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HomeMy WebLinkAboutMINUTES - 12142004 - D.8 TO: BOARD OF SUPERVISORS Irr Contra DENNIS M. BARRY AiCP 7�: ::.�' _ Costa FROM:. .,, :� LOPMENT DIRECTOR _ County COMMUNITY DEVE - "�'' ��t�'4•t(lUIZ'S'�• DATE: DECEMBER 14, 2004 SUBJECT: ADOPTION OF THE AMENDMENT TO THE PLEASANT HILL BART STATION AREA SPECIFIC PLAN (SP2002-02) RELATED TO THE OAK ROAD OVERCROSSING OF TREAT BOULEVARD, PLEASANT HILL BART STATION AREA, WALNUT CREED SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION I. RECOMMENDATIONS A. OPEN the public hearing and receive testimony on the proposed Amendment to the Pleasant Hili BART Station Area Specific Plan, and CLOSE the public hearing; B. DETERMINE the Mitigated Negative Declaration adopted November 5, 2002 for the Specific Plan Amendment (SP2002-02) and Approval of the Planned-Unit District Rezoning (RZ023116) and Preliminary Development Plan (DP023041) is adequate and has been prepared consistent with State and County CEQA guidelines; C. ADOPT the Mitigated Negative Declaration for the Specific Plan Amendment; D. CONSIDER The County Planning Commission's recommendation regarding the proposed Specific Plan Amendment and APPROVE the proposed Amendment related to the elimination of the Treat Boulevard pedestrian overcrossing at Oak Road; E. ADOPT the attached Resolution with Growth Management Findings as it related to the Specific Plan Amendment, CONTINUED ON ATTACHMENT: X YES SIGNATURE f RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMM TEE APPROVE OTHER SIGNATURE (S): ACTION OF BOARD ON f y: 1Vje_-X APPROVED O'THER t -r sev, VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND UNANIMOUS{ABSENT CORRECT COPY OF AN ACTION TAKEN AND AYES: NOES: ENTERED ON THE MINUTES OF THE BOARD OF ABSENT: ABSTAIN: SUPERVISORS O THE DATE SHOWN Contact. Maureen Toms • ,Community p mmunit Development-335-1250 ATTESTED JOHN SWEETEN, CLERK OF THE BOARD OF SUPERVISORS AND COUNTY ADMININISTRATOR cc: Community Development Department Public Works Department Redevelopment Agency t.> �,,.-- Building inspection Department BY - , DEPUTY Bay Area Rapid Transit District City of Walnut Creek December 14, 2004 Board of Supervisors Pleasant Hill BART Station Area Specific Plan Amendment Page 2 F. DIRECT the Community Development Department to file a Notice of Determination and pay the filing fees to the County Clerk, and G. Direct the Public Works Director to report on implementation of the enhancements to improved pedestrian safety in crossing Treat Boulevard in the first quarter of 2005. II. FISCAL IMPACT The proposed cost of the Oak Road Bridge project is primarily the responsibility of the property owners/developers of Area 12 and Area 15. A Deferred Improvement Agreement exists for Area 15, as does a Cost Allocation Agreement with respect to Area 15. The rezoning action for the BART site (Area 12) is conditioned to include similar agreements. The County Redevelopment Agency may have an obligation to pay a portion of the project costs to cover enhanced design if the facility remains in adopted plans. Funds are available if needed. The current Deferred Improvement Agreement for Area 15 provides for a capital contribution of$800,000 (2001 dollars) plus access and construction easement. An agreement would be part of conditions of approval for the BART property. No design has been completed and no funds have been spent. III. BACKGROUND/REASONS FOR RECOMMENDATONS A. Specific Plan Background: The Pleasant Hill BART Station Area Specific Plan was adopted in 1983 to guide the public and private development decisions with more clarity than that provided by the 1975 Area Plan. The Oak Road pedestrian bridge was an element of the 1983 plan to allow removal of the at-grade pedestrian crossing of Treat Boulevard and provide greater capacity for autos. The pedestrian bridge was envisioned to connect second level public space and building entrances on both sides of Treat Boulevard. In response to community desires and the request of the East Bay Regional Park District, the Specific Plan was amended in 1998 to include, among other things, an overcrossing of Treat Boulevard one block east at Jones Road, aligning with the Ironhorse Trail. The 2001 BART Property Design Charrette resulted in a preliminary development plan for the BART property including street-level retail and commercial uses with residential development on the upper levels. The urban design concept activates the street level by bringing all pedestrian activity to the street-level immediately adjacent to all commercial uses, replacing the earlier concept for designing buildings with second-level public space. B. Reassessment of Second Bridge: In 2000, the Agency conducted a Community Design Program for the pedestrian and bicycle overcrossings proposed in the Specific Plan. During this program, divergent views were expressed about how the overcrossings should look and whether an overcrossing at Oak Road should be constructed. In June 2002, a study was prepared to assess the underlying premises for the second overcrossing of Treat Boulevard at Oak Road. The objectives of the traffic study were to December 14, 2004 Board of Supervisors Pleasant Hill BART Station Area Specific Plan Amendment Page 3 define the features of an overcrossing at Oak Road; assess existing and future traffic operating conditions on Treat Boulevard with and without a pedestrian overcrossing; assess the impact of the overcrossing on pedestrian travel time; and provide advice on the need for the overcrossing relative to other means of improving traffic operations on Treat Boulevard. The analysis of pedestrian travel times showed that all overcrossing alternatives would require more travel time than the existing crosswalk even for pedestrians taking the most direct route served by the overcrossing. For routes of travel less directly served by the overcrossing, the pedestrian travel times would be substantially greater than using the existing crosswalk. Illegal pedestrian activity Oay walking) would likely increase if the crosswalks were removed and an overcrossing constructed. In addition, conditions that would encourage use of the bridge, such as second level public space and building entrances on both sides of Treat Boulevard do not exist and are no longer planned. The 1983 Specific Plan envisioned approximately 750,000 square feet office space plus 300 hotel rooms on the BART property. The plans for this property now involve 270,000 square feet of office/commercial space, 35,590 sq.ft. retail area, 12,130 Sq. ft./10 units of live-work/retail area, 19,4000 sq. ft. conference center, and 549 dwelling units, and concentrates pedestrian activity at the street level. The pedestrian bridge, by diverting the street-level pedestrian activity to an upper-level crossing, is inconsistent with the change in the planned focus of activity in the Pleasant Hill BART Station Area. The 1983 Specific Plan, which called for the overcrossing at Oak Road connecting the BART property on the north side and Area 15 on the south side of Treat Boulevard also envisioned 431,000 sq. ft. of office use and with approximately 1,300 employees in Area 15. Area 15 is now built-out with 125,000 sq.ft. of office, 69,000 sq. ft. commercial (health club), and 175 hotel rooms with a total of 630 employees. The less intensive development of this area is another aspect that reduces the need for an overcrossing. The 2002 traffic study also concluded that the overcrossing would not make significant improvements to either the delay index or travel speeds along Treat Boulevard, which are the performance measures for the corridor established in the Contra Costa Transportation Authority's Growth Management Program. With the overcrossing, year 2020 conditions were are predicted to improve slightly in the AM peak hour for westbound travel and deteriorate slightly in the PM peak hour for eastbound travel. The Oak Road overcrossing, together with the BART track overcrossing of Treat Boulevard to the west and the future Iron Horse Trail overcrossing to the east, represents three overcrossings within a 1200 ft. section of Treat Boulevard. The concentration of overcrossings within a small area was expressed as a concern during the 2001 Design Charrette and the Community Design Program. C. Previous Consideration by the Board of Supervisors and Planninc i Commission: The Specific Plan Amendment was considered by the Board of Supervisors in November 2002 (along with the BART site development program) and again on June 10, 2003 December 14, 2004 Board of Supervisors Pleasant Hill BART Station Area Specific Plan Amendment Page 4 (along with the design consideration for the Iron Horse Trail Bridge over Treat Boulevard). In 2002, the proposed Amendment to eliminate the Treat Boulevard pedestrian overcrossing at Oak Road was deferred so it could be brought back with consideration of the design of the Iron Horse Trail overcrossing. In 2003, this issue was brought forward for consideration and again deferred until the development plans for the BART site were more detailed. When the County Planning Commission and Board of Supervisors considered a recommendation on the Specific Plan Amendments in Fall 2002, concerns were expressed about the portion of the Specific Plan Amendment dealing with the pedestrian overcrossing and pedestrian safety at the Treat Boulevard/Oak Road intersection. The Planning Commission recommended approval of the amendment, subject to the Board of Supervisor's consideration of incorporating the following measures to improve pedestrian safety and ease in crossing Treat Boulevard: 1. Separate crosswalk surface from Treat Boulevard asphalt such as colored pavers. 2. In-roadway warning lights at the crosswalk during cross cycles. 3. A pedestrian refuge in the median with a push button for walk signal. 4. A raised island between the right through-lane and the right-turn lane on westbound Treat turning into the BART station, to reduce the length of the pedestrian crossing. 5. Steady signal indicator for right turns on northbound Oak Road to yield to pedestrians in combination with a pedestrian signal head. 6. Left turn signal from southbound Oak going east on Treat so it doesn't conflict with the pedestrian movement. 7. Apedestrian interval countdown display for the pedestrian signal head. Public Works and Community Development staff reviewed the recommendations of the Planning Commission and have the following comments: 1. The separate crosswalk surface (i.e., pavers) would be a maintenance concern for long-term viability of a paving material other than asphalt for the busy Treat Boulevard. However, white pavement markings to increase the visibility of the crosswalk using a ladder or zebra design is feasible, but not recommended by Public Works at a controlled intersection. 2. In-roadway warning lights on the crosswalk are not permitted by state regulations if the crossing is already signalized. 3. The concept of a center island refuge was considered during the previous consultant study and was not recommended to be implemented because there is not adequate width in the current medians. Additional width would be necessary to have the six ft. width needed for a pedestrian island refuge. This would require frontage widening and associated tapers (pedestrian refuge with push button already exists in the median at this crosswalk). 4. A raised island between westbound through-lane and the right-turn lane from westbound Treat Boulevard to northbound Oak Road (the BART Station) already exist. 5. Yielding to pedestrians that have the right-of-way is already the law. The County has installed standard "Observe the pedestrian right-of-way" signs to all legs of the intersection. December 14, 2004 Board of Supervisors Pleasant Hill BART Station Area Specific Plan Amendment Page 5 6. The existing eight-phase traffic signal cycle currently does not give a conflicting pedestrian right-of-way/left-turn movement. 7. The countdown signal is an approved California traffic control device and can be used at this location. D. Oak Road Right-turn Lane Project: Since this issue was last brought to the Board of Supervisors in 2003, a dedicated right-turn lane was added to northbound Oak Road at Treat Boulevard. The northbound Oak Road lane configuration changed from one thru-lane and one thru/right-turn lane to two thru-lanes and one exclusive right-turn lane. This project was mitigation for the loss of the exclusive right-turn lane on northbound Jones Road to eastbound Treat Boulevard that will occur when the Iron Horse Trail Bridge is constructed. The thru/right-turn lane at Jones Road will remain. E. Pleasant Hill BART Station Area Municipal Advisory Council: The Pleasant Hill BART Station Area Municipal Advisory Council (MAC) unanimously recommended amending the Specific Plan to remove the bridge from the plan. In addition, the Walden Improvement Association recommended removal of the bridge from the Specific Plan. Both groups cited the reasons identified in the report, as well as aesthetics of having three overcrossings within a short distance. IV. CONCLUSION Staff recommends the removal of the Oak Road pedestrian bridge from the Pleasant Hill BART Station Area Specific Plan. This recommendation is based on the following: the overcrossing would be underutilized due to the increase in pedestrian travel time; the existing built environment in Area 15 and the urban design concept for the BART property do not include second level public spaces, rather focus on activating the street levels with pedestrian activity; delay index or travel speeds along Treat Boulevard would not significantly improve with the construction of the second overcrossing; and the visual impacts of three overcrossings within a short distance along Treat Boulevard would be reduced. ADDENDUM D.8 December 14, 2005 On this day the Board considered adoption of an amendment to the Pleasant Hill BART Station Area Specific Plan, to eliminate the pedestrian overcrossing proposed for Oak Road. Maureen Toms, Community Development Department ., presented the staff report. Following the staff report,the Board heard public testimony: John Rennels, Bay Area Rapid Transit District Real Estate Services Department& Access Planning Department, 300 Lakeside Drive Suite 2200; Lynette Busby, Contra Costa Centre Association, 13 50 Treat Blvd#180, Walnut Creek; Gerard DeRuyte, Pleasant Hill BART Station Municipal Advisory Council, 2657 Cherry Lane, Walnut Creek; Gene DeMar.,, 1313 Gragg Lane, Concord; Mort Azimil 322 Parnell Court, Walnut Creek; David Favello,, 2677 Oak Road, Walnut Creek; Kris Hunt, Walden District Improvement Association, 2632 Cherry Lane, Walnut Creek; Conrad Tandem, resident near Treat/Parnell Court, Walnut Creek. Having heard from all those who desired to speak,the Board took the following actions: 1. CLOSED the public hearing; 2. DETERMINED the Mitigated Negative Declaration adopted November 5, 2002 for the Specific Plan amendment and Approval of a the Planned-Unit District Rezoning and Preliminary Development Plan is adequate and has been prepared consistent with State and County CEQA guidelines; 3. ADOPTED the Mitigated Negative Declaration for the proposed Specific Plan Amendment; 4. ADOPTED the County Planning Commission Resolution 33-2002 with Growth Management Findings as related to the proposed Specific Plan Amendment; 5. DIRECTED the Public Works Director to report on implementation of the enhancements to improved pedestrian safety in crossing Treat Boulevard in the first quarter of 2005; 6. DECLARED the Board's intent to amend the Specific Plan for the Pleasant Hill BART Station Area to eliminate the Oak Road pedestrian overcrossing of Treat Boulevard ; 7. and DIRECTED Community Development Department staff to return this matter to the Board for consideration in 12 months. Resolution No. 33—2002 i RESOLUTION OF THE COUNTY PLANNING COMMISSION OF THE COUNTY OF CONTRA. COSTA, STATE OF CALIFORNIA, REGARDING AN AMENDMENT To THE PLEASANT HILL BART STATION AREA SPECIFIC PLAN IN THE PLEASANT DILL BART STATION AREA OF CENTRAL CONTRA COSTA COUNTY. WHEREAS, on September 3, 2002, the Contra Costa County Community Development Department issued a Notice of Intent to Adopt a Mitigated Negative Declaration for the proposed amendment to the Pleasant Hill BART Station Area Specific Plan and the Rezoning and Preliminary Development Plan for the 18-acre BART property in the unincorporated Pleasant Hill BART Station Area; and WHEREAS, after notice was lawfully given, the project was scheduled for hearing before the CountyPlanning Commission on Tuesday, October 8, 2002; at which time an g opportunity to provide testimony was given, and after having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; Now, THEREFORE, BE IT RESOLVED, that on October 8, 2002, the County Planning Commission: 1. Has considered the Mitigated Negative Declaration and Mitigation Monitoring prior to forwarding a recommendation; 2.) Recommends approval of the Amendment to the Specific Plan including removal of the Oak Road pedestrian bridge from the Specific Plan and the reduction of building setbacks for Subareas 11 and 12, subject to the Board of Supervisor's consideration of incorporating pedestrian safety facilities to improve pedestrian safety and ease in crossing Treat Blvd. including inclusion in the final design consideration of such things as: a. Separate crosswalk surface from Treat Blvd. asphalt such as colored pavers. b. Surface blinking lights at the crosswalk during cross cycles. c. A protected wide center island for pedestrians to a light with a walk button. d. Islands after the right turn lane islands and a right turn lane on westbound Treat turning into the BART station to narrow the width of the crossing. e. Yield to pedestrians at the right turn from northbound oak onto Treat going east. f. Left turn signal from southbound Oak going east on Treat so it doesn't conflict with the pedestrian movement. g. Inclusion of a countdown pedestrian signal. The decision of the County Planning Commission was given on Tuesday, October 8, 20025 by the following vote.