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HomeMy WebLinkAboutMINUTES - 08131996 - D13 ' V. Contri Costa TO: BOARD OF SUPERVISORS ` Count FROM: HARVEY E. BRAGDON DIRECTOR OF COMMUNITY DEVELOPMENT TA couK� DATE : AUGUST 13, 1996 SUBJECT: Continued Hearing on the APPEAL by Gene DeMar and Kathleen Van Winckel and Hotel Employees, Restaurant Employees and Bartenders Union, Local 2850, AFL-CIO of the Contra Costa County Planning Commission's decision to approve Final Development Plan (County File # DP953089) and Land Use Permit (County File #LP952099) ,Leisure Sports Inc. (Applicant) , Leisure Sports Inc. & HBC Associates (Owners) . SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS 1 . UPHOLD the County Planning Commission' s decision approving Final Development Plan (County File DP953089) and Land Use Permit (County File #LP952099) and deny the appeal of Gene DeMar and Kathleen Van Winckel and Hotel Employees, Restaurant Employees and Bartenders Union, Local 2850, AFL-CIO (Union) . 2 . ADOPT the Negative Declaration (Exhibit A) prepared for. this project as adequate and complete. 3 . APPROVE Final Development Plan application # DP953089 and Land Use Permit # LP952099 as approved by the County Planning Commission and add two new conditions #35 & #36 (Exhibit B) . CONTINUED ON ATTACHMENT: X YES SIGNATURE RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF ARD COMMITTEE APPROVE OTHER SIGNATURE (S) : ACTION OF BOARD ON Aucgust 13 , 1996 APPROVED AS RECOMMENDED x OTHER x See Addendum for Board action. VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A x UNANIMOUS (ABSENT II TRUE AND CORRECT COPY OF AN AYES: NOES: ACTION TAKEN AND ENTERED ON THE ABSENT: ABSTAIN: MINUTES. OF THE BOARD OF SUPERVISORS ON THE DATE SHOWN. Contact:Aruna Bhat - 335-1219 Orig: Community Development Department ATTESTED August 13 , 1996 cc: Redevelopment Agency PHIL BATCHELOR, Appellants Public Works CLERK OF THE BOARD OF SUPERVISORS Leisure Sports AND UNTY MIN TOR BY DEPUTY • ! P),3 4 . ADOPT the findings contained in Commission Resolution * 12-1996 and in this Board Order as the basis for the Board decision. 5. DIRECT staff to file a Notice of Determination with the County Clerk. FISCAL IMPACT None BACKGROUND/REASONS FOR RECOMMENDATION The Board initially heard this item on July 16, 1996 . At that meeting, the County Board of Supervisors took testimony and continued the hearing on the appeal of this project to August 13, 1996. Issues raised at the hearing included viability of the trail as proposed, jobs/housing balance and ability of the market to sustain hotels in the area. A letter has been received regarding this project since the July 16, 1996 meeting (Exhibit C) . Iron Horse Trail At the July 16, 1996, Board meeting, the applicant' s engineer, Aliquot, presented a drawing to demonstrate the feasibility of light rail and trail within the 50-foot corridor of the SP right of way. At the Board meeting, concerns were expressed by area residents and East Bay Regional Park District (EBRPD) representative. They wanted sufficient time to review the plans to determine if the proposal was feasible. The drawings are on file with the Community Development Department and are available for review by the public. Since the July 16, 1996, Board meeting, the applicant and staff have met with the EBRPD representatives . EBRPD is concerned about the various encroachments within the 20 feet right-of-way for the Iron Horse Trail . However, the Park District has concluded that if the pedestrian/bicycle overcrossing could be shifted to the west within the light rail portion of the corridor, it would be a more viable project with improved trail alignment (Exhibit D) . County Public Works Department staff is evaluating the necessity for a free right turn lane on Jones Road to determine if this portion of the right-of-way can be used for trail improvements . Another option is to eliminate the free right turn lane on Jones Road and locate a free right turn from Oak Road to Treat Boulevard. Jobs/Housing Balance: One of the objectives of the Pleasant Hill BART Station Area Specific Plan is to increase the concentration of high intensity employment uses and housing in the station area so as to better utilize the regional transit accessibility provided by BART. The 140 acres surrounding the Station area currently features approximately one million square feet of office space and more than 1, 200 multi family residential units . According to the Contra Costa Centre Association approximately 2, 750 employees work in the Pleasant Hill BART Station area. A comparison of percent of land within 1, 500 feet of the BART Station devoted to medium and high density housing showed it to be 34% in the Pleasant Hill BART Station area, 20 in Concord and 4% in Walnut Creek. Compared to adjacent communities, the Pleasant. Hill BART Station area has incorporated growth management elements and provides a balance of jobs, services and housing. Findings for approval of the amendment of the preliminary development and final development plan: Listed below are required findings for approval pursuant to Section 84-66. 1406 of the County Zoning Ordinance and staff recommended 3 findings for adoption by the Board: Required Finding: 1 . The applicant intends to start construction within two and one- half years from the effective date of plan approval . Proposed Finding,: Applicant has submitted a letter dated November 20, 1995 ( Exhibit E) stating that they intend to start construction within two and one-half years of plan approval . Required Findina: 2 . The proposed planned unit development is consistent with the county general plan. Proposed Finding: The general plan for the property is office/commercial and the proposed athletic club and hotel development is consistent with the general plan. The Pleasant Hill BART Station Specific Plan is designed to reduce traffic by locating new office, commercial and housing development next to a regional transportation hub. Currently, approximately 2, 750 people are employed within the area . More than 1, 200 residential units occupy the area. The proposed Club Hyatt development will create 140-150 full time jobs within the Specific Plan area and will promote jobs/housing balance in the area. Required Finding: 3 . In the case of commercial development, it is needed at the proposed location to provide adequate commercial facilities of the type proposed, and that traffic congestion will not likely be created by the proposed center, or will be obviated by presently projected improvements and by demonstrable provisions in the plan for proper entrances and exits, and by internal provisions for traffic and parking, and that the development will be an attractive and efficient center which will fit harmoniously into and will have no adverse effects upon the adjacent or surrounding development. Proposed Finding: The applicant has submitted market analysis information justifying the need for such a facility in the area which is on file with the Community Development Department (Exhibit F) . This project is replacing the previously approved 250, 000 square feet office use on the site and does not create more than 100 peak hour trips . The project has been designed with proper entrances and exits and sufficient off street parking spaces are provided. Recruired Finding: 4 . The development of a harmonious integrated plan justifies exceptions from the normal application of the code. Proposed Finding: The proposed hotel and club are well integrated with one another and the office building to the immediate north. The buildings and site improvements are functionally and visually compatible with their surroundings . 4 Findings for approval of conditional use permit: Listed below are required findings for approval pursuant to Section 26-2 . 2008 of the County Zoning Ordinance and staff recommended findings for adoption by the Board: Required Findina: 1 . That the proposed conditional land use shall not be detrimental to the health, safety and general welfare of the County. Proposed Findina: The proposed athletic club and hotel project is designed to be sensitive to pedestrian safety in the area. Signalized crosswalks will be provided by the applicant on east west Jones Road and a diagonal pedestrian path will be provided through the subject property. The project will enhance the character of the Specific Plan area as evidenced in the letter submitted by the Contra Costa Centre Association and Civic Bank of Commerce (Exhibit G) . Required Finding 2 . That it shall not adversely affect the orderly development of property within the County. Proposed Finding The proposed development is consistent with the County General Plan and the Pleasant Hill BART Station Specific Plan. The proposed facility will offer services needed for the community as evidenced in the letter submitted by Carol Wilson-Morris dated July 10, 1996 (Exhibit H) . Required Finding: 3 . That it shall not adversely affect the preservation of property values and the protection of the tax base within the County. Proposed Findina: As evidenced in the market analysis submitted by the applicant there is a need for a hotel and athletic club facility at the location. Hence this proposed facility will enhance the tax base within the County. Further, the facility will enhance the marketability of the office and commercial uses within the Station Area by adding uses that support the employment center. Required Finding 4 . That it shall not adversely affect the policy and goals as set by the general plan. Proposed Findina: Project is consistent with the policies and goals of the general plan and the Pleasant Hill BART Specific Plan as evidenced in the staff report dated April 30, 1996, pages S-8 through S-10 . The project applicant has agreed to dedicate additional land on the east side of the property. Thiswill enable the County to have a continuous exclusive right of way for light rail or busway. Required Findina: 5. That it shall not create a nuisance and/or enforcement problem D 13 5 within the neighborhood or community. Proposed Finding: The Conditions of Approval for the project restrict the delivery hours between 9: 00 a.m. - 4 : 00 p.m. The parking agreement regarding shared parking with the adjacent building to the north runs with the land and enables Club Hyatt to use 275 parking spaces at the office building garage. Any potential nuisance and/or enforcement problems that could arise are addressed through project conditions of approval . Required Finding: 6. That it shall not encourage marginal development within the neighborhood. Proposed Findina: The project is designed to be architecturally compatible with the buildings in the area. The hotel and athletic club are much needed in the area as evidenced by information submitted by the applicant. Required Finding 7 . That special conditions or unique characteristics of the subject property and its location or surroundings are established. Proposed Finding: All properties in the Pleasant Hill BART Station area (except the BART' S property) are zoned P-1 . The entire area is unique in that it is a transit oriented development; ie . , development with higher density near transit, mixture of land uses, interconnected, multi-modal and pedestrian friendly. Building setback: A 10' setback was previously approved from north south Jones Road for the preliminary development plan and rezoning (Exhibit I) . With the new condition of approval (#35) for an 8 foot offer of dedication along the eastern property line, the property line is shifted by 8 feet. The garage will now be located at 2 feet from the east property line and 10 feet from the curb face. The amendments to the Specific Plan, Planning Commission Resolution #15-1984, on page 3 states that any provision of- the Specific Plan may be varied. However, in approving variances from the Plan, a finding must be made that the intent of the Plan is satisfied. Staff finds the 2 ' setback to be consistent with the intent of the Plan for the following reasons: The 2 ' setback is the result of the additional 8-foot dedication of property along Jones Road. An increased setback will result in the garage being located too close to the hotel building and eliminating the diagonal pedestrian path and other amenities such as landscaping and public open spaces. The buildings and site improvements are well designed and functionally and visually compatible with their surroundings . Staff is recommending that condition of approval #35 be added to enable a continuous 50 ' right of way for light rail and the Iron Horse Trail . Staff is also recommending that condition of approval #36 be added to indemnify the County in the event of a court challenge. 