term funding and maintenance of landscaped improvements.
PW Dept
Recommnd
11.2 Trash/Recycling enclosures shall be designed with a cover and screening. PW Dept Recommend
11.3 The Developer shall submit a Waste Management Plan (WMP) as part of a building, demolition or encroachment permit for approval by the Chief Building Official. The WMP shall acknowledge that 50% of all construction and demolition debris shall be diverted, and shall include the applicable performance security.
14.40.050
End.