- AYES: Commissioners — H.Wong, L.Battaglia, R. Clark, C.Gaddis, J.Hanecak, S.Mehlman,M. Terrell NOES: Commissioners— ABSENT: Commissioners — one ABSTAIN: Commissioners—None L Dennis Barry, Secretary of the County Planning Commission, herby certify that the foregoing was duly called and approved on October 8,2002. ATTEST: Dennis M. Barry—Secretary of t County Planning Commission, Contra Costa County, .State of California. Agenda Item#2 Community Development Contra Costa County COUNTY PLANNING COMMISSION TUESDAY, OCTOBER 8, 2002-7:00 P.M. I. INTRODUCTION BAY AREA RAPID TRANSIT DISTRICT (Owner) and CONTRA COSTA COUNTY REDEVELOPMENT AGENCY (Applicant), County File# #SP 2002-02: The applicant requests approval of an Amendment to the Pleasant Hill BART Station Area Specific Plan. The proposed Amendment to the Specific Plan involves eliminating the Oak Road pedestrian bridge from the Specific Plan and reducing building setbacks for subareas 11 and 12 The 18-acre site is the location of the Pleasant Hill BART Station,which includes the station, 1,337 space parking garage and 1,477 surface parking spaces in the Pleasant Hill BART Station Area in Central Contra Costa County.(APN 148-221-0345 015, 035, 0381 030 and 148-250-071) II. RECONEI/IENDATIONS: Staff recommends the County Planning Commission, having considered the environmental documentation prepared for the project, forward a recommendation to the Board of Supervisors as follows: A. Accept the environmental documentation prepared for the project as adequate, B. Adopt the Mitigated Negative Declaration and Mitigation Monitoring Program, and C. Approve the Amendment to the Pleasant Hill BART Station Area Specific Plan. in. GENERAL INFORMATION: A. GENERAL PLAN/SPECIFIC PLAN:The subject site is designated Mixed-Use in the Contra. Costa County General Plan and Pleasant Hill BART Station Area Specific Plan. B. ZONING:The subject property is in Single-Family Residential(R-15)district and is proposed to be rezoned to a Planned-Unit (P-1)Zoning District. C. CEQA STATUS:A Notice of Intent to adopt a Mitigated Negative Declaration was posted for the project on September 3,2002. The public review period ends on October 4,2002. D. PREVIOUS APPLICATIONS: County File GPA970001, RZ963047 & ZI967504 GPA 970001 involve amendments to the Pleasant Hill BART Station Area Specific Plan. The amendments were adopted October 6, 1998. RZ963047 was a request to rezone the site to a P-1 to allow the development of an entertainment center. The application was withdrawn. 1 IV. SITE DESCRIPTION The site occupies an 18-acre site owned by the Bay Area Rapid Transit District (BART) on the northeast intersection of Oak Road and Treat Boulevard in Central Contra Costa County.The current uses on the site include the Pleasant Hill Bart Station and platform;a seven-story, 1,337-space BART parking garage;and a 1,477-space surface BART parking lot.The site is bordered by Treat Boulevard, on the south, Oak Road on the west,Las Juntas Way on the north, and Jones Road on the east. The right-of way for the Iron Horse Trail is located to the east of the site,across Jones Road. Except for a grove of oak trees on the southeast corner of the site and other landscaping within the parking lot area, the site is completely paved. The BART rail line bisects the property on a diagonal running from the southwest to the northeast. This site is essentially flat,with a slight rise from west to east. IV. AREA DESCRIPTION The surrounding area consists of a mix of high-density housing, offices, hotel and neighborhood- serving retail uses. The site is located in Subareas 11 and 12 as identified in the Pleasant Hill BART Station Area Specific Plan.The site has Iimited potential for street connections into the surrounding neighborhoods. The project proposed as part of the rezoning (RZ023116) and the Preliminary Development Plan (DP023041) calls for residential located across from existing residential to the north and east.Office and commercial is proposed across from existing office to the west and south. Lower buildings ranging from three to five stories are proposed to the north and the east across from existing residential.Office buildings ranging from seven to twelve stories in height are proposed to the south and west across from existing taller commercial buildings. The property is in a transitional zone between the higher density multiple-family residential neighborhood immediately to the east and higher density offices to the west. In order to mitigate the impacts associated with building scale and style incompatibilities within the Pleasant Hill BART Station Area, the Specific Plan states an objective which places high intensity,less sensitive uses west of the BART Station and lower intensity local-serving uses near adjacent neighborhoods. Since the site is on the west side of the BART Station site,the impacts associated with the scale of the building are avoided or substantially lessened. The Pleasant Hill BART Station Area is a unique area that provides many opportunities for achieving regional goals through the development of the site. The BART Station itself, which represents a substantial public investment itself,is an anchor for the development and is a people generator for a major public space and future retail uses. In addition to the regional transit access from BART,the site has good visibility and automobile access from 1-680 and Treat Boulevard, and pedestrian and bicycle access for-the Iron Horse Trail. V. PROPOSED AMENDMENTS: The proposed Amendments to the Specific Plan involve eliminating the Treat Boulevard Pedestrian Overcrossing at Oak Road from the Specific Plan and reducing building setbacks for subareas 11 and 12. A. THE TREAT BOULEVARD OVERCROSSING AT OAK ROAD (OAK ROAD PEDESTRIAN BRIDGEI: The Specific Plan contains policies regarding two pedestrian bridges across Treat Boulevard. One bridge is proposed to be aligned to cross Treat Boulevard on the east side of Oak Road. The Oak Road Pedestrian Bridge is included in Policy 4(page 36)of the Specific Plan. Another pedestrian bridge across Treat Boulevard is proposed one block to the east at Jones Road.The alignment of the Jones Road bridge is on the Iron Horse Trail Corridor. The Jones Road(Iron Horse Trail Bridge)is included in Policy 2 7 of the Specific Plan. Discussions of the two bridges during the Charrette process resulted in further a study of the need for two bridges. The Treat Blvd. Overcrossing at Oak Road Trac Study(June 7, 2002)concluded the bridge at Oak Road would be underutilized,would increase travel time for pedestrians and could create safety issues. The study recommended that the Oak Road pedestrian overcrossing be eliminated from the Specific Plan. The current condition of the at-grade crossing of Treat Boulevard often leaves pedestrians without sufficient time to cross the street. Staff recommends improvements to the signal at this intersection, such as the addition of a count-down pedestrian crossing signal, be considered. This type of signal displays the time available to cross the street before the light changes. Page 36,Pedestrian,Bicycle, and Transit Circulation,Policy 4, states the following: A pedestrian overcrossing of Treat Boulevard shall be incorporated into the plazas within the developments north and south of Treat. Developmentprojects on Area 12 and Area 15 shall share the cost of improvement. The Redevelopment Agency may consider proceeding with construction if building permits have not been issued for development on both Areas 12 and 15 if it is determined to be appropriate given concerns of safety and funding availability. The amendment would eliminate Pedestrian,Bicycle,and Transit Circulation,Policy 4 from the Specific Plan. 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','✓ : Y v.irk{.'.;.'•i.::�!:•::...,y si !,� ¢ • •.•........:.., ::�: `'• •.,r 4{, r «Rt••{:r .f:4± ,fir .i r } �}�ywr{.•�'`�•i�+r; ;: � •.{:'�:;• t • r.• rte:' I�; + 13{:ti .v :;,r,:° ` r :r.• •r•{.s yyC+Lr r},la+• ?`�♦r' a� ?'4X. • i�`4;•{}r'V;'' •} ;�';.�•:+'-,`'' � •}:,;•• ::,'.��;...j Y e Jam. + ? , {� +•y,V f. •S• � ,: +• SY,:''•:}`:}:'••J1•:'1::•i'•a"' �•,�• J+ ]1' Wevard Now- t r R. a :-X..... :4 r .ri r Oye=SSIN at .i r r, .v a r i X. r J :} •r': rr } •}. ti:� v: •�.' i r f' !3 •er. Jones TreatBouleyard �D r� 1 n n the plan Oak Road to be r ::: {::;:.ti.,1a:.r: .. .. r .::.r ;; ' r � :r. • �:i r -----& - - yiY,wvuiw�ilnn«V'�' _ '"► ...rtJr wwww•ay.• 0 0 eliminated froz �//iii/ LT �i ithe SpecPlanr . :. .: 1 J. IN W.... x t •`` e; r'�t'•�fir{2{�.L� :f �i•^ -40 l �:: ` + N• t w. M { •Rt,i' � ,f. .. � •'�'- �7'••�r•'•'• 1�,,..,L { 'til%A.N, - ♦ J•A1«b•.yMMyyyylyYatil;M• '�••.' ! , KM. i r:' y':•'h°' �I! � ;moi` d.�a :,/1r r"•+•.rN �'"� •i^'ptis. '4..�,�,�...•...',�•t,.::.........• tr ti;�:�.i'; '•�•*.•••v�. At J. ,[ {: t �` �`y, f*..►• H ���'�G"�y��`'W�A�l1't�M1�':t1V1'.: •,-•„.• �'�. �j'1 r, y ~'�� NY F: }` { � yy { r•aaM�wwwww►..•.•.••.1��� ..sw•..wws»• K.;::t_ `+ao• � :� { J% It 0 J- 45 '� B. BUILDING SETBACKS: According to Street Setbacks, Policy 1, Street setbacks for structures vary depending on the street with in the Specific Plan Area. The current policy is as follows: "Minimum building setbacks from streets, both at ground level and at upper floors shall adhere to the following schedule: Street Setbac Step ed Profi l e Ot Treat Boulevard 20 40 Oak Road 20 40 BART Station Entrance 20 40 BART Station Frontage 20 40 Typical 5-lane 10 20 Typical 2-lane 20 20 Buskirk 20 20 Coggins E W 10 20 Coggins N-S 10 20 The building setbacks proposed for the development of Subareas 11 and 12 are between 10 and 20 feet,requiring an amendment of the street setback limits for a typical 24ane street. As part of the Specific Plan Amendment, the street setback limits will be amended to accommodate the proposed development of Subareas 11 and 12,as follows(bold wording is an addition): Street Setback t Stepped Pro ale Ot Treat Boulevard(except sub area 12) .20 40 Treat Boulevard-subarea 12 0 0 Oak Road(except sub areas 11 and 12) 20 40 Oak Road-Subareas 11 and 12 0 0 BART Station Entrance 20 40 BART Station Frontage 20 40 Typical 5-lane(except sub areas 11 and 12) 10 20 Typical 5-lane-sub areas 11 and 12) 5 5 Typical 2-1ane(except sub areas 11 and 12) 20 20 Typical 2-lane-sub areas 11 and 12 0 0 Buskirk 20 20 Coggins E-W 10 20 Coggins N-S 10 20 6 Specific Plan Policy 1 regarding Property Line Setbacks state the following: "Policy 1: Building setbacks from side and rear yards shall conform to the following schedule: Adjacent Use Setback(ft.) Stepped Profile(Ratio) Residential 15120 2:1 Commercial/Office 20 1:1 Mixed Use 20 1:1 The amendment to the Specific Plan would change the setbacks for buildings in Subareas 11 and 12 as follows: `Policy 1: Building setbacks(except sub-areas 11 and 12)from side and rear yards shall conform to the following schedule: Adjacent Use Setback(ft.) Step epp d Prole(Ratio Residential 15120 2:1 Commercial/Office 20 1:1 Mixed Use 20 1:1 There are no minimum building side and rear yard setbacks in subareas 11 and 12. Specific Plan Policy 4 regarding Property Line Setbacks states the following: `Policy 4: Buildings adjacent to existing multiple family developments shall have a minimum setback of 15 feet. Buildings adjacent to existing single-family residences in Subarea 3 shall have an average setback of 20 feet. Accessory structures such as single story carports are exempt from these setback requirements." The amendment to the Specific Plan would change the setbacks for buildings in Subareas 11 and 12 as follows: `Policy 4: Buildings adjacent to existing multiple family developments shall have a minimum setback of I S feet except for structures within Subareas 11 and 12,where there is no minimum setback. Buildings adjacent to existing single-family residences in Subarea 3 shall have an average setback of 20 feet. Accessory structures such as single story carports are exempt from these setback requirements." V. 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J I `"`I'•R:f �`jr„�,�SJ'A�• +L�'�y��;�7fT, �y�' ��yy��,'�v*�..>�,�„•�1•;?)2;'.-_ '1 R�..,^'.. � �a� r{+P'.s ra£ r'3 r'§ ��'�£u,4�a`�'�+�'a�',d'��Si a hat.;BU•a�artau' 3 t C• xa�• r yG4�z} �JaF M 7 Qt,YDWI c: f�.p.; t -•ya �.��,y� i- jr'f - ..'* -.:N'N,,yp ,'_..,MYYa�i'•Yd{ L 44:`� �ht-S� .�". 1!�ypp�-: �B}i 2 i1• 'sd d a..y d `k'MA5 rr •�T ij� '•;I3 prevent light and noise intrusion into residential areas and to minimize residential views of parked vehicles from those areas; (2) incorporate small retail uses at ground level around the structure's perimeter; (3) have vehicular entrances and exits only from Wayne Drive and the existing structure; and (4) require retrofitting of the existing structure to reduce its light intrusion into residential areas. Pedestrian, Bicycle, and Transit Circulation Policy 1. Bus stops and transfer areas shall be incorporated into the BART facility. If necessary to facilitate integration with the primary pedestrian circulation routes, bus stops may be incorporated into other roadways, but only where they can be sited to minimize conflict with vehicular traffic. Policy 2. BART should provide preferential parking for bicycles and car pools. Policy 3. A minimum 20' wide right-of-way shall be maintained within the former Southern Pacific Railroad right-of way to Monument Boulevard to provide for regional pedestrian and bicycle circulation. Right-of-way shall also be preserved for future fixed guideway use within the corridor. A transit use may be elevated or at grade, and may share right-of-way with vehicular roadways. Additional environmental review of a fixed guideway proposal will occur. The County shall prepare a management plan that demonstrates how temporary uses of the right-of-way will be established in a manner that does not obstruct or otherwise adversely impact the construction and operation of the fixed guideway transit. When a fixed guideline line is proposed for the Southern Pacific right-of-way, it shall be sited and designed in a manner that minimizes conflict with trail users, does not create safety hazards, is aesthetically compatible with open space use and does not reduce the trail width available for walkers and/or bicyclists. Within one year of adopting the proposed Specific Plan, the County shall initiate preparation of a management program to show how the fixed guideway transit and trail use can be safely accommodated in an aesthetically pleasing manner. This may involve a change of alignment in the Southern-Pacific right-of-way. Determining a future fixed guideway station location should include consideration of an inter- connection with the BART system given opportunities and/or limitations imposed by technology, costs, land use and safety. PDy4 A pedestrian overcrossing of Treat Boulevard shall be incorporated into the plazas within the developments north and south of Treat. Development projects on Area 12 and Area 15 shall share the cost of the improvement. The Redevelopment Agency may consider proceeding with construction if building permits have not been issued for development on both Areas 12 and 15 if it is determined to be appropriate given concerns of safety and funding availability. 