6 Staff finds the appellant' s reasons for appeal to be unsubstantiated in light of the record for the project as a whole and is recommending that the Board uphold the decision of the County Planning Commission and approve the project with the revised conditions of approval . i �► p I� ADDENDUM TO ITEM D. 13 July 16, 1996, the Board continued to this date the hearing on the appeals of Kathleen Van Winckle and Gene DeMar (appellants) and the Hotel Employees, Restaurant Employees and Bartenders Union, Local 2850, AFL-CIO (appellants) from the decision of the Contra Costa County Planning Commission on the application of Leisure Sports, Inc. , (applicant) and Leisure Sports, Inc . , & HBC Associates (owners) for Land Use Permit 2099- 95 and Development Plan DP 3089-95, Pleasant Hill BART Station area. Jim Kennedy, Redevelopment Director, presented the staff report . The following persons presented testimony: Pat O'Brien, 6150 Stoneridge Mall Road, Pleasanton, representing Club Hyatt; Gene DeMar, 1313 Gragg Lane, Concord, appellant; Ed Dimmick, 1251 Sheppard Court, Walnut Creek; Don Mount, 1309 Gregg Lane, Concord; William Nelson, 1926 Contra Costa Boulevard #102 , Pleasant Hill, representing Environmental Marketing Group; Ron West, 1250 Elmwood Drive, Walnut Creek; Andrew Flusi, 2734 Oak Road #89, Walnut Creek; Jay Lutz, 1370-I Las Juntas, Walnut Creek; The public hearing was closed and the Board discussed the matter. Supervisor Bishop moved approval of the staff recommendations with the amendment of the language presented by Mr. DeMar, and the removal of the Phase 2 office requirements . Mr. Kennedy clarified that the removal of the so called Phase 2 means that that additional Floor Area Ratio would be taken up as part of the Specific Plan Amendment process and that the Iron Horse Trail Pedestrian crossing which is being studied in the current traffic study, if found to be of merit, will be incorporated into the Specific Plan through whatever source but is not a part of the conditions associated with this project . IT IS BY THE BOARD ORDERED that recommendations 1, 2, 3 with amended conditions (Exhibit B) , 4 and 5 are APPROVED. RESOLUTION NO. 12-1996 RESOLUTION OF THE PLANNING COMMISSION OF THE COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, INCORPORATING FINDINGS AND RECOMMENDATIONS OF LAND USE PERMIT#95-2099 AND DEVELOPMENT PLAN APPLICATION#95-3089, LEISURE SPORTS, INC. (APPLICANT AND OWNER), FOR THE PLEASANT HILL BART STATION AREA OF SAID COUNTY. WHEREAS, a request by LEISURE SPORTS, INC. (Applicant),LEISURE SPORTS & HBC ASSOCIATES (Owners), Land Use Permit 495-2099, to construct a health club and hotel with associated restaurant and Development Plan#95-3089, for an amendment to the Preliminary Development Plan and approval of a Final Development Plan to construct a health club and hotel with associated restaurant, was received by the Community Development Department on November 22, 1995; and WHEREAS, a Negative Declaration of Environmental Significance was posted for these applications on March 21, 1996; and WHEREAS, after notice thereof having been lawfully given, a public hearing was scheduled before the County Planning Commission for April 30, 1996, whereat all persons interested therein might appear and be heard; and WHEREAS, at the April 30, 1996 hearing, the Planning Commission CONTINUED the public hearing to the meeting of May 14, 1996, at the request of the applicant, and WHEREAS, on May 14, 1996, these applications were reviewed by the Planning Commission with extensive testimony given by citizens of the immediate and surrounding area; and - WHEREAS, the County Planning Commission CLOSED the public hearing and after having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; and NOW, THEREFORE, BE IT RESOLVED that the County Planning Commission APPROVED Land Use Permit application #95-2099 and Development Plan #95-3089, with revised conditions which are attached hereto and made a part thereof; and BE IT FURTHER RESOLVED that the reasons for this recommendation are: (1) The project is consistent with the goals and objectives of the Pleasant Hill BART Station Area Specific Plan and the Commercial/Office General Plan designation for the property (2) The project is consistent with the P-1 zoning for the property (3) The facility is designed as an integrated element of the Station Area. The foregoing motion was made by the Planning Commission on Tuesday, May 14, 0 X13 • . t 1996, with the following vote of the Commission: AYES: Commissioners - Clark, Pavlinec, Terrell, Wong, Hanecak NOES: Commissioners - Strauss ABSENT: Commissioners- Gaddis ABSTAIN: Commissioners-None BE IT FURTHER RESOLVED that on May 24, 1996, Lee Streib of Local #2850, Gene DeMar and Kathleen Van Winckel, appealed the County Planning Commission's decision to the Board of Supervisors for public hearing and determination. ATTEST.A. 5 "VEY E. BRAGDON- cretary, Planning Commission -Con Costa County - State of California CONTRA COSTA COUNTY ENVIRONMENTAL CHECKLIST FORM I. Background 1. Name of Proponent: _Leisure Sports Inc. 2. Address and Phone Number of Proponents: 6150 Stoneridge Mall Road. Suite 350 Pleasanton, CA 3. Date Checklist Submitted: March 18, 1996. 4. Name of Proposal, if applicable: LP952099 & DP953089 11. Environmental Impacts Quad Sheet Walnut Creek Parcel # 172-020-043 through 046 Date of site visit December 28. 1995 (Explanations of all significant, (S), answers are required on attached sheets.) 111. Project Description .LEISURE SPORTS INC. (AQalicants) - LEISURE SPORTS INC. & HBC ASSOCIATES (Owners) County File#DP953089 and LP952099: The applicant requests an amendment to the development plan and a conditional use permit to construct a health club and hotel with associated restaurant and parking. The amendment under consideration is to change the use from 250,000 sq.ft. of office use to a hotel with 175 rooms and an approximately 69,000 sq.ft.athietic club. (P-1) (ZA:L- 14)(CT:3382.02)(Parcel #: 172-020-043,044,045 & 046). •S `I 1. Earth. Will the proposal result in: _= a. Unstable earth conditions or in changes in geologic substructures? _ x The property is located in an area subject to moderate to high liquefaction potential. A.Geotechnical Report was prepared by Harding Lawson Associates in July 1983 for the proposed Urban West Communities Office Complex on the subject property. The report evaluated subsurface conditions and provided conclusions and recommendations regarding ground water, estimates of foundation settlement, subgrade preparation, appropriate foundation types, and design criteria. The 1983 report on file with the Community Development Department (CDD) adequately addresses the above CEQA issues. As a condition of approval of the project, prior to issuance of building permits for the project, the applicant will be required to submit an updated geotechnical report for the review and approval of the County Zoning Administrator. b. Disruptions, displacements, compaction or over covering of the soil? x It is not anticipated that any significant disruption, displacement, compaction or over 'S=Significant, 1=Insignificant Environmental Checklist Page 1 of 11 �-viAi12i -r " Ak DA covering of the soil will take place as a result of the proposed development. C. Change in topography or ground surface relief features? _ x It is not anticipated that any significant change in topography or ground surface relief features would occur due to the proposed project. d. The destruction, covering or modification of any unique geologic or physical features? _ x No significant destruction, covering or modification of any unique geologic or physical features is expected to occur due to the proposed project. e. Any increase in wind or water erosion of soils, either on or off the site? _ x Based on project description and site visit, no increase in wind or water erosion of soils is expected to occur on or off site as a result of the proposed project. f. Changes in deposition or erosion of beach sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? x Based on project description and site visit, the proposed project is not expected to change the deposition or erosion of beach sands, siltation, or modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake. g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mudslides, ground failure, or similar hazards? x The subject property is not within an Alquist-Priolo Act Special Study Zone. The development site is unlikely to experience significant earthquakes, landslides, mudslides, ground failure or similar hazards. 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of ambient air quality? x The proximity of the property to transit (BART) will result in better air quality than comparable development without similar transit access. In addition, as a condition of approval of the project, the project sponsor will be required to prepare, submit and obtain approval of a Transportation Demand Management (TDM) program from the County prior to issuance of building permits for the project. The TDM Program will identify TDM measures to attain trip reductions at the proposed facility. This in tum will reduce any air quality impacts of the project. b. The creation of objectionable odors? x It is not anticipated that objectionable odors would be created due to the proposed `S=Significant, 1=Insignificant Environmental Checklist Page 2 of 11 Or •r D, 13 development project. C. Alteration of air movement, moisture, or temperature, or any change in climate, either locally or regionally? It is not anticipated that any alteration of air movement, moisture, temperature or any change in climate, either locally or regionally,would occur as a result of the proposed development. 3. Water. Will the proposal result in: a. Changes in currents, or the course of direction of water movements, in either marine or fresh waters? _ X The proposed project would result in an increase in the impervious surface area within the project site and in tum will increase the amount of surface runoff. However, the developer will be required to meet the "collect and convey" requirements of the County Ordinance Code and the impact will be reduced to an insignificant level. b. Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? X Same as in 3.a C. Alterations to the course or flow of flood waters? Same as in 3.a X d. Change in the amount of surface water in any water body? _ X F.E.M.A. Flood Map -Panel # 060025-0295C Flood Zone C e. Discharge into surface waters, or in any alteration of surface water quality, including but not limited to temperature, dissolved oxygen or turbidity? _ x Same as in 3.a f. Alteration of the direction or rate of flow of ground waters? _ x Same as in 3.a g. Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations? X 'Please Note:"S" is for significant, "1" is for insignificant Environmental Checklist Page 3 of 11 Same as in 3.a h. Substantial reduction in the amount of water otherwise available for public water supplies? _ x The proposed project is located within the Contra Costa Water District service boundaries. A letter from Contra Costa Water District dated December 21, 1995, indicates that the water demand is likely to be more than the previously contemplated office use. However, the proposed use would be incorporated into their long range planning and the slight increase in water use is an insignificant impact on the environment. I. Exposure of people or property to water related hazards such as flooding or tidal waves? X The entire site is located outside the 100 year and 500 year flood zone. The exposure of people or property to water related hazards is insignificant. 4. Plant Life. Will the proposal result in: a. Change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, and aquatic plants)? X The project site consists mainly of low lying grass. There are no known unique, rare or endangered species of plants within the project boundaries. The developer is proposing to landscape the project site in compliance with the County's Water Conservation Ordinanance. b. Reduction of the numbers of any unique, rare or endangered species of plants? — x Same as 4.a C. Introduction of new species of plants into an area, or in a barrier to the normal replenishment of existing species? _ x The project proponent is proposing landscaping in compliance with the County's Water Conservation Ordinance. d. Reduction in acreage of any agricultural crop? x There are no agricultural crops grown within the site. The proposed development project will not result in any impact. 5. Animal Life. Will the proposal result in: a. Change in the diversity of species, or 'Please Note:"S" is for significant, "I" is for insignificant Environmental Checklist Page 4 of 11 � l numbers of any species of animals (birds, land animals including reptiles, fish and shellfish, benthic organisms or insects)? _ x The proposed development project will not result in a significant impact on the diversity of animal species in the Area. The area is highly urbanized and there are no known unique, endangered or rare species of animals within the project boundaries. b. Reduction of the numbers of any unique, rare or endangered species of animals? x Same as in 5.a C. Introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals? _ x It is not anticipated that the proposed development project would contribute to the introduction of new species of animals into an area or result in a barrier to the migration or movement of animals. d. Deterioration to existing fish or wildlife habitat? _ x Same as 5.a 6. Noise. Will the proposal result in: a. Increases in existing noise levels? — x The proposed development would result in construction activities and these activities could increase the existing noise levels in the area temporarily. These are short term impacts and normally addressed in the conditions of approval of the project. The standard conditions of approval have restrictions regarding the construction hours, good maintenance of vehicles, eliminating idling and other best management practices. The conditions reduce the short term construction impacts to a level of insignificance. b. Exposure of people to severe noise levels? x The County General Plan projects the exterior noise level at the subject property to be in the 60-65 dB range for the year 2005. Commercial and office buildings are normally acceptable in areas exposed to noise levels of upto 70 dB. Transient lodgings are also normally acceptable upto 65 dB. 7. Light and Glare. Will the proposal produce new light or glare? — x The exterior building materials used will be of a non reflective material.Exterior lighting provided is directed downward and away from adjacent properties. The project will not produce any significant light and glare. 8. Land Use. Will the proposal result in a 'Please Note:"S" is for significant, "I" is for insignificant Environmental Checklist Page 5 of 11 substantial alteration of the present or planned land use of an area? _ x General Plan Land Use Designation Commercial/Office Consistent with Specific Plan The amendment to the approved development plan will change the use from an office use to a mixture of office,transient habitation(hotel), restaurant and athletic club. The proposed uses are consistent with the Pleasant Hill BART Station Area Specific Plan. 9. Natural Resource. Will the proposal result in: a. Increase in the rate of use of any natural resources? _ X The project will not increase the rate of use of any natural resources based on the previously prepared EIR for the Station Area. 10. Risk of Upset. Will the proposal involve: a. A risk of an explosion or the release of hazardous substances (including, but not limited to oil, pesticides, chemicals or radiation) in the event of an accident or upset conditions? _ X b. Possible interference with an emergency response plan or an emergency evacuation plan? _ x Project Description/Site Visit! Previous EIR The proposed project does not store, handle or produce any hazardous materials. The project will not interfere with any emergency response plan or emergency evacuation plan. 41 Population. Will the proposal alter the location, distribution, density, or growth rate of the human population of an area? _ x The proposed athletic club/hotel will not alter the location, distribution or growth rate of the human population within the Area. 12. Housing. Will the proposal affect existing housing, or create a demand for additional housing? _ x It is expected that most of the jobs created at this location will be absorbed by Area residents or employees would use the BART for commuting due to the proximity of the station. The proposed development is not expected to creatae an additional demand for housing. 13. Transportation/Circulation. Will the proposal result in: a. Generation of substantial additional *Please Note:"S" is for significant, "I" is for insignificant Environmental Checklist Page 6 of 11 vehicular movement? x The proposed athletic club/hotel project does not generate 100 peak hour trips. The proposed project is replacing the previously approved 250,000 sq.ft. of office building. b. Effects on existing parking facilities, or demand for new parking? x The developer is proposing 300 off street parking spaces for the proposed project. In addition, the proposed facility will be sharing parking spaces with the adjacent office building during the weekend, early morning and late evening hours. As proposed, the project meets the parking requirements of the Pleasant Hill BART Specific Plan. C. Substantial impact upon existing transportation systems? X Same as in 13.a d. Alterations to present patterns of circulation or movement of people and/or goods? x Presently, the Specific Plan anticipates the construction of a pedestrian overpass at the intersection of Treat Boulevard and Oak Road. The developer of this project Will be required to contribute his fair share for the construction of the pedestrian overpass as a condition of approval of this Project. e. Alterations to waterbome, rail or air traffic? x It is expected that people (patrons and employees) of the proposed development will be using BART to access the facility. However, this is not expected to after any rail traffic in the area. There will be no alterations to any waterbome or air traffic in the area. f. increase in traffic hazards to motor vehicles, bicyclists or pedestrians? x The project will create less than 100 peak hour traffic. Sufficient off street parking spaces paces are provided for the proposed project and there will be no impact on surrounding streets. 14. Public Services. Will the proposal have an effect upon, or result in a need for new or altered governmental services in any of the following areas: a. Fire protection?(see attached letter from District) x b. Police protection? x C. Schools? x d. Parks or other recreational facilities? x *Please Note"S" is for significant, "I" is for insignificant Environmental Checklist Page 7 of 11 e. Maintenance of public facilities, including roads? _ x f. Other governmental services? _ .x The Iron Horse Trail is located immediately east of Jones Road. Cross walks will be provided between the proposed hotel project and Iron Horse Trail. Pedestrian access/connection is improved in the area since the Iron Horse Trail will be connected to BART through the subjeet property. The project area is located in an already urbanized area and hence does not create any significant impact on public services. These issues were also addressed in the previous EIR prepared for the Station Area. 15. Energy. Will the proposal result in: a. Use of substantial amounts of fuel or energy? _ x b. Substantial increase in demand upon existing sources or energy, or require the development of new sources of energy? — x Based on project description, previous EIR prepared for the project, the proposed development will not result in the use of substantial amounts of fuel or energy. The project will not increase the demand upon,existing sources of energy or require the development of new sources of energy. 16. Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: _ x a. Water — x b. Sewer _ x The project site is within the Contra Costa Water District and Central Contra Costa Sanitary District boundaries. Based on letters received form the Districts, water and sewer service has been planned for the area. 17. Human Health. Will the proposal result in: a. Creation of any health hazard or potential health hazard (excluding mental health)? _ x b. Exposure of people to potential health hazards? _ x The proposed hotel, athletic club, office and restaurant do not handle, produce or store any hazardous materials and do not create or expose people to any health hazard. 18. Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in 'Please Note:"S" is for significant, "1" is for insignificant Environmental Checklist Page 8 of 11 the creation of an aesthetically offensive site open to public view? _ x The proposed development does not block any scenic vistas or view open to the public from the BART station. 19. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? _ x The subject property is across the street from the existing Iron Horse Trail. The proposed project has no direct impact on the regional trail. Per the East Bay Regional Park District's suggestion, appropriate sidewalks and safe street crossings from the project area to the Trail will be required as a condition of approval of the project. 20. Cultural Resources. Will the proposal result in: a. Alteration of or the destruction of a prehistoric or historic archaeological site? _ x The California Archaeological Inventory's Northwest Information Center had indicated to County staff that archaeological sites are in close proximity to the project site and recommended that subsurface archaeological testing and evaluation be conducted within the project boundaries. The project proponent hired Archeo-Tec to perform the subsurface testing. A report dated February 12, 1996 prepared by Archeo-Tec is on file with the Community Development Department and based on subsurface testing has concluded that the development will result in no dircet or indirect impacts to prehistoric/protohistoric and/or historic period cultural resources of significance or potential significance. b. Adverse physical or aesthetic effects to a prehistoric or historic building, structure, or object? _ x The project site is vacant and has no prehistoridhistoric building, structure or object present. C. Does the proposal have the potential to cause a physical change which would affect unique ethnic cultural values? x Same as in 20.a d. Will the proposal restrict existing religious or sacred uses within the potential impact area? _ x Same as in 20.a 21. Mandatory Findings of Significance. a. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a 'Please.Note-."S" is for significant, "I" is for insignificant Environmental Checklist Page 9 of 11 l plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? _ x Project site is vacant and has no known plant or wildlife. There are no water bodies within the site boundaries. Based on previous EIR prepared for the Specific Plan, the proposed hotel/athletic club is not anticipated to degrade the quality of the environment. b. Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? (A short- term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well into the future.) -_ x The athletic club will draw people from the nearby areas. Most of the patronage is expected to be from the nearby office buildings and condominiums, apartments and townhomes within walking/bicycling distance from the club. Based on the previous EIR prepared for the BART station area, the project will not achieve short term environmental goals to the disadvantage of long term environmental goals. C. Does the project have impacts which are individually limited, but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is significant.) x The athletic club/hotel is replacing the two previously approved office building. The environmental impacts of the proposed use is superior to the previously approved use.The peak hours for the athletic club is not the same as the office use. It is also a complementary use to the nearby office and residential use. d. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? _ x Based on project description and the previous EIR prepared for the BART station area, the project will have no substantial adverse effects on human beings either directly or indirectly. 111. Discussion of Environmental Evaluation IV. Determination On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be 'Please Note:"S" is for significant, "I" is for insignificant Environmental Checklist Page 10 of 11 prepared. x I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION WILL BE PREPARED. I find the proposed project MAY have a significant effect on the enviro ment, and an ENVIRONMENTAL IMPACT REPORT is required. Date Signature EXPLANATION: Reviewed,By: The EIR prepared pursuant to CEQA , in connection with the consideration and adoption of the Pleasant Hill BART Station Area Specific Plan, identified and determined necessary mitigation measures which need to be undertaken to address the impact of increased land use in the Station Area as contemplated by the Specific Plan. A supplement to the EIR was prepared in connection with consideration of the amendment to;the Specific Plan adopted on July 19, 1988 and the amendment of the Redevelopment Plan adopted by Ordinance No.88-58. The EIR and the EIR Supplement analyzed the impact of development of the subject property in the manner contemplated by the agreement. The previous EIR and the EIR Supplement determined those mitigation measures which would eliminate, or reduce to an acceptable level, the adverse environmental impacts of development of the Station Area pursuant to and in accordance with the Specific Plan, including the impacts of development of the subject property under review now. Certain of the mitigation measures have been carried out pursuant to the original agreement including in-lieu of dedication for roadway purposes, sewer relocation, payment of development fees, conveyance of easements, and construction of infrastructure. Other measures will be imposed and implemented as conditions_-to.the issuance of permits. Since the EIR and the EIR Supplement anticipated and analyzed the environmental impact of development of the subject property for office use, staff has determined that there are no changes in the project which would require major revisions of the EIR and EIR Supplement due to new environmental effects or a substantial increase in the severity of previously identified environmental effects. In addition, staff has analyzed the circumstances under which the project would be undertaken and, based on that analysis, there is no new information of substantial importance (which was not and could not have been known with the exercise of reasonable diligenec at the time the EIR and EIR Supplement were certified) or change in circumstances of the project which indicates that there are significant environmental impacts not analyzed in the EIR and EIR Supplement or substantially more severe than shown in the EIR and EIR Supplement, that a mitigation measure previously found infeasible is now feasible and would substantially reduce a significant environmental effect or that there are new mitigation measures or aftematives to the project differing considerably from those analyzed in the EIR and EIR Supplement which would substantially reduce an environmental effect. Based on the above, staff has concluded that no supplemental or subsequent EIR is required in connection with the use permit and amendment of the previously approved development plan for the proposed "Club Hyatt' project. 'Please Note:"S" is for significant, "I" is for insignificant Environmental Checklist Page 11 of 11 • i CONDITIONS OF APPROVAL FOR DEVELOPMENT PLAN 3089-95 AND LAND USE PERMIT 2099-95 1. This final development plan and use permit application for the athletic club/hotel is generally approved based on the following information: A. Revised drawings, including site plan, elevations, preliminary landscape and signage dated received by the Community Development Department on April 8, 1996. B. Subsurface archaeological testing and evaluation report prepared by Archeo-Tec and dated February 12, 1996. C. Materials and color board dated received by the Community Development Department on April 12, 1996. D. Geotechnical Report prepared by Harding Lawson Associates in July 1983 for the Urban West Communities Office Complex on the subject property. 2. The project proponent shall participate in the Transportation Demand Management (TDM) Program for the Pleasant Hill BART Station area administered by Contra Costa Centre Association. 3. At least 30 days prior to issuance of the building permit, the project proponent shall execute a Child Care Mitigation Agreement with the County. 4. At least 30 days prior to issuance of building permit, the following details shall be submitted for the review and approval of the County Zoning Administrator: A. Signage B. Public plaza(s), pedestrian circulation C. Lighting plan-location, design, proposed screening, including lighting for all parking areas to be used by this project. D. Fencing plan at Oak and Jones Road. E. Color and material board F. Design plan and fundings for the pedestrian overcrossing at the corner of Treat Boulevard and Oak Road. G. Detail plan of the proposed pedestrian pathway design through the project diagonal Northwest corner to southeast corner generally speaking. � ��L� 2 H. Detailed landscape plan specifically relating to issues of trees above parking areas submitted for the review and approval of the Zoning Administrator and then brought to the Planning Commission for review and approval. 5. Exterior lights shall be deflected so that lights shine onto applicant's property and not toward adjacent properties. 6. The loading/unloading and delivery hours shall be between the hours of 9 A.M - 4 P.M . Delivery hours for laundry facilities and kitchen facilities shall not be scheduled at the same time. 7. The building materials and colors used in the parking structure shall be similar to the ones used in the athletic club/hotel buildings. 8. Should archaeological materials be uncovered during grading, trenching or other on-site excavation(s), earthwork within 30 yards of these materials shall be stopped until a profes- sional archaeologist who is certified by the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitiga- tion(s), if deemed necessary. 9. At least 45 days prior to issuance of a building permit, the applicant shall submit an updated geological report which includes evaluation of the potential for liquefaction, seismic settlement and other types of seismically-induced ground failure by recognized methods appropriate to soil conditions discovered during subsurface investigation. 10. A final landscaping and irrigation plan for all areas shown on the plan shall be submitted for review and approval of the Zoning Administrator at least 30 days prior to issuance of building permits. A cost estimate shall be submitted with the landscaping program plan. Landscaping shall conform to the County Water Conservation Landscape Ordinance 82-26 -- -. and shall be installed prior to commencement of any business activity in the structure . The plan shall be prepared by a licensed landscape architect and shall be certified to be in compliance with the County Water Conservation Ordinance. Proposed shrubs shall be a minimum of 5-gallons in size; proposed trees a minimum of 15- gallons in size. 11. The refuse area shall be properly screened and gated. The Zoning Administrator shall review and approve the location and screening of the refuse area. 12. All signs shall be on permanent structure and of design and material to compliment the building. All new signs and changes to approved signs shall be subject to the review and approval of the Zoning Administrator. rf- ,�i� �� 3 13. Prior to issuance of a building permit, the applicant shall post a cash deposit, in the amount of$1,125 to cover possible costs of trash, litter or garbage removal should the proprietor of the take-out food establishment fail to properly police the area. If the cash deposit, falls below $1,125, then the proprietor of the take-out food establishment shall deposit the difference forthwith. If inflation makes an increase necessary in the security amount, the Zoning Administrator may make the necessary changes at a public hearing. 14. The roofs and exterior walls of the building shall be free of such objects as air conditioning or utility equipment, television aerials, etc. or screened from view. 15. Contractor and/or developer shall comply with the following construction, noise, dust and litter control requirements: A. Noise generating construction activities, including such things as power generators, shall be limited to the hours of 7:30 A.M. to 5:30 P.M., Monday through Friday,and shall be prohibited on state and federal holidays. The restrictions on allowed working days may be modified on prior written approval by the Zoning Administrator. B. The project sponsor shall require their contractors and subcontractors to fit all internal combustion engines with mufflers which are in good condition and shall locate stationary noise=generating equipment such as air compressors and concrete pumpers as far away from existing residences as possible. C. At least one week prior to commencement of grading, the applicant shall post the site and mail to the owners of property within 300 feet of the exterior boundary of the project site notice that construction work will commence. The notice shall include a list of contact persons with name, title, phone number and area of responsibility. The person responsible for maintaining the list shall be included. The list shall be kept current at all times and shall consist of persons with authority to indicate and implement corrective action in their area of responsibility. The names of individuals responsible for noise and litter control, tree protection, construction traffic and vehi- cles, erosion control, and the 24-hour emergency number, shall be expressly iden- tified in the notice. The notice shall be re-issued with each phase of major grading and construction activity. A copy of the notice shall be concurrently transmitted to the Community Development Department. The notice shall be accompanied by a list of the names and addresses of the property owners noticed, and a map identifying the area noticed. Lr, Lu ? nn� ' 11L'�lli� I15 4 D. A dust and litter control program shall be submitted for the review and approval of the Zoning Administrator. Any violation of the approved program or applicable ordinances shall require an immediate work stoppage. Construction work shall not be allowed to resume until, if necessary, an appropriate construction bond has been posted. E. The applicant shall make a good-faith effort to avoid interference with existing neighborhood traffic flows. This shall include provision for an on-site area in which to park earth moving equipment. F. Transporting of heavy equipment and trucks shall be limited to week days between the hours of 9:00 AM and 4:00 PM. , and construction related parking shall be on site. G. The site shall be maintained in an orderly fashion. Following the cessation of construction activity, all construction debris shall be removed from the site. 16. A signalized crosswalk shall be installed by the developer on the north-south Jones Road to connect the Iron Horse Trail to the proposed facility. The exact location of the sidewalk shall be reviewed and approved by the County Public Works Department and the Zoning Administrator. Signalizing shall be such that it will not trigger, unless there is a pedestrian demand for crossing;but, it will favor pedestrians if there is pedestrian demand for crossing. 