36 Figure 7'.3 ...................................... ........... ....................... ........................................... .......... . ....... . ..... .....:....................... ........ . . .......................... .. . .. ... .. . . .............. .................. ,................ ... . ......... ... . ......... . ........ . ............:.-.- ***,*"*-*,*- ............. .................... ........ .......... ...... , ** .wOLICY DIA R.-..:- .................. ............... .... ......... ..... .... .......... ::: . ................ ................... .............. ............................................................................... _. �. :. .A A ......... ...... . ................................................. .................... ................................................ ....... .. .. ............................................ .... ............................................................... ................................................................................ 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CC •...,, ..... :•• .•. .. •.:::w•.:Y•:.• ! ..;;�:•::;.;r,�.s:.•:::•e::.e.:;::......ti.....httitiY.•ti f.'. « ... ..a .e,J... .• .` .•. r : • • .4*.\14•.\•.w1:Yw:..s....Y.• J.M.•.•.wMYY:..•..s......s...W.••.Y�••«•:h:•`••'2•�!• ' ! . ,. •`'''r : •' •• '' M�•Y•.•:�. •• •if: ` •• `• . '. ' ?.:� •: . :-.: :. :•fA '";: .:r::i :: :L r .. . �, 45 IV indicated in the Urban Design Policy Diagrams, Figures 7.2 and 7.5, and in the illustrative sections in the Subarea Site Specific Development and Design Provisions. Policy 3. The County will initiate development of a management program for a linear park and other green open space in the station area. It will map the use and character of the Utility/Open Space corridors; Subareas 6, 13 and 16; and other landscaped pedestrian ways in the station area. For Subareas 6, 13 and 16, the management program will illustrate how pedestrian and bicycle paths of the Iron Horse Trail will be safely accommodated with the fixed guideway transit and associated facilities. Conflicts among uses shall be minimized. Bicycle and Pedestrian Circulation A bicycle and pedestrian circulation system shall be provided which integrates bicycle and pedestrian movements from major parking areas, local transit stops, major building complexes, the Iron Horse Trail, and the BART station. Pedestrian routes will be provided wherever possible through or along the major native oak trees stands in order to integrate this important natural resource into the public open space and circulation system. Generally, bicycle circulation in the Station Area will utilize local streets. However, some facilities are designated for both pedestrian and bicycle use, including the Iron Horse Trail. The basic elements of this system are shown in Figure 7.3 and the key components specified below. The alignment of the interior circulation route shown on Figure 7.3 may change based on the approved site plan of each subarea. Policy 1. A pedestrian overpass shall be provided at the intersection of Treat Boulevard and Oak Road. The overpass shall be designed to link with an elevated plaza on both sides of Treat Boulevard. Development projects on Area 12 and Area 15 shall share the cost of this overpass. Policy 2. A pedestrian and bicycle overpass should be provided at Jones Road for the Iron Horse Trail, provided that the County Board of Supervisors, in approving the project determine that, among other requirements, the form, height, mass, and setback of the Iron Horse Trail overpass is aesthetically and functionally consistent with its proximity to the existing office building at 1400 Treat Blvd. The convenience of pedestrian access to this building and the Treat Blvd. frontage shall also be provided for in the design of the overpass. Location and design of the bridge shall be reviewed and approved by the County Planning Commission after a public hearing. Policy 3. If feasible, development on Area 12 should provide for a continuous pedestrian- way from the north end of the pedestrian overpass at Oak Road to the BART station. Policy 4. Pedestrian and bicycle access shall be provided to the Iron Horse Trail along a 52 Subareas 11 and 12 Subareas 11 and 12 represent the concentration of BART ownership in the station area. The two areas provide opportunities for phased development to take advantage of a developing market demand for commercial and office space, educational and cultural facilities, residential and/or BART parking, and to link the development of the site with the construction of parking structures for BART users. BART development potential and intensity of use are to be maximized, provided that the development is visually and functionally compatible with surrounding uses within and adjoining the Specific Plan area. Utilization of surface area for any single project phase is to be minimized. Depending on an agreement between BART and a private developer, the construction of BART parking (for replacement of spaces lost to building and for the implementation of their PHASE I parking program) can be integrated directly into a retail or commercial/off ce structure in Subarea 12 or located independently in Subarea 11. So long as Subarea 11 is not assembled into a single ownership, development shall require a master plan for the entire development area. The remaining land in Subareas 11 and 12 can continue to be used for surface parking for BART patrons to balance the overall parking need for BART. Subsequent phases of development will see the conversion of the remaining surface parking lots into structured parking with retail uses on the ground floor adjacent to the open space corridor. Development within Subarea 12 shall retain provisions for pedestrian and bicycle access from the former Southern Pacific Railroad right-of-way to the BART station to integrate the regional trail system with BART and to retain the future option of developing a major fixed guideway transfer into Subarea 13. Commercial development, in close proximity to the station in Subarea 12 should include an appropriate amount of convenience retail uses as defined under permitted uses. This convenience retail use should be located along the major pedestrian routes and station frontage as shown in Urban Design Policy Diagram, Figure 7.5. other designated commercial frontages may incorporate all permitted commercial uses. In addition the design should incorporate a continuous pedestrian route connection and a second level building entrance indicated in the Urban Design Policy Diagrams, Figures 7.2 and 7.3. The overhead pedestrian bridge across Treat Boulevard shall be directly connected with the continuous pedestrian circulation. Stairs or ramps to connect any second level circulation route with Treat Boulevard shall be provided as part of the development project. Development in Subarea 12 shall not encroach on the existing native oaks in the open space and utility corridor. Ground floor retail uses, however, may incorporate appropriate open space gathering areas or support for retail services (e.g., outdoor plazas, eating area, benches and walkways) so long as the improvements do not threaten the health and viability of the oaks. Detailed circulation plans for the area shall include routes for buses through the area and to the BART station. Precise alignment shall be determined by BART with the consultation of the Central Contra Costa Transit Authority (CCCTA). 63 I Provision shall be made for a "Kiss and Ride" drop-off zone in close proximity to the station entrance in Subareas 11 or 12. The drop-off zone shall be integrated with but not disrupt the pedestrian function of a major plaza at this location. Design guidelines shall be developed and utilized to assist in project design and site planning. SOUTH OF TREAT BOULEVARD The area south of Treat Boulevard represents an important land resource suitable for intensification because of its proximity to the BART station and adjacent access afforded by Treat Boulevard and 1-680. Treat Boulevard, however, also functions as a barrier to pedestrian access to the BART station and automobile access has been prohibited directly from Treat in order to maintain the vehicular capacity of the street. Subarea 14A This subarea in the southwest corner of the Pleasant Hill BART Station Area is separated by the raised BART tracks. In order to avoid severe obstructions to traffic flow on the north bound off-ramp of 1-680 vehicular access to Subarea 14A shall not be permitted directly from Treat Boulevard. This restriction is also essential to avoid traffic safety problems which would otherwise exist. With this provision, Subarea 14A would become landlocked. The Specific Plan therefore provides for two options concerning this area. First, the development rights can be transferred to a portion of Subarea 14B (and presently the two areas are in the same ownership), with the condition that Subarea 14A be landscaped and maintained by the owners. Second, the site can be developed according to the facilities and site requirements in the Specific Plan and an internal circulation adjacent to Treat, beneath the BART tracks be incorporated to join the development to Subarea 1413. Unique to the Station Area, this development site may include business services and uses not otherwise permitted, e.g., storage. Uses would have to be of a low intensity nature, and include design features that would recognize the high level of visibility of the site. Design guidelines shall be developed and used to facilitate site planning and design. The Circulation Policy reserves a 60 foot wide right-of-way centered on the existing Jones Road for future public access improvements. The reserve will retain the future option of using Jones Road as an exit off the north-bound off-ramp at 1-680 beneath the BART tracks. Subarea 16 This development area is the largest single development site except for the BART station. As such it represents an important opportunity to achieve an integrated development. The Circulation Policy Diagram reserves a 60 foot wide right-of-way (ROW) for future public access at the southern and eastern perimeter of the development area (now Jones Road). This route will be developed primarily for internal access to any development on Subarea 15. This future circulation route may be required in order to retain intersection capacity along Treat Boulevard by providing an alternate route for through traffic along the east-west 54 corridor. Precise alignment and design of the access road shall be reviewed at the time a specific project is proposed. Offers of dedication along Jones and Oak shall be provided for to facilitate Iron Horse Trail installation. The Urban Design Policy Diagram, Figure 7.2 provides for a second level pedestrian plaza within the development area oriented toward the intersection of Treat and Oak. This plaza shall provide commercial opportunities adjacent to an open, outdoor-use area and connect directly with the overhead pedestrian crossing of Treat Boulevard to the development in Subarea 12. Stairs or ramps, to connect this second level circulation route with Treat Boulevard shall be provided as part of the development project. Provisions shall be made to maintain necessary public circulation open at all times. PH Bart Station Area Specific Plan E:1PH-BARRSP-PLAN\10-6-981FinalMainText.wpd JK:/3-14-96 SB:/1-2-97 SS:/4-1-97 SS:/6-11-97 Sc:/2-11-98 65 Dennis M. Barry, AICP Community CCommunity.Development Director . Y P Development Department County ,nty Administration Building PS A; 651 Pine Street -%� �-�_= :.• 4th Floor North Win g Martinez,California 94553-0095 Phone: (925)335-1250 r._ _ •� September 3,2002 CQUN NOTICE OF PUBLIC REVIEW AND INTENT TO ADOPT A PROPOSED m MITIGATED NEGATIVE DECLARATION County File# Specific Plan Amendment#2002-02,Rezoning#02-3116, and Development Plan#DP023041 (Iron Horse Associates Office/Residential/Retail Project) Pursuant to the State of California Public Resources Code and the"Guidelines for Implementation of the California Environmental Quality Act of 1970" as amended to date, this is to advise you that the Community Development Department of Contra Costa County has prepared an initial study on the following project: BAY AREA RAPID TRANSIT DISTRICT (Owner) and CONTRA COSTA COUNTY REDEVELOPMENT AGENCY {Applicant), County File#SP 2002-02,RZ023116 and#DP023041: The applicant requests approval of an amendment to the Specific Plan by eliminating the Oak Road pedestrian bridge from the Specific Plan and reducing building setbacks for subareas 11 and 12;rezoning the site from Single-Family Residential Zoning District(R-15)to a Planned-Unit District(P-1);and approval of a Preliminary Development Plan to construct 290,000*-456,000 sq.ft of office,274-446*multiple-family residential units(including 50 for-sale units),42,000 sq.ft.of storefront,7,000 sq.ft. of Civic use, and the expansion of the existing 1,337 space parking garage with the relocation of the existing 1,477 surface parking spaces and the 5 81 parking spaces on the Iron Horse Corridor(*with block"A"residential alternative). The request includes the adoption of The New Pleasant Hill BART Station Property Codes and Architectural Standards. The 18-acre property is the site of the Pleasant Hill BART Station,which includes the station, 1,337 space parking garage and 1,477 surface parking spaces in the Pleasant Hill BART Station Area in Central Contra Costa County. (APN 148-221-034) 015, 03 5, 03 8,030 and 148-250-071). Potentially significant impacts related to aesthetics,air quality,cultural resources,land use and planning,geology and soils, hazards and hazardous materials, hydrology and water quality, traffic, noise, and public services have been identified in the initial study. Mitigation measures have been incorporated which reduce these impacts to an insignificant level. A copy of the Mitigated Negative Declaration and all documents referenced be reviewed in the offices of the Community Development Department,and Application and Permit Center at the McBrien Administration Building,North Wing, Second Floor, 651 Pine Street,Martinez, during normal business hours and is also posted at www.ccreach.org. Public Comment Period - The period for accepting comments on the adequacy of the environmental documents extends to 5:00 P.M.,Friday, October 4, 2002. Any comments should be in writing and submitted to the following address: Maureen Toms, Principal Planner Contra Costa County Community Development Department 651 Pine Street,North Wing,4th Floor Martinez, CA 94553 It is anticipated that the proposed Mitigated Negative Declaration will be considered for adoption at a meeting of the Contra Costa County Planning Commission on Tuesday,October 8,2002. The meeting is anticipated to be held at 7:00 pm at the Board Chambers at 651 Pine Street,Martinez, CA. It is expected that the Planning Commission will also conduct a hearing on the application at the same meeting. Interested parties may contact staff at the above number to confirm the time and date of the hearing. Maureen Toms, AICP Office Hours Monday - Friday: 8:00 a.m. - 5:00 p.m. Environmental Checklist Form 1. Project Title: Specific Plan Amendment#2002-01,Rezoning#02-3116, and Development Plan#DP023 041(iron Horse Associates Office/Residential/Retail Project) 2. Lead Agency Name and Address: Contra Costa County Community Development Department 651 Pine Street,North Wing-4th Floor Martinez, CA 94553 3. Contact Person and Phone Number: Maureen Toms (925)335-1250 4. Project Location: The project area is an 18-acre site owned by BART and located at the northwest intersection of Jones Road and Treat Boulevard in central Contra Costa County(Assessor Parcel Numbers 148-221-0155-0302-034, -0351-036,-038 and 148-250-071). The current uses on the site are the Pleasant Hill BART Station and Platform, 7-story BART Parking Garage, and surface BART parking lots. The project site is within the area of the Pleasant Hill BART Station Area Specific Plan. 5. Project Sponsor's Name and Address: Contra Costa County Redevelopment Agency 651 Pine Street,4 h Floor-North Wing Martinez, CA 94553 6. General Plan Designation: Mixed-Use(M-3) 7. Zoning: R-15 8. Description of Project: The proposed project involves amending the specific plan to reduce the setback requirements for development and eliminating the Oak Road pedestrian bridge;-rezoning the site from a residential (R-15) zoning designation to a planned district(P-1)zoning designation;and a preliminary development plan for the development of 290,000* — 456,000 sq. ft. of office space, 274 — 446* units of residential space, 42,000 sq. ft. of retail space, and 7,000 sq.it.of civic use space on an 18-acre site(Subarea 11 and Subarea 12)in the Pleasant Hill BART Station Area. *vAth block"N"residential altemative. Consideration of the Preliminary Development Plan includes adoption of The Mew Pleasant Hill BART Station Property Code and Architectural Standards. 