17. Prior to issuance of the building permit, the applicant shall execute a First Source Hiring Agreement with the Contra Costa County Redevelopment Agency. Public Works Conditions 18. General Requirements: A. This development shall conform to the requirements of Division 914 (Drainage), and the remainder of Title 9 and Title 10 of the County Ordinance. Any exceptions therefrom must be specifically listed in this conditional approval statement. Drainage, road and utility requirements area based on the November 22, 1995 submittal, and shall be subject to the review and approval of Public Works. Compliance with the following conditions of approval must be assured prior to issuance of a Building Permit. B. Improvement plans prepared by a registered civil engineer shall be submitted to the Public Works Department,Engineering Services Division, for review; applicant shall pay the inspection, plan review and applicable lighting fees. These plans shall include any necessary traffic signage, pavement striping and street lighting for review by the Transportation Engineering Division. The improvement plans shall be submitted to the Engineering Services Division prior to the issuance of any (� =�� 7 • i 5 building permit. The review of improvement plans and payment of all fees shall be completed prior to the clearance of any building for final inspection by the Public Works Department. If final inspection is requested prior to construction of improvements, the applicant shall execute a road improvement agreement with Contra Costa County and post bonds required by the agreement to guarantee completion of the work. 19. Frontage Improvements: A. Applicant shall construct, at a minimum, a 6-foot 6-inch sidewalk total unobstructed width along the Jones Road frontage of this property, subject to the review of Public Works and the review and approval of the Zoning Administrator. The sidewalk shall be adequately doweled to the existing curb to minimize potential vertical displacement. B. Applicant shall install adequate street lighting where the existing median street lights will be removed. C. Applicant shall remove and replace any damaged curb and gutter. Applicant shall remove Jones Road driveway entrances which will not be used and replace them with curb and gutter. D. Applicant shall remove existing grated storm drain inlets along Jones Road and replace them with an adequate storm drain system without grated storm drain inlets, subject to the review and approval of Public Works. 20. On-Site Roadway Improvements: A. The applicant shall modify the northeasterly driveway access as a perpendicular intersection with Jones Road, farther south, subject to the review and approval of Public Works. This access shall also have a short southbound deceleration lane subject to the review of Public Works and the review and approval of the Zoning Administrator. B. Provide another short deceleration lane or a large radius curve at the westbound entrance to the easterly hotel "arrival court" entrance. The deceleration lane shall be subject to the review of Public Works and the review and approval of the Zoning Administrator. C. The applicant shall modify the truck loading area in accordance with the draft proposal submitted on March 18, 1996, subject to the review of Public Works and the review and approval of the Zoning Administrator. The truck loading area shall be readily accessible by anticipated trucks. r,n,� 6 21. Off-Site Roadway Improvements: A. The applicant shall submit a deferred improvement agreement, executed by the owner(s) of the property involved in Rezoning 2501RZ, for this project's full obligation for the proposed Treat Boulevard pedestrian over crossing. The improvements shall be installed prior to March 29, 2001, or when requested by the County. B. At the time the deferred improvement agreement is called up, submit improvement plans to the Public Works Department, Engineering Services Division, for review; pay the inspection fee, plan review fee and applicable lighting fees. C. The applicant shall submit a conceptual proposal for the location and design of the Treat Boulevard pedestrian over crossing prior to issuance of Building Permits for Permit 2099-95 subject to the review of Public Works and the review and approval of the Zoning Administrator. D. The applicant shall remove portions of the existing Jones Road median island to modify his entrances in accordance with these conditions of approval, subject to the review of Public Works and the review and approval of the Zoning Administrator. Existing median openings which will no longer be utilized shall be replaced with full width median island (including landscaping and irrigation or textured concrete). All median landscaping and irrigation modifications shall be subject to review and review fees and shall be in accordance with the standards of Public Works. 22. Access to Adjoining Property: Proof of Access/Acquisition A. Applicant shall furnish proof to the Public Works Department. Engineering Services Division, of the acquisition of all necessary rights of way, rights of entry, permits and/or easements for the construction of off-site, temporary or permanent, road or drainage improvements. B. Applicant shall furnish proof to the Public Works Department. Engineering Services Division, that legal access to the property is available from the proposed parking facilities. Restrict Access C. Restrict access along Jones Road, with the exception of the access points shown on the November 22, 1995 submittal, as modified by these conditions of approval. ��r i! oI17 �r1 0 ! 7 23. Road Alignment (Horizontal and Vertical Sight Distance/Grades): A. In accordance with CALTRANS standards Provide for adequate sight distance at curve on Jones Road for a design speed of 30 miles per hour. B. Prior to starting work on the improvement plans, submit a sketch plan and profile showing the following improvements, subject to the review of Public Works and the review and approval of the Zoning Administrator: 1) Truck loading area facilities and the Jones Road roadway and sidewalk facilities, and truck turning template circulation to show that the truck loading area will work adequately. 2) The proposed modification to the northeasterly parking area access from Jones Road and the modifications to the gated access. This Jones Road access shall be relocated farther from Treat Boulevard and shall be a perpendicular access. The gated entry shall be modified to provide an adequate que length as discussed in the April 3, 1996 TJKM Traffic assessment, to minimize the potential for cars to stack onto Jones Road. 24. Modification of the Truck Loading Area: A. The truck loading area shall be modified subject to the review of Public Works and the review and approval of the Zoning Administrator. The modifications shall provide for truck turning movements which will not block Jones Road vehicular traffic and which will not unreasonably block the sidewalk area. The truck loading area and the truck back up maneuver shall be located outside of the proposed sidewalk area. B. The applicant shall schedule truck deliveries to prevent trucks from waiting along Jones Road to enter the truck loading area. 25. Sidewalk Easements: The applicant shall provide public utility and sidewalk easements to encompass the proposed sidewalk along the north side of Jones Road and additional right of Nvay along the west side of Jones Road from Treat Boulevard to Oak Road. The sidewalk area shall not be obstructed with tree trunks, street lights, signs or other obstructions, without specific approval from Public Works, Engineering Services. 8 26. Landscaping: A. Modifications to the median islands shall provide permanent landscaping and automatic irrigation facilities within the median areas, All work shall be done in accordance with the guidelines and standards of the County. Funding of, and maintenance of, the new plantings shall be guaranteed by the developer until the plants have been established and until funds are available through a landscaping district. The plants shall be maintained for 90 days after installation. B. Prior to issuance of building permits, two sets of landscape and irrigation plans and cost estimates, prepared by a licensed landscape architect, shall be submitted to the Special District Section of the Public Works Department for review and recommendation prior to submittal to the Zoning Administrator for review and approval. Plan submittal shall include plan review and inspection fees. Types-and size of plant and irrigation materials within the public right of way shall be designed using standards provided by the Grounds Service Manager of the General Services Department. All landscaping and irrigation facilities shall be maintained by the applicant until funds become available for their maintenance by the County after final inspection is cleared. 27. Bicycle - Pedestrian Facilities: Bicycle Circulation (Commuter/Recreation) A. The design of the proposed project shall provide for and encourage the use of bicycles. At a minimum this shall include bicycle racks and bicycle lockers. The number and location of bicycle racks shall be subject to the review and approval of the Zoning Administrator. - - Pedestrian Access B. All public and private pedestrian facilities and access ways shall be designed in accordance with Title 24 (Handicap access) and the Americans with Disabilities Act. This shall include all sidewalks, paths, trails, driveway depressions, as well as handicap ramps. 28. Transit: Applicant shall comply with the County TDM Ordinance, the Growth Management Program, and the Bay Area Air Quality Management District regulations regarding transportation. TDM measures that could be used by the project applicant include the provision of maps showing available transit routes, and providing information to prospective home buyers on ride sharing and vanpool services. 9 29. Utilities/Undergrounding: All new utility distribution services shall be installed underground. 30. Drainage Improvements: Collect and Convev A. Division 914 of the Ordinance Code requires that all storm waters entering or originating within the subject property shall be conveyed, without diversion and within an adequate storm drainage facility, to a natural watercourse having definable bed and banks, or to an existing adequate public storm drainage facility which conveys the storm waters to a natural watercourse. B. Storm drainage facilities required by Division 914 shall be designed and constructed in accordance with specifications outlined in Division 914 and in compliance with design standards of the Public Works Department. 31. Miscellaneous Drainage Requirements: A. Storm drainage originating on the property and conveyed in a concentrated manner shall be prevented from draining across the sidewalk(s) and driveway(s). B. The applicant shall install within a dedicated drainage easement any portion of the drainage system which conveys run-off from public streets. 