9. Surrounding Land Uses and Setting: The site is within the Pleasant Hill BART Station Specific Plan Area. Surrounding land uses include office buildings, hotels(existing and proposed),multiple-family residential complexes, and retail businesses. The I-680 freeway is approximately one block to the west of the site. 2 10. Other public agencies whose approval is required(e.g.,permits, financing approval, or participation agreement): A Development and Disposition Agreement between the Redevelopment Agency,BART and the developer;Lease and Sub-Lease Agreement between Contra Costa County, the Redevelopment Agency,BART and the developer ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The envirom-nental factors checked below would be potentially affected by this project,involving at least one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages. Land Use and Planning Transportation—/ Public Services Population&Housing Circulation Utilities&Service Geological Problems Biological Resources Systems Water Energy & Mineral Aesthetics Air Quality Resources. Cultural Resources I/ Mandatory Findings of Hazards Recreation Significance Noise 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 prepared. ✓ 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 MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a si cant effect(s)on the environment,but at least one effect(1)has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required,but it must analyze only the effects that remain to be addressed. 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 all potentially significant effects(a)have been analyzed adequately in an earlier EIR pursuant to applicable standards and(b)have been avoided or mitigated pursuant to that earlier E2%,including revisions or mitigation measures that are imposed u upon the proposed project. 3 Prep y: September 3, 2002 Boo cr Holton,Phb. Date Approved by: September 3, 2002 Maure Toms,AICP Date CCC Community Development Department CALIFORNIA ENVIRONMENTAL QUALITY ACT The Environmental Impact Report for the Amendments to the Pleasant Hill BART Station AREA Specific Plan (certified on October 6, 1998) is a program EIR prepared in accordance with Section 15168 of the California Environmental Act(CEQA)Guidelines..CEQA enables the EIR to serve as a tiering document for individual development projects proposed for the Specific Plan.area. The program EIR addressed all of the significant cumulative impacts of the amendments to the Specific Plan. Subsequent activities (i.e., development plans) in the program (specific plan) must be examined in the light of the program EIR to determine whether an additional environmental document must be prepared. If a later activity would have effects that were not examined in the program EIR, a new Initial Study would need to be prepared leading either to a Negative Declaration or EIR. The EIR included the evaluation of a project having the dimensions and density as that which is proposed on Specific Plan Subareas 11 and 12. The EIR found potentially significant impacts and provided mitigation measures that would reduce these impacts to a less than significant level. These mitigation measures are incorporated into the proposed project and are identified with an asterisk in the document(i.e., Mitigation Measure*). The proposed proj ect does not result in additional significant environmental impacts that were not already evaluated by the County in that EIR Project specific mitigation measures,which reduce potential impacts to an insignificant level, are also incorporated into the project. SOURCES In the process of preparing the Checklist and conducting the evaluation,the following references(which are available for review at the Contra Costa County Community Development Department, 651 Pine Street 5th Floor-North Wing,Martinez)were consulted: 1. Contra Costa Resource Mapping System-Quad Sheet Panels -Brentwood,CA 2. The(Reconsolidated) County General Plan (July 199 and EIR on the General Plan (January 1991) 3. General Plan and Zoning Maps 4. Pleasant Hill BART Station Area Specific Plan and EIR(October 1998) 5. Pleasant Hill BART Station Area Community Plan Summary Report(October 200 1) 6. The New Pleasant Hill BART Station Property Code—Architectural Standards(proposed) 7. The New Pleasant Hill BART Station Property Code — Principles and Regulations for Redevelopment of the BART Station Property (proposed) 4 S. Pleasant Hill BART Preliminary Development Plan(proposed) 9. Draft Pleasant Hill BART Station Comprehensive Plan(July 2002) 10. Treat Blvd. Overcrossing at Oak Road Traffic Study(June 7,2002) EVALUATION OF ENVIRONMENTAL ZMZ'ACTS: Potentially significant Impact, Potentially Unless Less than significant Mltlgtlon significant Impact Incorporated Impact No Impact I. AESTHETICS. Would the proposal: a. Have a substantial adverse effect on a scenic vista?(Source 4,5,6,7,8) b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings wig a state scenic highway? (Source 2,4,5,6,7,$) C. Substantially degrade the existing visual � character or quality of the site and its surroundings? (Source 2,4,5) d. Create a new source of substantial light or ✓ glare which .would adversely affect day or nighttime views in the area? (Source 4) SUN 54ARY: The portion of the proposed project north of the BART station (Specific Plan.Subarea 11) .includes one 12-story office building and 4-story apartments, along with expansion of the footprint of the existing 7-story BART parking garage to accommodate 2, 058 additional vehicles(1,477 spaces relocated from surface lots and 581 spaces relocated from the temporary parking area on the former Southern Pacific right-of-way). The portion of the proposed project south of the BART station (Specific Plan Subarea 12) includes one 7-story office building and three-story apartments or commercial buildings. Retail business would be located on the ground floor along Treat Boulevard,the southern portion of Jones Road,and along a new north-south.retail street,providing a pedestrian friendly environment with major ingress and egress from Treat Boulevard. Offices or residences would wrap the perimeter of the upper levels of parking garages. The apartments would shield the view of the parking garages from surrounding land uses and would be compatible with the existing residential uses. The architecture of the proposed buildings is compatible with existing buildings in the vicinity and adheres to the design guidelines articulated in the Specific Plan and related documents. For example,the Specific Plan stipulates that views of Mt.Diablo be maintained from the BART platform. This limits building heights east of the platform and wig the Mt.Diablo viewshed to 52 feet. The maximum height allowed by the Specific Plan for any building north of the BART tracks is 12 stories and 7 stories to the south. Generally,the project's proposed location of residential units is near desirable visual and recreational amenities (such as the Iron Horse Trail), and close to existing housing. Office uses are clustered near other office buildings. Retail uses are sited in locations that are highly visible to passing cars on Treat Boulevard and along routes to and from public transit. Parking structures would be hidden behind other uses(when possible)and 5 architecturally enhanced (when not screened by an active use). Buildings with civic uses are proposed in prominent locations around the site,terminating in views from important streets. The property,and associated buildings,would continue to be highly visible from I-680;however,this portion of I-680 is not designated as a scenic highway in the General Plan. The proposed project, particularly the parking garage, has the potential to add light and glare to the area. Requiring lighting to be directed on the project property only and the design of the garage to be such that headlights of cars using the parking garage do not slime toward the residential areas can minimize these impacts. The Specific Plan Policy 4,BART Parking, states that: "Any extension of the existing parking structure shall(1)be designed so as to prevent light and noise intrusion into residential areas and to minimize residential view of parked vehicles from those areas." The project site contains some native oak trees within a small,riparian zone in the southwest corner of subarea 12. Such oak trees are to be protected within a park adjacent to proposed retail uses on Treat Boulevard and a smaller retail building or restaurant on the eastern border of the park. The following mitigation measures adopted, as part of the Pleasant Hill BART Station Area Specific Plan (Landscaping Policy 1) will be incorporated into the proposed project: Potentially Significant Effect(1a): New construction and future uses could have a significant impact on oak trees. Mittpation Measures*(1a): 1. Existing native oaks shall be retained and protected from encroachment by structures and paving damage to their root structure. 2. Hard surface areas shall be restricted and no change in finish grade shall be permitted beneath their drip line. 3. Surface drainage shall be maintained to promote healthy root growth. 4. Development of the Specific Plan are shall comply with the County's Tree Preservation Ordinance. 5. Protected trees, as defined in the County's Tree Preservation Ordinance that have a circumference exceeding 20 inches measured 4.5 feet from the ground,shall be replaced at a ratio of 2:1. Impact : The project proposes to introduce additional exterior lighting to the area,which includes residential uses. Mitigation Measure(Ib): 30 days prior to the issuance of a building permit,the applicant shall submit for review and approval of the Zoning Administrator a Lighting Plan. Light standards shall be low- lying and exterior lights on the building shall be deflected so that lights shine onto appucant's.property and not toward adjacent properties; all subject to review and approval by the Zoning Administrator prior to issuance of a building permit. Implementation of this mitigation measure will reduce this impact to less than significant. Potentially significant Impact, Potentially Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact H. AGRICULTURAL RESOURCES:In det g whether impacts to agricultural resources are significant enviromnental effects,lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model(1997) prepared by the California Dept. Of Conservation as an optional model to use m* assessing impacts on agricultural and farmland. Would the project:- a. Convert Prime Farmland,Unique Farmland or Farmland or Statewide Importance (Farmland), as shown on the maps prepared pursuant .to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? (Source 4) b. Conflict with existing zoning for agricultural use,or a William on Act contract?(Source 4) C. Involve other changes in the existing environment which, due to their location or nature, could result in conversion, of Farmland,to non-agricultural use?(Source 4) SUNCAARY. The site is currently paved surface parking and a parking garage. Since the site is not associated with any agricultural uses,the proposed use will not impact agricultural resources. Potentiay significant Impact Potentially Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact AM QUALITY'. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relief upon to make the following determinations. Would the project: a. Conflict with or obstruct implementation of the applicable air quality plan(Source:4) b. Violate any air quality standard or contribute to an existing or projected air quality violation? (Source 4) C. Result in a cumulatively considerable net ✓ increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard(including releasing emissions which exceed quantitative thresholds for ozone precursors)? (Source 4) d. Expose sensitive receptors to substantial ✓ pollutant concentrations? (Source 4) e. Create objectionable odors affecting a _._._ ✓ - substantial number of people? (Source 4) S Y: The EIR prepared for the Pleasant Hill BART Station Area adequately addressed air quality impacts resulting from proposed development of Specific Plan Subareas 11 and 12.The proposed development is less intense that the scenarios analyzed in the EIR. The following mitigation measures adopted for the Pleasant Hill BART Station Area Specific Plan will be incorporated into the proposed project: Potentially-Si_gpificant Environmental Effect(IIIa). Construction activities would result in exhaust emissions and particulate. Mitigation Measures*0a): During construction require implementation of BAAQMD construction dust control measures such as the following: 1. Water all active construction sites at least twice daily. 2. Water or cover stockpiles of debris,soils,sand and other materials that can be blown by the wind daily. 3. Cover all trucks hauling soils, sand and other loose material or require all material- hauling trucks to maintain at least two feet of freeboard. 4. Pave, apply water 3 times daily or apply non-toxic soil stabilizers on all unpaved access roads, parking lots and staging areas at construction sites. 5. Sweep street daily,preferably with water sweepers,if soil is.carried onto adjacent streets. Potentially Significant Environmental Effect(Mb):Trips to and from the project would result in air pollutant emissions over the entire Bay Area. All Specific Plan alternatives would generate more than 80 pounds of regional pollutants(ROG,NO,PM10). Mitigation Measures*CIIIbI: Implement measures to promote non-auto travel such as the alternative travel modes.To mitigate regional air quality impacts: J. Provide secure and convenient residential and non-residential bicycle parking 2. Provide preferential parking for low emission vehicles and carpools within parking garages. 3. Promote programs and advertising to induce site users to use BART. 4. Adopt trip reduction goals identified in the transportation section of the EIR. 5. Adopt enforcement procedures for trips reduction measures to the extent legally possible. 6. Form a County Service Area to fund trip reduction measures. Potentially significant Impact, Potentially Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact IV. BIOLOGICAL RESOURCES. Would the project.- a. Have a substantial adverse effect, either Vf directly or through habitat modifications, on any species identified as a candidate,sensitive, or special status species in local or regional plans, polices, or regulations, or by the California Department of Fish and Game or U.S.Fish and Wildlife Service? (Source 1,4) b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans,policies,regulations or by the C a Department of Fish and Game or US Fish and Wildlife Service? (Source 1,4) C. Have a substantial adverse effect on federally _____ _�!___ protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (Source 1,,4) d. Interfere substantially with the movement of ✓ any native resident or migratory fish or Wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (Source 1,4) e. Conflict with any local policies or ordinances protecting biological resources, such as tree preservation policy or ordinance?(Source 1,4) V/ f Conflict with any local policies or ordinances protecting biological resources, such as tree preservation policy or ordinance?(Source 1,4) SU1154ARY: The County Resource Mapping System,the Department of Fish and Game Natural Diversity Data Base,and the Contra Costa Water District Interim Service Area Listed Species Occurrences and Potential Habitat Map, showed no unique,threatened, or endangered species of plants or animals in the project area. Plant life in the project area consists of non-native grasses and weeds and an oak tree and some elm trees. Mitigation measures adopted Pleasant Hill BART Station Area Specific Plan to mitigate for the loss of trees will be incorporated into the proposed project(see I-Aesthetics). Potentialy significant Impact, Potentially Unless Less than significant Mitigation Significant Impact. Incorporated Impact No Impact V. CULTURAL RESOURCES. Would the project: a. Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? (Source 1.4) b. Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? (Source 1,4) V/ C. Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? (Source 1,4) d. Disturb any human remains, including those interred outside of formal cemeteries? (Source 1,4) S Since the late 1800s,the general vicinity of the BART Station Area has yielded a number of buriedprehistoric village locations and burials dating back as far as 3000 years. Most of these archaeological sites, buried under several feet of flood-deposited.silt materials from nearby creeks, were discovered accidentally during construction. The EIR for the 1998 Specific Man Amendment adopted mitigation measures sufficient to reduce the identified impacts of future construction on cultural resources to a less-than-significant level. Potentially Si cant Environmental Effect (Ya Future development could impact significant cultural resources. Mitimfion Measures* _(ya): Since the major portions of Subareas 11 and 12 are covered with pavement or other material obscuring the ground surface, the following measures would be implemented to evaluate the presence or absence of cultural resources. • For parcels presently covered by pavement or landscaping that may obscure the original ground surface,a program of mechanical subsurface testing shall be conducted to determine the presence of buried or obscured cultural material. In the event that any such material is discovered, additional testing shall be conducted to determine the aerial extent and depth below surface of the deposit area ant to determine the extent of impacts any planned development would have. The above mitigation is intended to demonstrate only the presence or absence of cultural resources in Subareas 11 and 12, and us not meant to demonstrate the scientific importance of any deposits. If a qualified archaeologist determines that cultural resources are likely to be present, the following components of the mitigation measure shall be implemented: 0 If cultural resources have been identified in Subareas 11 and 12, and the extent of potential impacts to them have been determined in by the presence or absence survey, a qualified archaeologist shall determine if the impacts would be significant enough to require evaluation of the scientific importance of the resources. If it can be demonstrated that prehistoric cultural resources are"unique"or"significant,",finther mitigation to reduce or eliminate the impact shall be recommended.Mitigations will be implemented prior to granting site and construction permits. 10 • The archaeological testing shall be undertaken when the Final Development Plan is submitted. • When and if subsurface borings are done,the work shall be scheduled during a period that does not disrupt the use of the surface parking lots serving commuters in the Station Area. Boreholes shall be 4-10 inches in diameter, depending on the depth needed to extract a reliable sample. • The archaeological investigators shall use hand augers or quiet mechanical equipment to iLtin 7e the noise disturbance of boring on nearby residents, commuters, and workers.. • All boreholes, shall be filled (using Quick Patch Asphalt or smear substance) and flattened immediately after the core sample is extracted so as to maintain the safe use of the parking lots. Potentialy significant Impact, Potentialy Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact V1. GEOLOGY AND SOILS -Would the project? a. Expose people or structures to potential substantial adverse effects, including the risk of loss,injury, or death involving: 1. Rupture of a known earthquake fault, as delineated on the most Tecent Alquist- Pn"olo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. (Source 4) 2. Strong seismic ground shaking?(Source 4) ✓ 3. Seismic-related ground failure, including V/ liquefaction?(Source 4) 4. Landslides?(Source 4) ✓ b. Result in substantial soil erosion or the loss of topsoil?(Source 4) C. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on-or off-site landslide, lateral spreading, subsidence,liquefaction or collapse? (Source 4) d. Be located on expi&isive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? (Source 1,2,4) e. Have soils incapable of adequately supporting the use of septic tanks or alternative waste disposal systems where sewers are not available for the disposal of waste water? (Source 4) 11 SUMMARY: The geological and seismic conditions of the BART Station Area was described in the 1982 EIR on the Pleasant Hill BART Station Area General Plan Amendment/Specific Plan,as summarized and updated in the 1998 Specific Plan EIR. The following mitigation measures adopted for the Specific Plan are incorporated into the proposed project: Potentially Significant Environmental Effect (VIa . Strong to violent earthquake ground shaking on active fault zones in the region could cause significant damage to improvements,and in extreme cases, loss of life. Mitigation-Measures* Mal: Require geotechnical investigations to mitigate effects of engineered fills, settlement and liquefaction. 1. Engineered fills in the planning area shall be properly designed and adequately compacted(i.e. minimum 90% relative compaction as defined by ASTI D1557) to significantly reduce both seismically induced and natural fill settlement. 2. All roads, structural foundations and underground utilities shall be designed to accommodate estimated settlement without failure. 3. Final design of improvements shall be made in conjunction with a design level geotechnical investigation submitted to the County for review. The investigation shall include deep borings and evaluation of liquefaction potential and the report shall estimate the magnitude of differential settlement. If a high liquefaction potential exists, the report shall include measures to control drainage, including measures aimed at controlling damage to buildings, buried pipelines and surface parking. Potentially Significant Environmental EffectOM:Expansive soils and/or bedrock have the potential to cause significant damage to foundations, slabs and pavements. Mitigation Measures* CM): 1. The recommendations of a qualified geotechnical engineer shall be followed. Design-level geotechnical investigation for individual projects shall provide criteria for foundation or pavement design developed in accordance with the Uniform Building Code(UBC)and County Code requirements on the-basis of subsurface exploration. and laboratory testing. 2. Foundation design shall include drilled pier-and-grade beam foundations,reinforced slabs and thicker pavement sections designed using criteria provided by the design-level geotechnical investigation. 12 Potentially significant Impact, Potentially Unless Less than significant Mitigation Sigr1ificant Impact Incorporated Impact No Impact VH. HAZARDS AND HAZARDOUS MATERIALS- Would the project: a. Create a significant hazard to the public or the ✓ environment through the routine transport, use, or disposal of hazardous materials? (Source 4) b. Create a significant hazard to the public or the-- ✓ environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the envirom-nent?(Source 4) C. Emit hazardous emissions or handle=ardous or acutely hazardous materials,substances,or waste wig one-quarter mile of an existing or proposed school? (Source 4) d. Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government code Section 65862.5 and, as a result, would it create a significant hazard to the public or the environment`? (Source: 4) e. For a project located within an airport land ✓ use plan or, where such a plan has not been adopted, wig two miles of a public airport or public use airport,would the project 'result in a safety hazard for people residing or working m* -the project area. (Source 4) f For a project wig the vicinity of a private ✓ airstrip,would the project result in a safety hazard for people residing or working in the project area? (Source 4) 9. Impair implementation of or physically ✓ interfere with an adopted emergency response plan or emergency evacuation plan? (Source 4) h. Expose people or structures to a significant ✓ risk of loss,injury or death involving wildland fires,including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (Source 4) 13 S Y: The project has the potential to release hazardous substances, such as accidental petroleum spills,during construction. These potential impacts are r nim* ed to a less than significant level with standard safety practices (i.e., installing sufficient signs warning about construction and detours, marking of underground lines before trenching, etc.). According to the EIR prepared for the Specific Plan, increased traffic in the area could result in an increase of response time for emergency vehicles. Incorporation of the following mitigation measures will reduce the impact to a less than significant level: Potentially Significant Environmental Effect(VIIaI: The proposed project would increase traffic which would have the effect of increasing response times for fire trucks and emergency medical services. Mitigation Measures* 1. Require sponsors of new development projects to prepare a life safety plan in consultation with the Contra Costa County Fire District. 2. Require new commercial buildings to have life safety systems that include sprinklers, smoke detectors, early warring system, fire rated walls and other requirements of the building code. 3. Include in the Pleasant Hill BART Station Area Specific Plan life safety policies and features that address fire suppression,training,and traffic signalization to accommodate the needs of emergency vehicles, street widths.and setbacks to facilitate fire protection. Potentially significant Impact, Potentially Unless Less than significant Mitigation Significant Impact Inemporated Impact No Impact VIII. HYDROLOGY AND WATER QUALITY-Would e project: a. Violate any water quality standards or waste discharge requirements?(Source:4) b. Substantially deplete groundwater supplies or ✓ interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g.,the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? (Source-,4) C. Substantially alter the existing drainage ✓ pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on-or off-site?(Source:4) 14 d. Substantially alter the existing drainage patter of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on-or off-site? (Source: 4) e. Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff. (Source: 4) f. otherwise substantially degrade water quality? (Source: 4) Place housing wig a 100-year flood hazard 'r g ---- area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (Source: 4) h. Place within. a 100-year flood hazard area structures that would impede or redirect flood flows? (Source:.4) i. Expose people or structures to a siccant risk of loss,injury or death involving flooding, including flooding as a result of the failure of a levee or darn?(Source: 4) j. Inundation by seiche, tsunami, or mud.f low? (Source: 4) S1JNy AR.Y: The site is not located wig a floodplain or located near a body of water where water-related hazards to people or property could result. As the site is currently paved parking lots and the BART parking garage,the proposed project would decrease the impervious surface of the site with the incorporation of parks and landscaped areas.For the developed areas,the applicant will be required to collect and convey runoff,as specified in Division 914 of the ordinance Code. This will result in runoffto the drainage facilities,however the surface water discharge would most likely be less than that of the existing site conditions. The proposed proj ect could result in the discharge of silt from the project site into the storm drain system during construction. The following mitigation measure reduces this impact to a less than significant level. Potentially Significant Impact The proposed proj ect could result in the discharge of silt from the proj ect site into the storm drain system during construction. Nfitigation Measure (Ma): At least 30 days prior to the issuance of a grading permit, an erosion control plan shall be submitted for the review and approval of the Grading Section of the Building Inspection Department. The erosion control plan shall provide for the following measures: All grading, excavation and filling shall be conducted during the dry season(April 15 through October 15) only, and all areas of exposed soils shall be replanted tomrtr��r*ze erosion and subsequent sedimentation. After October 15, the grading permit shall allow only erosion control work. Any modification to the above schedule shall be sub j ect to review by the Grading Section of the Building Inspection Department and the review and approval of the Zoning Administrator. Implementation of this mitigation measure will reduce this impact to less than significant. 15 Potentially significant Impact, Potentially Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact IX. LAND USE AND PLANNING. Would the project: a. Physically divide an established community? ✓ (Source: 4,5,6, 718) b. Conflict with any applicable land use plan, ___✓ policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (Source 4,5,6,7,8) C. Conflict with any applicable habitat _✓ conservation plan or natural conununity conservation plan?(Source 4,5,6,7,8) S RY: The BART-owned site currently has a General Plan/Specific Plan designation of Mixed-Use, but is zoned R-15.The site would require rezoning to.P-1(Planned District)to accommodate the prof ect. P-1 zoning is intended for large-scale integrated development that provides an opportunity for diversification in the various uses,buildings, structures,lot sizes and open spaces. The R-15 zone on the BART property allows single-family residences on lots with a minimum of 15,000 square feet. The rezoning intention is part of the Disposition and Development agreement between the County,the Redevelopment Agency and BART. The Pleasant Hill BART Station Specific Plan identifies the site as Subarea 11 and of Subarea 12. Specific Plan policies for these subareas are as follows: • Allows a total of 800,000 sq.ft.of commercial/office uses,requires 20 percent of usable open space, and a residential density of mmum 35 to a maximum of 60 dwelling units per net acre of developable area. The maximum story height permitted in Subarea 12 is five stories, seven stories conditionally permitted. Maximum story height permissible in Subarea 11 is 10 stories,and up to 12 stories conditionally permitted.-The Specific Plan states that the additional building height may be allowed as a result of the Development Plan process,based on individual circumstances. • Maintain the visual relationship of the Station Area to the larger natural and built setting provided by long distance views,in particular those of Mt.Diablo,byprotecting the views as seen from The BART station platform and from future upper office space throughout the Station Area. Encourage the creation of view corridors from the development on Subarea 12. • Subareas 11 and 12 provide opportunities for phased development to take advantage of a developing market demand for commercial and office space,educational and cultural facilities,residential and/or BART parking to link the development of the site with the construction of parking structures for BART users. 