32. Maintenance of Facilities: Applicant shall develop and/or enter into a maintenance agreement which will assure that - they will assure their fair share of maintenance of the Treat Boulevard over crossing. The fair share shall be based on the applicant's percentage of traffic generation compared to the total traffic generation in this block tunes one half of the maintenance cost. 33. Parking: The applicant shall provide adequate parking, on-site, subject to the review of the Zoning Administrator since parking will not be permitted on any of the fronting streets. 34. The applicant shall convey to the County, by Offer of Dedication, the following Rights of Way for roadway purposes- 7D, • 10 A. Right of way along Jones Road along the easterly side of the project consisting of a 22.5 foot wide strip of land commencing at Treat Boulevard and continuing to the northerly point of the northeasterly driveway, then from said point, an 8-foot wide strip of land continuing southerly to the proposed pedestrian crosswalk then transitioning for approximately 90 feet to the existing Right of Way. B. Right of way along Oak Road along the westerly side of the project consisting of a 12-foot wide strip of land (for a right turn pocket) commencing at Treat Boulevard and continuing 235 feet southerly then transitioning for 50 feet to the existing Right of Way. It is the intent of this condition that one of the above offers of dedication, A or B be used and accepted into the County Maintained Road System; however, both may be needed. At the time all ROW requirements for the Iron Horse Trail Pedestrian Bridge are included in the Specific Plan and all other ROW requirements are determined for transit and roads, any remaining offer of dedication shall be quit claimed back to the current property owner at no additional expense to the property owner. ADVISORY NOTES PLEASE NOTE ADVISORY NOTES ARE ATTACHED TO THE CONDITIONS OF APPROVAL BUT ARE NOT A PART OF THE CONDITIONS OF APPROVAL, ADVISORY NOTES ARE PROVIDED FOR THE PURPOSE OF INFORMING THE APPLICANT OF ADDITIONAL ORDINANCE REQUIREMENTS THAT MUST BE MET IN ORDER TO PROCEED WITH DEVELOPMENT. A. The applicant shall be required to comply with the drainage fee requirements for Drainage Area 44B as adopted by the Board of Supervisors. B. The applicant shall be required to comply with all rules, regulations, and procedures of the National Pollutant Discharge Elimination Systems (NPDES) for municipal, construction and industrial activities as promulgated by the California State Water Resources Control Board, or any of its Regional Water Quality Control Boards (San Francisco Bay - Region II or Central Valley - Region V). C. The applicant has paid the Pleasant Hill BART Specific Plan fee for this development's fair share of the infrastructure needs including drainage, and road and transit improvements by participation in Assessment Districts. D. The applicant shall comply with the County Building Inspection Department requirements. E. The applicant shall comply with the Contra Costa County Fire District's requirements. it � Cj� 11 F. The applicant shall comply with the Contra Costa Water District requirements. G. The applicant shall comply with the requirements of the Central Contra Costa Sanitary District. AMB/aa DPII/3089-95C.AMB 4/18/96 4/30/96 - P/C Rev. (v) 6/18/96 -P/Wks. Rev. (v) 8/13/96 -B/S (a) To: County Board of Supervisors,c%Aruna Bhat Fr:Ron'West Re New Comments Rdingthe Club Hyatt Project July 31, 1996 Dear Aruna, These comments are my own,and are not reflective of Walden District Improvement Association policy at this time. Please enclose the following comments regarding the Club Hyatt project in the packet of information for the August 13 hearing before the Board of Supervisors: 1.Without an overcrossing over Treat Blvd.,this project will cause significant impacts to pedestrians and bicyclists.My comments echo those of the plaintiffs,as well as those of John Ruzek of the East Bay Bicycle Coalition. 2. Draft results from the traffic study indicate that development all of the projects contained in the Redevelopment area will cause significant traffic impacts beyond that assumed for the existing Specific Plan.In other words,the cumulative impacts of all the projects in the area will cause mitigations that require major road widenings-far beyond those previously assumed. I Wish to emphasize that I do support the Club Hyatt as a good addition to the area. However,I am extremely concerned that the development of all properties in the area will have severe environ- mental impacts-many of which are not yet clearly understood.However,one point is clear: Previous traffic studies associated with the existing Specific Plan are outdated and wrong. Thus said,I ask the Board of Supervisors commit to the following: 1. Affirm the area is intended to be `transit-oriented;' 2. Require the construction of an overcrossing over Treat Blvd at Jones Road,and a crosswalk on Jones at the Trail as needed mitigations; 3. book to the Redevelopment Agency for funds to build the ped-bike overcross over Treat Blvd if other funds cannot be located;and 4. Allow the Club Hyatt Project to be constructed,but withhold any such allowances for the second phase(125K office,quality restaurant)until the environmental work has been completed, with the realization that environmental concerns may severely limit the size and scope of this second phase. Thank you for your consideration of these matters. Feet free to contact me at home at 943-5354. I/t 3JVd ZeL4 bsb els :a l O LW=W0213 ez:c t ss-z e--Inr EGIf)NAL PARKS EAST BAY REGIONAL PARC DISTRICT :XFZCTCI$ August 1, 1996 sys=r= .xrr C014'a:S'o- Jim Kennedy,Deputy Director test: Redevelopment Agency -rer, s See;e::r Contra Costa County JQ=!IrCombs 444 P=:e 651 Pine Street Cwv$5,e r. 4th Floor, North Wing Pat 0,9,ana5e Martinez, CA 94553-1296 Re: Pleasant Hill BART Station Area Specific Plan- Club Hyatt Project Iron Horse Trail Dear Jim: - As a follow up to the July 16th action by the Board of Supervisors to continue the decision on the appeal of the Club Hyatt project, staff from East Bay Regional Park District, representatives from the Club Hyatt project, engineering staff from Aliquot engineers(representing the Club Hyatt project)and a representative from County planning all met on site to discuss issues related to placement of the Iron Horse Trail in the Jones Road area. The existing condition of the Southern Pacific Right-of-Way along,Jones Road, within the 20 feet of the right-of-way allocated for the Iron Horse Trail, has a number of encroachments which would make development of the trail both difficult and extremely expensive. Some of the obstacles include a sound wall which encroaches into the right-of-way, high tension power poles, several other utilities including 2 fire hydrants, extensive landscaping and trees, irrigation boxes, etc. These obstacles would become even more of a concern if this portion of the right-of-way was utilized*for a ramp and overcrossing of Treat Blvd. at Jones Road. Recognizing the difficulties associated with the aforementioned portion of the right-of-way, the Park District suggests that if the alignment of the trail and future overcrossing could be shifted to the west to avoid the existing encroachments, the project could be more viable and cost effective. This location would encumber some of the right of way currently considered available for light rail and if implemented in the near tern,would eliminate a free right tum lane on Jones Road. In discussing this alignment with the various representatives at the field meeting, the following concept was forwarded, recognizing that a future light rail project would require potential trail relocation and bridge adaptation: A pedestrian/bicycle overcrossing structure could be built within the.light rail portion of the corridor but should be designed so that it could be converted at a reasonable cost to accommodate light rail use if that project became a reality in the future. At [�Y-\�1 1 b I T ' ! :i 2P51- P:"' :o 03,•,Cour! r O. Box 5381 Oakland, CA 54605-033, 1,2i'(510)635-0135 TDD'(510)633-0460 Pax:(510 569.4319 that time, the trail overcrossing would be relocated and incorporated into the light rail project to maximize access for non-motorized transportation opportunities. In addition, it will be important to evaluate the necessity for a free right turn lane on Jones Road to determine if this portion of the right-of-way might be used for trail improvements and future overcrossing ramping. If other circulation approaches can reduce the need for this lane(such as improving the Oak Road intersection), a more cost effective trail project can be achieved. The Club Hyatt project is providing a setback which should accommodate the future roadway and trail improvements. If the County can provide the flexibility for the trail and future overcrossing to utilize the portion'of the right-of-way reserved for light rail, a more viable and achievable project and improved trail alignment would be possible. We encourage your positive consideration of this proposal. Thank you for the opportunity to provide additional time to study this issue and involve the various interested parties. _R Sincerely, Steve Fiala Trails Specialist cc Board of Supervisors Pleasant Hill BART Area Steering Committee Walden District improvement Assn. LEISURE SPORTS'NC November 20, 1995 Contra Costa County Community Development Department Administration Building 651 Pine St. 4th Floor-North Wing Martinez, CA 94553-0095 Re: Application For Planning Approval Subject: C1ubHyatt Dear Sirs; Leisure Sports Inc. is developing the project known as "ClubHyatt" to be constructed on what E' is known as the Urban West site in Walnut Creek. Leisure Sports Inc. intends to begin construction within two and one-half years of the effective date of zoning change and plan approval. r 7: t 5 i. s, Dale E Williams Leisure Sports Inc. ` i �s 6150 Stoneridge Mail Road, Suite 350 f Pleasanton, California 94588 j (510)463-0808 �1) _ FAX(510)463-1004 Y HtIG-05-155 17x13 P•�= Summary Market Study Of Lodging Market Pleasant Hill and Environs Prepared bir. Hospitality'Valuation Services 116 New Montgc IMY,Suite 620 San Francisco,California 94105 (415)896-0865 Submitted to: Mr.Steven Gfl=u' Leisure Sports,Inc. 6150 Stoneridge Mail Road,Suite 350 Pleasanton,California 94566 (510)463.{}808 4 ! �•� 'SNI 'SLOWS 3813-1 t�5c6t 96, 90 '-)CIU AUG-05-1996 17:13 F.©3 14upligifty 1V41HaGO11&7V-S'San Frarwi=..',Califonun Su�rmary J1Qer(rJ$tu;,. 7 Summary Market Study IntrodUOtlen )hospitality Valuation Services has been retained by Leisure Sports,Inc. to provide a letter report outlining room night demand in the interstate 680 0.680)/Pleasant Hill hotel market. Based on our database of operating statistics for the 1-680 Corridor as well as our experience in the hospitality industry, our l'inditnp indicate that room night demand has increased sigxuficantly, as evidenced by strong growth rates in both occupancy and average daily rate (ADR) in the north 1.680 Corridor over the last two years, The increase in demand is primarily the result o"f a robust economic recovery in the East Bay. This factor, combined with absence of new supply in the market since 1990,has enabled this market to achieve average occupancy in the 70%n range, compared to average occupancy of approximately 60% as recently as 1993. In addition,ADR has experienced healthy growth since 1993. A discussion of the lodging market, transient lodging supply and demand trends,and hotel development feasibility is set forth below. Lodging Market The lodging market area surrounding Pleasant Hill, California and its environs can be described generally as the north I-690 Corridor. In addition to Pleasant Hill, the major cities located within the north I.680 Corridor are Walnut Creek,Concord,and Lafayette. Although the subject market area is defined geographically as the north I-680 Corridor, hoteLS located within Pleasant Hill and its environs compete heavily with hotels located throughout the.southern 1-680 Corridor as well. The 1-680 Corridor covers a territory from Walnut Creek,Concord,Pleasaut Hill,and Lafayette in the north to San Ramon and Pleasanton in the south. In January 1985,a total of four commercial hotels containing approximately 1,053 guestrooms served the entim 1-680 Corridor. As of December 1990, Commercial hotels within the corridor numbered 16 and contained :1,62-9 guestrooms,more than three times the.gues troom supply of 1985. The I00 lodging market experienced tremendous additions to hotel room supply over a five-year period, from 1985 to 1990. Approximately 40% of this growth occurred in the north 1.680 Corridor. The large increase in E'd DNI 'Si8OdS 38nsI3-1 bS:E1 96, go 5no PLG-05-1996 1.7:14 P.[14 !•ka,+;1Zjy Valta)kw$ems'".Son Fm imi,Cali or!O MarL—i Siudy supply resulted in significant decreases in areawide occupancy. As a result, hotel development came to an abrupt halt, and the market has not experienced an increase in room supply since 1930. The absence of new supply and a robust economic recovery have Lad to significant increases in ADR and occupancies in the north 1-680 Corridor market,as room demand has grown over the last 4 years. The growth in demand has been most significant singe late 1393. The increase in room night demand is primarily a result of the economic recovery of the California and East gay econotnies, following the recession of the early 1990s. Historical Suppt and Primary competition is identified as six full-service.hotels located along the Demand Data North interstate 680 Corridor and State Highway 24,in the communities of Concord, Pleasant Hill, and Walnut Creek. These hotels serve acid are sustained by occupants of the office space nodes located slang the 1-680 Corridor. The surveyed hotels contain a total of 1,526 rooms. This information was available since 1993 and is presented in the Following table, p'`i tI `SlaOdS 3anSI3n SS:ET 96, 90 5ntj AUG-05-1996 17:14 Fey, fh ;:2 N. TIO m M a r � ao v ae5 oCOi p� 40 o � � H N et to O d 6 d OI e cm N N P. 0 u� vl to y M M cv MM !b ~ W � , {�D r O Q a c'F'i n m m v ig w qx y vp a o •y 0 of 9 r N N Se an O N lm I � ca o ti imp Mr v! e! o�j ti a E In p� pp� N C �d pNp N tl O� Q) !fin � � y Cr - •. G � O 1� o�m m wP�N�a's.s e 5'd 'SNI `Si8OdS 3dnsI3-1 SS:£ti 96, 90 5nu RUG-05-1996 17:15 P.06 ?fia:pftatity Yafuaticn Je►r�kas,5m Frw+trsco,t'rirfonaa 5ummn�y Ma,#.r.nidi 4 1�1TE NATZ N ,! The data indicates that occupancy for the competitive set increased from 60.2% in 1993 to 70.8% in 1995,indicating an average annual compounded growth rate of 8.4%. Average daily rate increased from $77.07 in 1993 to $83.33 in 1995, indicating art average annual compounded growth rate of approximately 4%. In 1994, the subject area benefited from substantial demand growth due primarily to the recovering economic conditions in the East Bay. It shoWd be noted that the nnarket benefited in 1994 due to the Bay Area's hosting of World Cup soccer matches. However,the surge in 1994 demand was chiefly realized in the commercial segment,and is mairdy attributed to regional and statewide economic recovery. With a resurgence in economic health, corporate travel budgets have been expanded, resulting in increased hotel room night demand. These same trends teed to impact group meeting demand. According to another data source,Smith Travel Research,year-to-date 1996 occupancy indicates an increase of 1.5"jnin occupancy,and an ADR increase of 5.6%over the same time period in 1995, This illustrates a continuation of the upward trend in both average daily rate and occupancy in the market Additions to Supply This market study includes an analysis of potential changes in room supply. Our research involved interviews with local hotel operators as well as city planning officials in U-te surrounding communities_ Two potential additions to supply were revealed through this process. In Pleasant Hill, a 138-roam Courtyard by Marriott is proposed as part of a mixed-use retalMotel project initiated by Beachwood Development Company of Dallas,Texas. According to a representative of Marriott, the land has Been purchased and applications have been made to the city of Pleasant Hill. This development is projected to start in August, 1996;we have anticipated that this hotel will come to fruition and open an or near January 1,199A.. In addition, a 17:5-room Club Hyatt, in joint affiliation with Leisure Sports Inc.,is being proposed in Pleasant Hill. This development is to nye sittiated on a five-acre site near the existing;Embassy Suites Hotel,and is to contain an 80,000 square-foot athletic facility in addition to the proposed main guestroom building. As the Courtyard by Marriott is a Exr4ted•service hotel, we believe this property will not directly impact the full-service lodging facilities along the 1-680 Corridor. 9 '� '' 'sldods --mnsz3l 5s:sz 96, _ 90 -9no r AW-) 1350 Treat Boulevard Suite 180 Walnut Creek CA 94596 510/935.6337 FAX 510/935-1407 May 14, 1996 Hand Delivered Mr. Jeffrey A..-Straus Chair, County Planning Commission County of Contra Costa Martinez, California 94553 Re: Leisure Sports, Inc. & HBC Associates Proiect Dear Mr. Straus: The Contra Costa Centre is a 125-acre master-planned business community surrounding the Pleasant Hill BART Station area featuring approximately one million square feet of existing class A office/commercial space, a 249-suite hotel and nearly 1,000 multi-family residential units. The Contra Costa Centre Association("CCCA!') is comprised of representatives from each of the existing properties as well as the planned projects within the 125 acres. Our association fully endorses and supports the Leisure Sports, Inc. &BBC Associates project now pending before you. The services offered bythis project will clearly enhance the character of the Specific Plan area. Therefore,we respectfully request that you approve this project. Very truly yours, Steven P. Thomas President, CCCA Board of Directors SPT/LLT:m v// iVIOU &vr, 1a7.1F fAA vlULvvvv-v VLI . ioxi,�11 VC VVaU VV l\U IBJ VVL tiviCBalnk of CorTttrlerce July 16, 1996 Mr. Jeff Smith, Chairman Board of Supervisors 651 Pine Street Martinez, CA 94553 RE: CLUB HYATT LEISURE SPORTS, INC. Dear Jeff: 1 As a tenant in the Airtouch building, we CivicBankers are very excited about the proposed facility. We see this as an enhancement to the area and hope the Board will give serious consideration to approval of the project. Sincerely, Angela M. Coffee Senior Vice President and Regional Manager Contra Costa Regional Office AMC:ds cc: Jim Kennedy, Redevelopment Director 1 I ;a corporate Office onward main Cart t.oandro Fremont Centro Costa FiGVMGI Oma notwmeer 9+9I WPI1wI•?:!u'L9 :1''!YJP',•.1,+r;'a�.ri :>t Awnr,,dn^.tare ?.Vh W:Jnul.Andiw• 24v.0.11,MAW IMO bQC Wd"NdJl4a nn I•I to rlrt tamlue!r(rtu :ier Lmi,'Om,CA SurtF lot] S.p1!.119 Wbl it Ormk (A Q.rFnmd CA 0,1,1.0d.1;r'1 ;Im./r..13nO t-inrnrtnl f•'n %'Analfmr1..CA 414505?9nI gall ,ui:t •a,r .O t3 x10'15'9111 9.1538^22031 9159 "<91 i b 10 V38•IOOo :.1•JY.:Vi•l•!•_x. .iL bu;•M J :'IOJ':Y Jl6tl1•�x YO n3•C.0J LAI`rJ;.n'rt1,1 4I(1eQA.(CC,I rAX toKI',•n'Y[:,� Ihu10 NOI A SIG 71025x4rAk ;ID?01.OWK,I'M �«Z :+�tf.�wut . 'c3' Cyt�' ¢-�<�#��txw' tY •+rc-r r�- -r-f `"fir � � ir'i � -..•-�-,t a . ...^ �. Y r �• rrRr cas tea 96 JUL ! ! PH 3. 12 ELO MENTYDEPT r s�'3 '� 33..�� �.T'' Y e: h 1 ; .F� 'A. ,.`i'�` '3�P�� -���•E ��:'fy<�4s.�i;S.$-5'T�v-"��.r-�a..✓xie. 4 � = 1rs"t3-jeff.Sauth .Chairman ." 1 i i a1 <•r' a' s.�` ^{'-a:: �;�,. ���'zi�'�'-€... rw1 �3.�. � 3 i xti '��'.v".�,_ �.5 s�S' ..�„�' •rya' z��vF�+'d s4.Cir�'it?.."t' s.. � -. e tt y r6�z �`�011iltysl�Oald �S}1pErbTSu r'3xr�•c'S..',a*az '.R x .,,., '� y .x-r .� '•zr �� "'t'��.3' ``' -� a�LllltytCStldII�u1k.` .. s.d• "d>'�.r;2.2s,�.. -'.`�,- r r r .y. y'y7t t err r� g vjg _3 stn r s a r c +,��<¥-Lr•v.a. '`, ;#'' z {lvlart111ez .!y[.► '7J53 Y -!�f -�..� " �..,�c' .�'•` F asa§ _^, }g'i�. .:- �h" ;i 3' Lha" � [ +ate u Jb � r ��feaivIr . '< s r z .s k�;y s, - •ate a+-:., t A�amhcotn-6Ud#o�vx►te you to{bffer3ny supportfor7he protect`;iC;1ub Myatt" �° � � � � F max. 5 y , _ 5 botherse thaLsnnQvahve casae`foi an emptylot{that was ziest�ned£or another, s�senfir�g'b,�ild�uasgen delaye$byrmy neag�bors agendas unrelaang to--_ �'"i X r -q w tlus.prolecG r t e husband andd iave bden siaingan this samelocale ad!aeent o the 'leasant`Hill bard r`' for=l0 years and this is ya a e host positive usage vel ave seen Th6jub Hyatt ;W rendenn and tans area ,on1 visuall TApe1 Once it has been coni leted,I am .:. f g 'rte sure flus facility wills fet our tionimumty the beautiful aesth6titsp the upscale services that are so badly needed hese `^ Y Our neighbors concerns-are understandable;though their focus is on:the wrong parties.. Leisure Sports and Hyai s --uld b-cominm'ended for their Sign us up for the first membership to'Club Hyatt!! Sincerel 5 _ Mors n n David Morris'. .. Walnut Creek cc jirn Kennedy Ar na.Bhat Pat O'Brien � 1 X � ( ( T 4 (dw WilSOR ❖ 1327 HOREJ Trail Wbut Geek, 0 ❖ 91596 /CONrD-ITIONS OF APPROVAL FOR 2501-RZ: his application is based upon the following exhibits subject to the following onditions: a) Exhibit A - Preliminary Development Plan, received August 26, 1983, (no scale - reduced plan). b) Exhibit B - Development perspective showing architectural style, received August 15, 1983, (no scale). c) Exhibit C - Elevation Detail and Materials Study, received August 15, 1983 (scale 1" = 4'). d) Exhibit D - Conceptual Landscape Plan recieved 8/11/83 (no scale). e) Exhibit E - (2 pages) Parking Plan, (revised 8/11/83), scale 1" - 401. f) Exhibit F - (3 pages) Phasing Plan, recieved 8/26/83, scale 1" = 32' (This exhibit is to be used for conceptual phasing only. g) Exhibit G - Utility Plan, received 8/26/83, scale 1" = 321. 2. Approval is based on the aforesaid exhibits, and following conditions, however each phase of development is subject to further review and approval at the Final Development Plan application stage. The Pleasant Hill BART Station Specific Plan shall serve as the basis for all review and it may be that additional requirements,. conditions and/or modifications may be specified following further review. 3. Uses allowed shall include administrative and professional offices, business support services, financial, insurance and real estate offices, medical services and day care facilities as defined in the Specific Plan. Uses which may conditionally be allowed include food and beverage retail sales communications services, entertainment, sports and recreation uses, personal and repair uses, research uses, and temporary parking subject to the applicant submitting detailed information to the Zoning Administrator for review and approval addressing the conditional use criteria on.Pg. 24 of the Specific Plan and any other information as may be required. Retail and service uses shall be concentrated around the second level public open space area. 4. The project shall maintain the following setbacks: Treat Blvd. -- 20', Oak Rd. - 20', Jones Rd. extension - 10', Jones Rd. extension on the south - 20'. There shall be a maximum average of three stories within the 40' height setback area as shown on Exhibit A of this approval. 5. The project shall comply with the following landscape requirements. a) A detailed landscape plan shall be submitted with each Final Development Plan application indicating plant sizes, locations, and names. Outdoor lighting shall also be shown on the plan. EXI MMY I 2501-RZ Page 6 1. b) Approved landscaping shall be installed prior to occupancy of any portion of any building. c) The landscaping plan shall incorporate a unified street tree planting pattern using plantanus'acerifolia (london plan tree) generally located 22' to 301 apart along Treat Blvd. and Oak Rd. and an informal tree and shrub planting along Jones Rd. which will effectively screen the residential area, provide,an overstory to pedestrian and bicycle paths. The landscaping plans shall also include a planting program for the roof decks and all outdoor lighting that is proposed. 