16 • Development within Subarea 12 shall retain provisions for pedestrian and bicycle access from the former Southern Pacific right-of-way to the BART station to integrate the regional trail system with BART. • Commercial development in Subarea 12, close to the BART station should include an appropriate amount of convenience retail uses as defined under permitted uses. This convenience retail use should be located along the major pedestrian routes and station frontage. • The overhead pedestrian bridge across Treat Boulevard shall- be directly connected with the continuouspedestrian circulation. Stairs or ramps to connect any second level circulation route with Treat Boulevard shall be provided as part of the development project. Development in Subarea 12 shall not encroach on-the existing native oaks in the open space and utility corridor. Ground floor retail uses,however;,-incyincorporate appropriate open space gathering areas or support for retail services(e.g.,outdoor plazas,eating area,benches and walkways)so long as the improvements do not threaten health and viability of the oaks. • Design guidelines shall be developed and utilized to assist in project design and site planning. Theproject proposes up to 456,000 sq. ft.of office space,42,000 sq. ft.of retail space,up to 446 residential units, 7,000 Sq. ft. of civic uses, and 2,058 additional parking spaces within an expanded addition to the existing BART parking garage. The 2,05 8 new parking spaces include the existing 1,477 surface parking lot spaces and the 581 temporary.parking spaces in the former.Southern Pacific right-of-way. Two new office buildingare'prop'sed for the site,one 12-story building in Subarea 11 and one 7-storybuilding in Subarea 12 both building heights are allowable under the Specific Plan, subject to urban design guidelines. The Specific Plan conditionally allows up to seven stories and 108 feet in Subarea 12 and conditionally allows up to 12 stories in Subarea 11,with the following findings: The increase in height (1)will not create shading or wind conditions adversely affecting nearby public,outdoor space;(2)will not unduly restrict view potential from other sites from other sites in the Station Area; and (3) where a subarea.is in multiple ownership, a coordinated design has been prepared and agreed by all property owners within the subarea. In addition,the A 0 UO WO kJI Specific Plan allows heights of up t ten stories and 1"�O ft in Oubarea,11,based on individual circumstances. In Subarea 12,a commercial building(up to four stories in height)and three-story apartments,located above street-level retail, are sited to allow the retention of views of Mt. Diablo from vantage points at the BART stationplatform, residential units along Jones Road, and associated office buildings. The proposed retail businesses would be located on the ground floor along Treat Boulevard and along a new north-south retail street;both streets would be major pedestrian routes. The north-south retail street would lead directly to the BART station. The proposed project provides a series of linked parks, plazas and broad sidewalks to allow and invite pedestrian access to the BART station from all directions in the area. Proposed Amendments to the Specific Plan Specific Plan, Figure 6, Land Use Matrix, would require a modification to allow residential uses without a land use permit. • Specific Plan Policy 1,.Bi and Pedestrian Circulation,refers to a pedestrian overcrossing of Treat Boulevard: 17 "A pedestrian overpass shall be provided at the intersection of Treat Boulevard and Oak Road. The overpass shall be designed to link with an elevated plaza on both sides of treat Boulevard. Development projects on Area 12 and Area 15 shall share the cost of this overpass." As part of the Specific Plan Amendment,the Oak Road Bridge will be removed from the Specific Plan to accommodate the proposed development of Subareas 11 and 12. In addition, the discussion of Subarea Plan Provisions for Subareas 11 and 12(page 63 of the Specifc Plan)would be modified to reflect a north bridge landing at grade, rather than an overhead pedestrian bridge across Treat or second level building entrances. • Specific Plan Policy 1,Street Setbacks, refers to minimum building setbacks from streets: "Minimum building setbacks from streets, both at ground level and at upper floors shall adhere to the following schedule: Street Setback t Stepped Profile fftp Treat Boulevard 20 40 Oak Road 20 40 BART Station Entrance 20 40 BART Station Frontage 20 -- -- Typical 5-lane 10 20 Typical 2-lane 20 20 Buskirk 20 20 Coggins E-W 10 20 Coggins N-S 20 20 The building setbacks proposed for the development of Subareas 11 and 12 are between 10 and 20 feet, requiring an amendment of the street setback limits for a typical 2-lane street. As part of the Specific Plan Amendment,the street setback limits will be.amended to accomodate the proposed development of Subareas 11 and 12. • Specific Plan policies(Policy 1 and Policy 4)regarding Pro,�eZV Line Setbacks: "Policy 1: Building setbacks from side and rear yards shall conform to the following schedule: Adiacent Use Setback(ft.1 Stepped Profile gatio) Residential 15120 2:1 CommerciallOf ce 20 1:1 Mixed Use 20 1:1 "'Policy 4: Buildings adjacent to existing multiple family developments shall have a minimum setback of 15 feet. Buildings adjacent to existing single-family residences in Subarea 3 shall have an average setback of 20 feet. Accessory structures such as single story carports are exempt from these setback requirements." These policies are also proposed to be modified to accommodate the planned development of Subareas 11 and 12. 18 The proposed project identifies a conceptual parking supply totaling 4,788 parking spaces. According to the Specific Plan, the maximum parking requirement for the proposed project is 4,162 parking spaces. The proposed project exceeds the maximum allowed parking spaces by 626 parking spaces and conflicts with the of parking policies set forth in the Specific Plan. Potentially Simi cant Environmental Effect tea): The proposed project exceeds the m allowed parking spaces by 626 parking spaces and conflicts with the parking policies set forth in the Specific Plan. Mitigation Measures* The Final Development Plan parking plan shall be amended to be consistent with the parking policies in the Specific Plan. Potentially significant Impact, Potentially Unless Less dm significant Mitigation Significant Impact Incorporated Impact No Impact X. MINERAL RESOURCES . Would the project: a. Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? (Source: 4) b. Result in the loss of availability of a locally- important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Source: 4) SUNDAARY: Due to the nature of the prof ect and the site description,the proposal will not result in impacts to mineral resources. Potentially significant Impact, Potentially Unless Less than significant Mitigation Significant Impact incorporated Impact No Impact )G. NOISE. Would the project: a. Exposure of persons to or generation of noise V/ levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (Source: 4) b. Exposure of persons to or generation of v/ excessive-ground borne vibration or ground borne noise levels? (Source:4) C. A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? (Source: 4) Vr" d. A substantial temporary or periodic increase in ambient noise levels in the project vicinity 19 above levels existing without the project? (Source: 4) e. For a project located within an airport land use ✓ plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport,would the project expose people residing or working in the project area to excessive noise levels? (Source:4) f. For a project within the vicinity of a private ✓ airstrip, would the project expose people residing or working in the project area to excessive noise levels? (Source: 4) SUl Y: The primary sources of noise in the project area are trains on the BART system,traffic on local streets,and vehicular traffic on I-680. The noise assessment prepared for the Amendments to the Pleasant Hill BART Station Area Specific Plan EIR(October 1998)indicates that the future noise levels in Subareas 11 and 12 could range from 66-84 dBA. The lower end of the range would result from additional traffic-generated noise; the upper end of the range would occur sporadically from construction-generated noise. The noise element of the County General Plan contains the land use compatibility guidelines for community noise. For office buildings,a noise level of 68-78 dB is conditionally acceptable. For residences,a noise level of 55-70 dB is conditionally acceptable. ------ The increase in noise levels associated with increased traffic would be less than 70 dBA and would not pose significant impacts on office and commercial uses.However,the proposed apartments and townhouses at the intersection of Treat Boulevard and Jones Road,and the residential units adjacent to the BART station could be subjected to noise levels of 75 dBA. These areas would be therefore subjected to community noise categories between what is normally unacceptable and clearly unacceptable for residential development. Housing proposed on a portion of Jones Road near the BART station(Block C)would be shielded from train- related noise by a three-story commercial building adjacent to the station. Incorporation of the following measures would further reduce noise impacts in this area and in other areas of the site to a less than significant level: Potentially Significant Environmental Effect(XIa,: Development in Subareas 11 and 12 would result in land use compatibility impacts, creating circumstances of'normally unacceptable' and 'clearly unacceptable'noise levels for development. Mitigation Measures : (1)Exterior noise levels should be reduced to acceptable levels through appropriate site planning and/or use of soundwalls;and(2)interior.noise levels should be reduced to acceptable levels through inclusion of sound rated windows, insulation, full air-conditioning, or building facade treatments. Potentially Significant Environmental Effect Mc) The proposed parking structure could result in an increase m noise levels in the project vicinity. Mitigation Measures Mc):Exterior noise levels,emitted from the parking structure,shall not exceed County established acceptable level of 70 dBA. This may be accomplished through appropriate site planning and/or use of design features of the parking structure. The projected noise level of the parking structure shall be verified by an acoustical study to be submitted prior to issuance of the building pen-nits. 20 Short-term noise levels would occur during construction. However, standard conditions of approval that include restricting construction hours,traffic flow and heavy equipment usage will reduce the noise effects. Incorporation of the following mitigation measures will reduce noise impacts to a less than significant level: Potentially Significant Environmental Effect (XIb,�. Short-term noise level increases at sensitive locations in and surrounding the Specific Plan area would be expected during periods of heavy construction. Mitigation Measures* Implement County construction noise policy limiting construction to the hours of 7:30 AM—5:00 PM Monday-Friday. Require construction contractors to include measures to reduce equipment noise such as: • All internal engine-driven equipment shall be equipped with mufflers that are in good condition; • Use 'quiet'gasoline-powered compressors or,other electric-powered compressors wherever possible. • Retain a disturbance coordinator to monitor construction activity and to identify additional mitigation measures as needed,consistent with the impacts and mitigation measures identified in the EIR. Potentialy significant Impact, Potentially Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact XII. POPULATION AND HOUSING-Would the project: a. Induce substantial population growth in an ✓ area, either directly (for example, by proposing new homes and businesses) or directly (for example, through extension of roads or other infrastructure)?(Source 4,5,6,8) b. Displace substantial numbers of existing ✓_ housing, necessitating the construction of replacement housing elsewhere? (Source 4,5,6,8) C. Displace substantial numbers of people __✓__ necessitating the construction of replacement housing elsewhere? (Source 4,5,6,8) S Y: The proposed project would be developed on a site currently used for BART parking,adjacent to primarily office and residential uses. The Pleasant Hill BART Station Area Specific Plan contains several objectives that relate to the population and housing in the development area. These include the following policies: • Increase the concentration of high intensity transit-oriented development, including office, retail, housing, and institutional uses in the Station Area so as to better utilize the regional transit accessibility provided by BART. For Subareas 11 and 12:a)undertake a Community Design Program 21 that balances the many competing interests, and b)establish a Design Review Process(LAND USE AND DEVELOPMENT). • Integrate housing into the Station Area wherever environmental constraints or overall land use considerations do not preclude it(LAND USE AND DEVELOPMENT). • Provide opportunities for developments with a mix of land use,including office,hotel,retail,business and personal services,public facilities,and/or housing in order to obtain superior design,to optimize the use of infrastructure, to develop supportive markets, and to permit the right mix of uses in all economic environments LAND USE AND DEVELOPMENT). • Provide for two types of housing environments: (1)a more traditional higher density residential area north of Las Juntas where residential uses predominate;and(2)a more urban residential setting where housing may be intermixed with office and retail uses(URBAN DESIGN) Two separate housing types would be created—townhouses and flats.The project development plan proposes a flexible 274-446 number of units, of which 50 could be for-sale units. The proposed residential densities would be within ranges allowed by the Specific Plan. The population increase from.the residences is expected to be 834 people(based on 1.87 people per household). There would be some minor increase in both the existing employee population and the resident population in the area. The projections range between a 72%-83%increase in site population. The vast proportion of this population increase would from the influx of office workers(Pleasant Hill BART Specific Plan EIR, 1998). This is considered a less than significant impact. There would be some or increase in both the existing employee population and the resident population in the area. The projections range between a 72%-83%increase in site population. The vast proportion of this population increase would from the influx of office workers(Pleasant Hill BART Specific Plan EIR, 1998). This is considered a less than significant impact. The proposed project intends to be compatible with the Specific Plan goals providing a balance of j obs and housing through mixed-use development.The project combines the development of employment centers with affordable housing to provide opportunities for workers to live near their j ob-sites compared to what would be provided under a single use project. The Pleasant Hill BART Specific Plan EM indicates a cumulative potential j obs/housing ratio of 4:1 or 5:1. while not balancing j obs and housing on-site,the proposed proj ect would contribute positively to improving the j obs/housing balance in North Central County. The project would not displace any existing housing units due to the existing BART parking use of the site. 22 Potentialy significant Impact, Potentially Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact M. PUBLIC SERVICES -Would the project: a. Would the proj ect result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, m order to maintain acceptable service ratios, response tunes or other performance objectives for any of the public services: (1.2,3,4,5,6) 1. Fire Protection? 2. Police Protection? 3. Schools? 4. Parks? 5. Other Public facilities? ✓ S Y: The proposed project is within existing urban boundaries served by the Contra.Costa County Fire Protection District, County Sheriff s Department,and the various County Departments serving the area. Four fire stations currently serve the BART station area:(1)Station#1,approximately 3.5 miles south of the station; (2) Station#2, approximately 1.25 miles west of the site; (3) Station#5, approximately 1.75 miles northwest of the site; and Station#la, approximately 2.0 miles east of the site. PotentiallySignificant Environmental Effect(X[Ha): Proj ect development would result in increased A---- and potentially increasing the response times for fire trucks and emergency medical services. Incorporation of the following mitigation measure will reduce impacts to Fire Services to a less than significant level: Mitigation Measures*(=a): 1. Require sponsors of new development projects to prepare a life safety plan in consultation with the Contra Costa County Fire District. 2. Require new commercial buildings to have life safety systems that include sprinklers, smoke detectors,early warning system,fire rated walls and other requirements of the building code. 3. Mitigations that reduce traffic congestion would mitigate impacts on response times. 23 The Contra Costa County Sheriff s Department, BART police, and East Bay Regional Park District share responsibility for police protection in the BART station area. The Walnut Creek Police Department could serve the site at the request of other police departments under a mutual aid agreement. The proposed development of Specific Plan Subareas 11 and 12 would add to the BART station area a substantial amount of transient uses including restaurants and retail-uses,along with visitors to the parks and civic spaces, and the offices. Littering, loitering,vandalism and theft, and domestic disputes in residential units are all realities of mixed-use development projects. These occurrences,than domestic related service calls and crime,would be controlled by the project's incorporation of the following Specific Plan"Defensible Space"Guidelines: • Guideline 1. Proposed development shall create subareas that impart a sense of identity,belonging, function, and security. Each subarea shall allow for effective surveillance by proprietors,residents, and pedestrians and_vehicle traffic,as appropriate,as well as by mechanical-surveillance equipment if necessary. • Guideline 2. Site and building design shall demonstrate attention to the need for effective surveillance.Designs shall avoid creating obscure corners or potential hiding places, and should put multiple"eyes on the street"for effective human and mechanical surveillance. • Guideline 3. Pedestrian circulation plans shall concentrate pedestrian activity in selected locations, and avoid creating isolated places that might be locations for aberrant behavior. • Guideline 4.In residential developments,major building entries and lobbies.shall be located so that they are visible and accessible from the street,not just from parking areas. • Guideline 5. In residential developments, units shall include windows or balconies with views of streets, walkways, and/or parking areas, wherever possible, to create the security of"eyes on the street." • Guideline 6.Outdoor areas shall be sufficiently illuminated to cerate a secure nighttime environment. Luminaries shall be shielded as necessary to avoid light"spillover"into adjacent residential areas. • Guideline 7. Landscaping plans shall demonstrate sensitivity to personal safety and property security concerns. • Guideline 8. Police agencies shall participate in the application review process to ensure that "defensible space"principles are employed in proposed new development. Potentially Significant Environmental Effect OM): All new developments will have an impact on provisions of police protection services. In addition to the Specific Plan Guidelines to encourage "defensible" space design., incorporation of the following mitigation measure will Rurther reduce impacts to Police Services to a less than significant level: Mitigation Measures*OM): 1. For new developments,work with Sheriff s office to identify design features of prof ect which discourage criminal behavior. 24 2. Development on Subarea 12 may be required to provide a BART police station depending on the scale of development. 3. As an increase in traffic is expected to have an increased demand for BART police services, the BART Police Department should be involved in developing the circulation plan at the station area. 4. Office development will include an on-site security program that includes security guards, electronic surveillance systems,and alarms. 5. A clean-up program to manage litter and patrol the perimeter of the BART station area will be implemented to control littering,loitering and vandalism adjacent to residential areas.Such a program may be implemented by retail and restaurant development that attracts transient visitors to the site. The project area is served by three school districts. The BART line is the divider between the Mount Diablo Unified School District to the north and the Walnut Creek Elementary/Acalanes High School District to the south. The proposal has most of the housing on the south side of the school district boundary. At a student generation rate of 3.8 per 100 dwelling units for elementary schools, the project's estimated number of residential units(274-446)would add between 10—17 new elementary students to the local school districts.- Potentially Significant Environmental Effect(Ma.3): All new residential developments will have an impact on schools as a result of.class size reduction mandates. Incorporation of the following mitigation measure will reduce hnpacts to.schools to a less than significant level: Mitiggton Measures*(Mc): Both the residential and commercial development components of the proposed pr03' "ect would be'required to provide school impact fees. The total fees collected would be available to add portable classrooms and support other educational needs to offset the impacts of the proposed project,which is estimated to be approximately 10—17 additional students. The proposal would result in up to 824 new residents to the area. To meet growth management standard for the proposed development,2.5 acres of park land would be needed The Development Plan features a green leading to a Civic building in the center of the development. The green is approximately 300 ft.long and 45 ft.in width(13,500 sq.ft in area). The civic building on the green would provide for community functions such as a coffee window,public toilets,bike repair and storage or a public market. The comer of Oak Road and Treat Boulevard will be either a series of arcades along the south and west edges of the existing grove of oak trees or a pavilion restaurant with outside seating. In addition, minimum usable open space requirements in commercial and office projects are required as conditions of approval for projects. Although these improvements provide recreational enhancements to the community, they are not included in the compliance with the park standard. The proposed project provides for connections between the BART Station and the Iron Horse Trail. The project's development will be coordinated with East Bay Regional Park District for the plarming and completion of the alignment of the Iron Horse Regional Trail. Like other recreational aspects of the plan,the Iron Horse Regional Trail provide recreational enhancements to the community,but are not included in the compliance with the park standard. Incorporation of the following mitigation measure will reduce impacts to parks and recreation to a less than significant level: 25 Potentiallv Significant Environmental Effect 00d): The development would result in greater use of existing parks and recreational facilities and an increase the need for additional parklands and recreational opportunities. Mitigation Measures*L=d): Park dedication fees are required per County Ordinance for residential projects. The fee is used to provide parks/recreational opportunities within the area and would offset any impacts to parks. Potentialy significant Impact, Potentially Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact XIV. RECREATION- a. Would the project increase the use of ✓ existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Source 4,5,6,7,8) b. Does the project include recreational facilities ✓ or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Source 4,5,6,7,8) S Y: As discussed above(see 021-Public Services),the proposal would result in up to 824 new residents to the area,thus 2.5 acres of park land would be needed to meet growth management standard. The parks in the vicinity are highly utilized for a wide variety of recreational purposes. Development of Subareas 11 and 12 would result in the potential for greater use of existing parks and recreational facilities. The Preliminary Development Plan features a green leading to a Civic building in the center of the development. The green is approximately 300 ft. long and 45 ft.in width(13,500 sq. ft in area). The civic building on the green would provide for community functions such as a coffee window,public toilets,bike repair and storage or a public market.The corner of Oak Road and Treat Boulevard will be either a series of arcades along the south and west edges of the existing grove of oak trees or a pavilion restaurant with outside seating. In addition,minimum usable open space requirements in commercial and office projects are required as conditions of approval for projects. Although these improvements provide recreational enhancements to the community,they are not included in the compliance with the park standard. The proposed project provides for connections between the.BART Station and the Iron Horse Trail. The project's development will be coordinated with East Bay Regional Park District for the planning and completion of the alignment of the Iron Horse Regional Trail. Although the improvements to the Iron Horse Regional Trail provide recreational enhancements to the community,these improvements are not included in the compliance with the park standard. Bike parking facilities,and bike repair and rental concessions could be accommodated within the Civic use areas of the proj ect's proposed Station Square.The project has minimised the impacts on parks by incorporating these features into the development design plans and with the collection 26 of park dedication fees to meet the required park standard identified in the County General Plan. Incorporation of the following mitigation measure,which is the same measure identified in#M-Public Services,will reduce impacts to parks and recreation to a less than significant level: Potentially Si cant Environmental Effect(XHId): The development would result in greater use of %.-I existing parks and recreational facilities and an increase the need for additional parklands and recreational opportunities. Mitigation Measures*gM : Park dedication fees are required per County Ordinance for residential projects. The fee is used to provide parks/recreational opportunities within the area and would offset any impacts to parks. Potentially significant Impact, Potentialy Unless Less than significant Mitiption significant Impact Incorporated Impact Na Impact )CW. TRANSPORTATION/TRAFFIC — Would the project: a. Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (Source 4,5,8) b. Exceed,either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways?(Source 4,5,8) C. Result in a change in air traffic patterns, including either an increase m traffic levels or a change in location that results in substantial safety risks? (Source 4,5,8) do Substantially increase hazards due to a design ____ _____ ,�. feature (e.g., sharp curves or dangerous intersections)or incompatible uses(e.g.,farm equipment)? (Source 4,5,8,10) e. Result in inadequate emergency access? (Source 4,8) f. Result in inadequate parking capacity? (Source 4,5,8) go Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Source 415A9210) 27 SUMMARY: The EIR for the 1998 Specific Plan Amendment included a comprehensive traffic study prepared in 1997 under the direction of the Contra Costa Transportation Authority and with the participation of the adjacent jurisdictions. That study evaluated all regional and non-regional roads requested by these jurisdictions. Seven different land use alternatives for this site were evaluated. Each alternative emphasized a specific land use scheme that ranged from offices to housing to mixed use. Based on this traffic study, the EIR adopted mitigation measures for roads in the study area sufficient to reduce the identified impacts to a less-than- significant level for any of the seven land use alternatives. The charrette conducted for this site in 2001 evaluated current traffic conditions to determine if the findings from the 1998 EIR were still valid. All but two of the 2001 counts are higher than the counts from the 1997 Traffic Study. The increases in the counts appear reasonable and are considerably less than the 2010 projections. Both existing and existing-plus-Charrette project traffic volumes fit'with the counts and projections from the 1997 Traffic Study. That study forecasted traffic by adding to existing traffic the new trips from unbuilt but approved development,future development of the BART property,plus a certain amount of regional growth based on growth forecasts for areas outside the Specific Plan boundaries. The 2001 traffic counts reaffirmed the data, assumptions and conclusions of the 1997 Traffic Study. The proposed development of Subareas 11 and 12 would expand the permanent parking available to BART patrons(1,337 spaces in the existing parking garage and 1,477 surface lots spaces)by an additional 581 spaces (relocation of temporary parking spaces on the former Southern Pacific Right-of-Way). Neither the 1997 Traffic Study nor the 2001 charrette evaluated the potential impact of this expansion of the BART parking supply. Some additional analysis was performed to verify that the peak hour trips generated by the project, including the 5 81 new BART parking spaces,would be within the range of impacts and mitigation measures evaluated in the 1997 Traffic Study. The 1997 Traffic Study provides information to estimate the amount of traffic that would be generated by expanding the BART parking supply by 581 spaces, to accommodate the relocation of temporary parking spaces on the former Southern Pacific Right-of-Way. During the morning peals hour of 7:00 to 8:00 AM,the last 500 unoccupied permanent BART parking spaces become fully occupied. But if all available BART parking is considered, 800 spaces become occupied. Therefore, the availability of 581 additional parking spaces attracts 300 additional vehicles during the AM peak hour.During the evening peak hour of 5:00 to 6:00 PM,these same additional vehicles would be leaving the BART station. The expansion of the BART parking garage to include 581 new spaces is assumed to add 300 vehicle trips to the area during each peak hour. A comparison of the proposed project's trip generation characteristics with the alternatives evaluated in the 1998 EIR shows that the traffic generated by the project is within the lower and upper range of impacts and mitigation measures identified in the 1998 EIR. Table 1 shows the trip generation data for five of the alternatives evaluated in the 1998 EIR. These alternatives represent the broadest range of the seven alternatives studied in that EIR. The traffic study prepared for the Specific Plan Amendment did not identify any-sigldE-Laut c;uinalative impaL.Ls on Routes of Regional Significance. Thus the cumulative impacts due to this project are insignificant. The recommendations identified in the traffic report will be incorporated as conditions of approval for the project. The"urban village" design concept used for the proposed project would add structured parking garages that would be physically lined or screened by occupied buildings. These would provide adequate parking for the anticipated office,retail,residential,and civic uses that will be developed where the surface parking currently exists. The Draft Pleasant Hill BART Station Comprehensive Plan(July 2002),calls for accommodating 20 bus lines 28 in the station area. The Preliminary Development Plan provides 15 bus bays for 40 ft. motor coaches. Consistent with the recommendations of the Charrette,these bus bays should be sufficient to accommodate 20 lines since all lines do not arrive at the station simultaneously. The plan further states that future bus stop capacity can be accommodated by converting on-street parking to bus stops as needed. The final development plan will require further detail'of the number of bus bays and their location. As discussed under#IX-LAND USE and PLANNING,the proposed project identifies a conceptual parking supply totaling 4,788 parking spaces. According to the Specific Plan,the parking requirement for the proposed project is 4,162 parking spaces. The proposed project exceeds the maximum allowed parking spaces by 626 parking spaces and conflicts with the parking policies set forth in the Specific Plan. The following mitigation,measure is the same as proposed under#IX-LAND USE AND PLANNING. Potentially Si ficant Environmental Effect =a): The proposed project exceeds the maximum allowed parking spaces by 626 parking spaces and conflicts with the.parking policies set forth in the Specific Plan. Mitigation Measures* a): The Final Development Plan parking plan shall be amended to be consistent with the parking policies in the Specific Plan.