6. The applicant shall submit with the Final Development Plan application a complete sign program. The design of all signs shall be as specified in the Pleasant Hill BART Station Specific Plan, relative to location, scale, colors, materials, illumination, size and copy. Sign design shall be consistant throughout the project. 7. Detailed building elevations including material and color samples shall be submitted with the Final Development Plan applications. 8. Development shall not exceed a total of 493,970 gross square feet or a floor area ratio of 1.00. 9. The project shall conform to the following. parking requirements: a) 3.3 spaces per 1000 net rentable sq. ft. shall be provided covered. b) A maximum of 50% of the spaces may be compact size. c) Parking spaces shall be reserved and clearly*marked on-site for short term parking equivalent to 1.0 space per 1000 square feet of net rentable retail and services area. 10. No more than Yz of a story of the parking structure may protrude above the existing grade. 11. The applicant shall comply with the requirements of Central Contra Costa Sanitary District and the Contra Costa Water District. 12. Prior to. the issuance of any building permits the applicant shall submit a soil report identifying any liquifiable subsurface layers and ways and means to minimize any risk of structural failure due to liquifaction. 13. With the submittal of the Final Development Plan application, the applicant shall submit a Transportation System Management (TSM) plan. In lieu of this condition the Director of Planning may authorize the applicants participation in an areawide plan. 14. Unless exceptions are specifically granted, comply with the requirements of Division 1006 (Road Dedication and Setbacks) of the County Ordinance Code and as amended: 15. Prior to the issuance of any building permits for Phase 1: a. Convey to the County, by Offer of Dedication, 18 feet of additional right of way on Treat Boulevard as required for the planned future width of 146 feet. b. Convey to the County, by Offer of Dedication, 12 feet of additional right of way on Oak Road as required for the planned future width of 100 feet in accordance with County Drawing PA 4054-71. E VIn MR I 2501-RZ Page 7 c. Convey to the County, by Offer of Dedication, 60 feet of right of way in-the vicinity of the south property line for the planned future Jones Rci-ad Extension, as shown on the development plans dated August 26, 1983. d. -Acquire the 100-foot wide Southern Pacific Railroad right -of way between Treat Boulevard and the project's south property line and convey this area to the County by offer of dedication. The County is willing to lend its resources in acquiring the Southern Pacific right of way under a separate agreement with the developer. Cost is a. credit against Specific Plan area fees. e.. Relinquish abutter's rights of access along Treat Boulevard. f. Relinquish abutter' s rights of access along .Oak Road with the exception of one access as approved by the Public Works Department. 9. Relinquish abutter's rights of access along the Jones Road Extension with the exception of access points approved by the Public Works Department. 16. In accordance with Section 82-2.014 of the County Ordinance Code, this development shall conform to the requirements of Division 914 (Drainage) of the Subdivision Ordinance. 17. Comply with the acreage fee requirements for Drainage Area 44B as adopted by the Board of Supervisors as of September 19, 1983. The applicant ' s drainage fee obligation will also include a 50 percent surcharge in order to expedite the installation of Line A of Drainage Area 44-0. 18. The developer will be required to share the cost of roadway improvements identified by the Pleasant Hill BART Specific Plan which improve circula- tion throughout the Station area. The project's total roadway improvement obligation shall be equivalent to the adopted Pleasant Hill BART Specific Plan fee or as determined by the Public Works Department at the time the Final Development Plan are submitted. The Final Development Plan will be required to construct improvements designated by the Public Works Department and/or contribute to a fund to be established with the construction of improvements identified by the Pleasant Hill BART . Station Area Specific Plan. Roadway improvements will* include: a. Construction of the Jones Road Extension as shown on the Preliminary Development Plan and as approved by the Public Works Department. Provide 14-foot outside turn lanes ,on Jones Road at Oak Road. b. Construct curb, 10-foot sidewalk (width measured from curb face), necessary- longitudinal and transverse drainage, pavement widening and median island (including surface treatment) on Oak Road. The face of curb shall be located 10 feet from the widened right of way line. M71[ ( -- r 2501-RZ Page 8 c. Construct curb, 10-foot sidewalk (width measured from curb face), necessary longitudinal and transverse drainage, pavement widening and median island (including surface treatment) on Treat Boulevard. The face_ of curb shall be located 10 feet from the widened right of way line. d. Signalization of the Oak Road/Treat Boulevard intersection, including a new controller and inter-connect along Treat Boulevard. e. Signalization of the Jones Road/Treat Boulevard intersection including a new controller. f. Construction of a pedestrian crossing over Treat Boulevard. Design the over-crossing in accordance with 'Federal standards. and provide access for the handicapped. 19. Final phasing of road and drainage improvements is subject* to the approval of the Public Works Department. Phasing plans submitted by the applicant appears acceptable with the following amendment: Construct the signalization improvements with the Treat Boulevard frontage improve ments. 20. Provide bus stops on Treat Boulevard and Oak Road as recommended by CCCTA and approved by the Public Works Department. The design of the bus stops shall be compatible with the approved Preliminary Development Plan. 21. The Final Development Plan shall provide adequate pedestrian circulation through and around the project, as shown on the landscape plans . Consideration should be given to providing pedestrian walkway on the south side of Jones Road from Oak Road to the future regional trail system located on the east side of the Southern Pacific right of way. 22. Establish a lighting and landscaping district under the provisions of the 1972 Landscape and Lighting Acts at the Final Development Plan stage in order to assure long term maintenance of the landscaping within the public right of way. DE:edAs b 9/30/83 �WQ ��� 17:15 P.07 tit n1di%V444am,5"Ime,54?1 Fpvmko�California Conclusion Over the last two to three years, U-m north 1-690 corridor hotel market bas experienced strong increases in both average daily rate and occupancy. These increases are a result of the lack of hotel development in this market since 1990,and the robust economic recovery in the East Day. Therefore,it is our opinion tfut strong increases in room night demand and average daily rates are conducive to new hotel development in the north 1-680 Corridor hotel market. AUG-05-1995 17-16 P.08 Htwp;tdity VoluaAm sorw"s,Sol Ffvmi#wo, SumnxFyy A40rk.-t joildtf t) We 'hereby certify that we have no undisclosed interest in the property, and our employment and compensation are not contingent upon our evaluation. Should you have any questions concerning the foregoing, please do not hesitate to contact us. Very truly yours, HOSPITALITY VALUATION SERVICES /John C.Stock Vice President Su e P.M1,4 e:1 lie n,C R E,M A I u ging Director JCS/SRM/nkw DMT pUG-05-2996 1?:16 F(t.�italrly Vplwotk++�osr,itxrn,4tn F+s+terse,tbli{trntia Svmtngry hfa+ket M dy i i.�T�.RrNoi• `i�i�,� 1. Supporting documentation concerning the data, reasoning, and analyses is retained in the consultant's file. The information con- tained in this Letter is specific to the need of the client and for the in- tended use stated in this letter. The consultant is not responsible for unauthorized use of this report. 2. Tl-ds market review is to be used in,whole and not in part. 3, No responsibility is assumed for matters of a legal nature,nor do we render any opinion as to title, which is assumed to be marketable and free ofany deed restrictions and easements. 4. All information,financial operating statements,eetimates,and opin- ions obtained from parties not employed by Hospitality Valuation Services are assumed to be true and correct. We can assume no t%- ability resulting from misinformation, S. No portions of flus summary market study may be reproduced in any form wiilwut our permission,and the report cannot be disserni- nated to the public through advertising, public relations, news, sales,or otter media. 6. We are not required to provide testimony or attendance in court by reason of this analysis without previous arrangements, and only when our standard per-diem fees and travel costs are paid prior to the appearance. 7. if the reader is making a fiduciary or individual investment decision and has any questions concerning the material presented in tltls summary market study, it is recommended that the reader contact Us. H. We take no responsibility for any events or circw nstances that twice place subsequent to either the date of this report or the date of our field inspection,whichever occurs first. 9. It is agreed that our liability to the client is limited to the amount of the fee paid as liquidated damages. Our responsibility is limited to the client,and use of this letter report by.third parties shall be solely at the risk of the client and/or third parties. 10. This summary market study was prepared by Hospitality Valuation Services.All opinions,reconurnendations and conclusions expressed . ......... -...._....... AIS--H5-2996 3?:26 P.zP El ttnlity Valuation Semiox,Salt Frairci.-P,Calwi"Twr S.anmrrnyhtar�,t atud st CO) A dunng this assignment have been rendered by the staff of Hospital- ity Valuation Services, acting solely as employees and not as individuals. AT•A "'11.IT fC I Jn JC 'fwncr-l"� �r^,rT nr nr, s.-.0 AUG-05-1996 17:17 F.12 110srih lit4 Valudtio»Srry aa,4 Sol FMI Cism California SUM"tan,Morirt Rurlp 9 A' It' 11NAL We the undersigned appraisers,hereby certify. 1. that the statements and opinions presented in this summary market study subject to the limiting conditions set forth, are correct to the best of our knowledge and belief; 2, that we have no current or contemplated interests in the real estate that is the subject of this summary market study; 3. that we have no personal interest or bias witli respect to the subject matter of this report or the parties involved; 4. that this market study report sets forth all of the limiting condition (imposed by die terms of this assignment) affecting the analyses, opinions,and conclusions presented herein; 5. that the fee paid for the preparation of this summary market study is not contingent upon the findings or conclusions, 6. that this summary market study has been prepared in accordance with and is subject to the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Ap- praisal fnstitute; 7. that the use of this summary market study is subject to the require- ments of the Appraisal Institute relating to review by its duly authorized reprettientatives; ti. that this sununary market study, has been prepared in accordance with the Uniform Standards of Professional Appraisal Practice (as adopted by the Appraisal Foundation) TQTr-L P.11