- The Pre a.ry Development Plan identifies a new north-south road connecting Treat Blvd to the Station. The road connects with Treat Blvd,between Jones Road and Oak Road. The safety of the roadway should be evaluated with a traffic study when the Final De v*elopment Plan is submitted, Potentially Significant Envirorvnental Effect_QM): The.new north-south street connecting the station with Treat Blvd.could increase hazards due to design. Nitration Measures* A traffic study should be submitted with the Final Development Plan analyzing the safety of the proposed intersection. 29 TABLE 1 TRIP GENERATION COMPARISON OF THE PROPOSED IRON HORSE ASSOCIATES PROJECT WITH 1998 EIR ALTERNATIVES FOR THE BART STATION AREA AM Peak Hour PM Peak Hour Scenario Area Land Use Size Rate Trips In Out Rate Trips In Out Added Added 1—Office Subareas Office 1,235,000 0.20 1,481 1,318 163 1.10 1,357 231 1,127 Emphasis/Base Case 11/12 sq.ft. Total 1,481 1,318 163 1,357 231 1,127 2—Residential Subareas Apartment 658 units 0.33 218 37 181 0.41 269 183 86 Emphasis 11/12 Total 218 37 181 269 183 86 3-Mixed Use Subarea Office 350,000 1.20 420 374 46 1.10 385 65 320 11/12 sq.ft. Subarea Retail 2501000 0.84 209 132 77 3.53 882 353 529 11/12 sq.ft. Subarea Residential 600 units..- 0.84. 199 34 165 0.41 246 167 79 11/12 Total 828 540 288 1,513 585 928 4-Active Mixed Use Subarea 1 1 Office 375,000 1.20 .420 374 46 1.10 385 65 320 sq.ft. Subarea 12 Theater 6,000 seats - - 0 0 0.08 484 268 216 Retail/Food 80 sq.ft. 3.48 278 185 93 6.74 539 307 232 Total 698 559 139 1,488 640 768 5-Active Mixed Use Subarea Office 616,000 1.20 739 658 81 1.10 678 115 562 Office Density 11/12 sq.ft. Retail/Food 250,000 0.66 164 103 61 2.85 713 285 428 sq.ft. Total 903 761 142 1,391 400 990 --- - Iron Horse Associates Subarea Office 456,000 1.20 547 487 60 1.10 502 85 417 Office/Residential/Re 11/12 sq.ft. tail (Rates and Retail 42,000 sq.fi. 0.66 277 175 102 2.85 120 48 72 percent-ages reflect Apartment 274 units 0.33 90 15 75 0.41 112 76 36 those used in Civic Uses 7,000 sq.ft. - - - - - - 0 0 Scenario 5, Active Mixed Use Office Density) Sub-total 914 677 237 - 734 209 525 BART 581 spaces - 300 300 0 - 300 0 300 Parkin Total 1,214 977 237 1,034 209 825 1,077 Original Estimate 1,178 Original Estimate Source:Steven L.Goetz, Transportation Planning Division,Contra Costa County Community Development Department,August22, 2002 30 Potentialy significant Impact, Potentialy Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact XVI.. UTILITIES AND SERVICE SYSTEMS-Would the project: a. Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? (Source: 4) b. Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction or which could cause significant environmental effects? (Source:4) C. Require or result in the construction of new storm water drainage facilities or expansion of existing facilities,the construction of which could cause significant environmental effects? (Source 4) d. Have sufficient water supplies available to serve the project from existing entitlement and resources, or are new or expanded entitlement needed? (Source 4) e. Result in a determination by the wastewater treatment provider which serves or may serve the proj ect that it has adequate capacity to serve the project's projected demand addition to the provider's existing commitments? (Source 4) f Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs?(Source: 4) 9- Comply with federal, state and local statutes and regulations related Jo solid waste? (Source: 4) SUNEMARY: The proposed project is wig existing urban boundaries,served by various utilities,including PG&E, Telephone companies, Contra Costa Water District, Central Sanitation District,and Flood Control District. Since the proposed project is within the service boundaries,the project will not result in a need for new systems or supplies, or substantial alterations to the utilities. 31 Potentialy significant Impact, Potentially Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact XVII. 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 and wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a 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? (Source: 172,374,516173 & 8) b. Does the project have impacts that are ✓ individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects,the effects of other current projects, and the effects of probable future projects)? (Source: 1,2,3,4,5,6,7, & 8) C. Does the project have environmental effects ✓ which will cause substantial.adverse effects on human beings, either directly or indirectly? (Source: 1,2,3,4,5,6,7,&8) SUMMARY: The proj ect does not have the potential to degrade the quality of the environment,significantly impact biological resources(see#IV-Biological Resources)or eliminate major period of California history or prehistory(see#V-Cultural Resources). No impacts that cumulatively considerable as a result of the proposed project have been identified. N itigattion measures identified under I-Aesthetics,III-Air Quality,VI-Geology and Soils,VII-Hazards and Hazardous Materials,VIII-Hydrology and Water Quality,XI-Noise,and XIu-Public Services will ensure that adverse effects on human beings will be reduced to insignificant levels. r.1L:;:::•.1•v,::tics:;.};� :{;s; '.1w,1Lti;�;.;R;:.•.;s.;}.•{r:{.;R.:.{•}; •;►•. .}v;}.: s:;►s•.• •R•.::•}r.ti.•.•:s:sxY::r vv :ati:t.•:::•.:sLs r.:::sauv-su• t-r..L:s• r }.{S}.• .;LS 1.•l.}}S}};L•S:S YL•. AS•.SS:Y.YM••11S•.:•.S'.•. .•.LY.:S 1•.S.S'Jl'. 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G C .= ceN C� Cd IX Cd rA cd Cd Q 4-4 O C CC U U PC O Cis «3 cd cd cd O cn En C14 0 Cd E CU PC cd cz • 0 CU Cd W (L) 0 0 CIS CD E-4 64 A. a, :Qa, C% Q E- Z a� �. co 60 a.) ccs .a ed t�.• E'ercl COO •■ �� a Pleasant Hill BART Station Municipal'AdVisory-Council Contra Costa 1§ W24 PH September 22, 2004 Supervisor Federal Glover, Chair Board of Supervisors Contra Costa County 651 Pine Street Martinez, CA 94553 RE: Treat Boulevard Pedestrian Overcrossing at the Pleasant Hill BART Station Dear Supervisor Glover: The Pleasant Hill BART Station Area Municipal Advisory Council met on September 21, 2004 to consider the recommendation of the Planning Commission to drop the Treat Boulevard pedestrian overcrossing from the Pleasant Hill BART Station Area Specific Plan. The Municipal Advisory Council members were provided with a summary analysis prepared by Ms. Maureen Toms (dated September 14, 2004) and a copy of the Treat Boulevard Overcrossing at Oak Road Traffic Study prepared for Contra Costa County Redevelopment by Dowling Associates, Inc. (dated June 7, 2002). The Municipal Advisory Council was unanimous in supporting the staff recommendation to drop the overcrossing from the Specific Plan. Our meeting's agenda indicated that the council was considering recommending removal of the overcrossing from the plan. During the meeting Ms. Maureen Toms provided a very clear summary of the history of planning for the overcrossing,the more recent traffic study and the staff recommendation. During the public comment period, two individuals spoke in favor of the overcrossing and one was opposed to the overcrossing. The Council's decision to support the removal of the overcrossing from the Specific Plan was based on three factors: 1)the final intensity of office development south of Treat Boulevard is much less than was anticipated in the Specific Plan, 2) the residential development south of Treat Boulevard is near build out with limited additional pedestrian traffic anticipated from that sector, and 3) the Iron Horse Trail Overcrossing of Treat Boulevard will be installed soon at Jones Road, one block east of Oak Road to provide access to the BART Station from the south and complete a critical section of the Iron Horse Trail in the central county. Thus, there is limited demand for an overcrossing that will not have the originally anticipated benefits, and the Supervisors should support the removal of the overcrossing from the Specific Plan. We anticipate considerable public interest focused on the Pleasant Hill BART Station in the coming months when the Rezoning and Preliminary Development Plan is released for the BART property. We look forward to providing comments on that plan when it becomes available. Please contact me if you would like any of these issues clarified. Sincerely, James R. Hunt Chair,PH BART MAC 2632 Cherry Lane Walnut Creek, CA 94597 cc: Contra Costa Redevelopment Agency c/o James Kennedy PH BART MAC members The following pages are �( _ Materials presented by persons presenting testimony XAdministrative Materials such as notices, affidavits, returned mail, etc. 'le TH OAK R D BR.IDG7 RENDERING LOOKING WEST ON TREAT FROM COUNTY WEBSITE As is show-n in the rendering above, the Oak Street bridge could be a very attractive route serving all pedestrians coming from south of Treat Boulevard to the Pleasant Hill BART Station. This bridge Would provide the shortest and safest route for pedestrians coming from the south on Oak Road or the Iron Horse Trail. Remember that the diagonal across the block south of Treat is supposed to be a public Walkway from the Iron Horse Trail to PH BART. This bridge would also provide the shortest safe crossing of Treat for people going between PH BART and the John Muir building. This bridge allows people to avoid crossing .Jones Road north of Treat on their Way to the BART platform. This Jones Road crossing is dangerous now- and will probably be xvorse when the BART garage is expanded. Right now northbound Oak Road traffic turning right at Treat is served by three right-turn lanes: one at Oak and two at Jones. When the IHT bridge goes in at Jones, there will be only two right-turn lanes: one at Oak and one at Jones. It is quite possible that t«-o right-turn lanes Will be needed at Oak, making the pedestrian crossing of Treat even more dangerous. According to Jim Kennedy, the funding of this bridge is not an issue. The bridge is a condition of development and the cost is shared by the developers on the north and south sides of Treat in this block. Please leave the Oak Road bridge in the Specific Plan until the Iron Horse Trail bridge and the BART development are complete so that we can be sure that a public amenity has not been given away prematurely. Given our current experience with bridges, it vVould not be Wise to eliminate this bridge until the other is in place. There does not seem to be any compelling reason to eliminate the Oak Road bridge noxv. `Li Y a F z s Y 1 RAMP A T RNATIV S 'Oel x cit Q u f 6i Gazebo �destrisn Arcade r Treat Blvd. ' ALTERNATIVES ADDED TO DRAWING FROM COUNTY WEBSITE Depending on placement of buildings, the path to BART could go bete-een the oak trees and the buildings or could Wea��e through the trees and across the old creek bed. An on-site visit confirms that there is sufficient spacing among the oaks to allow what kvould be a eery attractive and enjoyable route to BART. This yellovk' route would also be convenient to Embassy Suites. Iyli� l0 �' i9 lot 055 :S V�LP..." µu�T� UoftA 10000, too, Jv V O�p a � � � ............... i o 1 Q � CIL o1.000") e K cl. too? 66 WOI ji� I M .vOAIG R04D CON-Pc-So TO 57�Fi Dftr� 3�1�(sF � OAK rZou7r i4z M S 14-z,, ^4,T SNa�-Eti S5� H A 37 NS 3Y 5 PFlcGS lGZ 13C t t¢9 ¢ DC Ott Fi!5 T 49 9 FROM i POW HOas6 Etl4(2T IHT �R/r��E OqK 8,2;�6F OijK ROciTF_ �tjCy2j�.C,f Ll< (30 (iCc-r �7 Nz C5 �i (�Z PACS S / 57 rE i89 e6� 584- sZz Iffy �39 170) 6E 09K 39rZ)G� 041Z (2,74,11-re 13 0 Tw Z/ l 6-0 5401znEg G /S7 F_F tl� t7Z v pmp ��`�� ro 4 z G!r Y 7 IN !4o p1q� / 3 �5� No ot Z, /3o 1<6-- /Go off- 4-zoI- 73L.- ✓17. GvlZ PROOF OF PUBLICATION (2015.5 C.C.P.) STATE OF CALIFORNIA County of Contra Costa I am a citizen of the United States and a resident of the County aforesaid; I am over the age of eighteen years, and not a party to or interested in the above-entitled matter. I am the Principal Legal Clerk of the Contra Costa Times, a newspaper of general circulation, printed and published at 2640 Shadelands Drive in the City of Walnut Creek, County of Contra Costa, 94598. And which newspaper has been adjudged a newspaper of general circulation by the Superior Court of the County of Contra Costa, State of California, under the date of October 22, 1934. Case Number 19764. The notice, of which the annexed is a printed copy (set in type not smaller than nonpareil), has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit: December 4 all in the year of 2004 1 certify (or declare) under penalty of perjury that the foregoing is true and correct. Executed at Walnut Creek, California. On t is 4 days f cember, 04 ......... ... .......................... .................................. Signat e Contra sta Times P 0 Box 4147 Walnut Creek, CA 94596 (925) 935-2525 Proof of Publication of: (attached is a copy of the legal advertisement that published) NOTICE OF A PUBLIC HEARING BEFORE THE CONTRA COSTA COUNTY BOARD OF SUPERVISORS ON PLANNING MATTERS Pleasant Hill BART AREA You are hereby notified that on TUESDAY,DECEM- B ER 14,2004 at 2:15 p.m.in Room 107,McBrien Admin- istration Building,651 Pine Street, Martinez, Califor- nia, the County Planning Commission will consider a SPECIFIC PLAN AMEND- MENT application as de- scribed as follows: CONTRA COSTA COUNTY REDEVELOPMENT AGENCY (Applicant), County File #SP 2002-02: The appli- cant requests approval of an amendment to the Spe- cific Plan by eliminating the Oak Road pedestrian bridge from the Specific Plan. The Jones Road ov- ercrossing of Treat Blvd. (Ironhorse Trail bridge)is currently in design and no changes are proposed. The proposed pedestrian crossing The subject site includes the intersection of Treat Blvd. and Oak Road and the adjacent properties on the east side of the intersection (Pleasant Hill BART Sta- tion property and Urban West property at 1350 Treat Blvd.) in the Pleas- ant Hill BART Station Area in Central Contra Costa County (Parcel #172-020- 042 and 148-250-071). For purposes of compli- ance with theprovisions of the California Environ- mental Quality Act (CEQA),A Mitigated Nega- tive Declaration of Environ- mental Significance(no En- vironmental Impact Re- port required)was issued for this project in 2002. If you challenge the proj- ect in court, you may be limited to raising only those issues you or some- one else raised at the pub- lic hearing described in this notice, or in written correspondence delivered to the County at,or prior to,the public hearing. Date:November 30,2004 John Sweeten,Clerk of the Board of Supervisors and County Administrator By Katherine Sinclair, Deputy Clerk Legal CCT 1603 Publish December 4,2004