Planning Commission FROM

COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM DATE:

July 28, 2016

TO:

Planning Commission

FROM:

Erik Nolthenius, Planning Manager Gail Leech, Management Analyst

SUBJECT:

Item No. 3 on the August 2, 2016 agenda – Brentwood Library

June 21st Planning Commission Meeting At its meeting of June 21st, the Planning Commission held a public hearing to consider the Brentwood Library project (Commissioner Fink absent). The Commission opened the public hearing and received a presentation from the architect. There were no public speakers. During deliberation, the Commission expressed significant concerns about several design-related aspects of the project and requested that they be addressed by staff. As a result, the Commission continued the project to a future meeting, including a second notice of public hearing to be prepared by staff. July 6th Special Joint Meeting – Design Review Subcommittee/Library Ad Hoc Committee In the days after the June 21st Commission meeting, staff determined that it would be appropriate to convene a special joint meeting of the Design Review Subcommittee and the Library Ad Hoc Committee to review and discuss the concerns expressed by the Commission. This meeting took place on July 6th, and included Vice Chairman Crannell and Commissioner Fink (representing the Design Review Subcommittee), Mayor Taylor and Vice Mayor Bryant (representing the Library Ad Hoc Committee), and staff. Agreed Upon Changes Following is an itemized list of the key discussion points from the July 6th special joint meeting and the agreed upon changes to the project plans (where applicable): North Elevation   

Remove wood panels on book room windows and replace with opaque spandrel glass. Show breaks (i.e., reglets) on top floor. If possible, add a wood element at the northwest corner to wrap that corner.

 

“Entry” sign shown at arcade. Monument sign to remain at northeast corner.

East Elevation   

  

Refer to the architect’s drawing regarding changes to this elevation. Keep a place (or places) for art and add some breaks. The darker color plaster is preferred. Lathrop Construction will provide the colors used on the Civic Center for reference. Landscape buffer added to Third Street façade. There are approximately 18” before the existing sidewalk is interrupted. The landscape architect recommends some “no mow” fescues in this location. Staff to explore if it is possible to get more plant height in that depth. Service door moved to the South Elevation to clean up façade. For the vertical warm wood-looking insets, staff is considering a warmer porcelain tile here for long term durability. Sunshades added to protect windows.

South Elevation     

The fencing material and location shown on the original plan set is acceptable. The landscape material and location shown on the original plan set is acceptable. Vine screens work well. Staff to look into cost of the “Bok Modern” screens, versus a lesser screen with landscaping. Either way, the four panels on the left will stay. Staff will continue to look at reorganizing the windows. On the bottom right, staff to look into putting a wood panel on that corner where the tile is shown on the original elevation.

West Elevation          

The additional louvers on the second story windows are acceptable, although the final number will be driven by overall cost. Keep all wood panels on the first story in accordance with the original design. Move the “PUBLIC LIBRARY” lettering to the top left hand corner on the second story. Consider a blade sign that mirrors the standalone sign on the Oak Street/Third Street plaza (use orange lettering). Service doors will be moved to the South Elevation to clean up the façade. Blade sign shown on the northwest corner of the building. For the vertical warm wood-looking insets, staff is considering a warmer porcelain tile here for long term durability. Sunshades added to protect windows on north and south bars. Planted wall at south is a mesh with an aggressive growing vine (it fills out quick). The landscape architect is going to develop a specification for this, but staff is looking into using “Green Screen,” which is a mesh product made for this purpose. For the vertical warm wood-looking insets, staff is considering a warmer porcelain tile here for long term durability. For the metal fence at south landscape area, assuming this is a more modestly-priced fence than the previous “Bok Modern” suggestion.

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Arcade 

The revised plans will reflect “LIBRARY” on top of the arcade.

All Facades  

Staff will show the control joint pattern in the stucco. Staff will add a “cap” at the top of the stucco.

Recommendation Staff recommends that the Commission review the information contained within this memorandum, as well as the various attachments, and hold a continued public hearing on the Brentwood Library project. After closing the public hearing and deliberation, staff recommends that the Commission:  

Adopt Resolution No. 16-034 recommending that the City Council approve General Plan Amendment No. 16-001. Adopt Resolution No. 16-035 approving Design Review No. 16-008.

Attachments 1. 2. 3. 4. 5. 6.

Resolution No. 16-034 Resolution No. 16-035 Categorical exemption for the Library – New Construction project June 21, 2016 Planning Commission staff report June 21, 2016 Planning Commission minutes (excerpt) Revised building elevations for the Library – New Construction project, prepared by Fog Studio and Mark Davis Design, dated “Received July 28, 2016” 7. PowerPoint presentation for the August 2, 2016 Planning Commission meeting, prepared by Fog Studio and Mark Davis Design

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PLANNING COMMISSION RESOLUTION NO. 16-034 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BRENTWOOD RECOMMENDING THAT THE CITY COUNCIL APPROVE A GENERAL PLAN AMENDMENT (GPA 16-001) TO MODIFY THE DEVELOPMENT STANDARDS WITHIN THE CIVIC CORE DISTRICT ZONE OF THE DOWNTOWN SPECIFIC PLAN TO ACCOMMODATE THE BRENTWOOD LIBRARY PROJECT, LOCATED AT 104 & 120 OAK STREET (APN 013-120-017 AND APN 013-120-018). WHEREAS, the City of Brentwood is requesting approval of a General Plan amendment to modify the development standards within the Civic Core District Zone of the Downtown Specific Plan to accommodate the Brentwood Library project, located at 104 & 120 Oak Street; and WHEREAS, the City of Brentwood is concurrently requesting approval of a design review (DR 16-008) for a 20,721 square-foot building that includes a partial second level (7,077 square-foot mezzanine), plaza, and courtyard; and WHEREAS, this General Plan amendment is exempt from the California Environmental Quality Act (CEQA), pursuant to Section 15332 of the CEQA Guidelines, in that it qualifies as an in-fill development project; and WHEREAS, the Planning Commission held a public hearing on this project at its regular meeting of June 21, 2016 and continued it to a future meeting; and WHEREAS, the City distributed a notice of public hearing to all property owners of record within 300 feet of the project site and published it in the Brentwood Press on July 22, 2016, in accordance with City policies and Government Code Section 65090; and WHEREAS, the Planning Commission held a public hearing on this project at its regular meeting of August 2, 2016; and WHEREAS, the Planning Commission considered the staff report, supporting documents, public testimony, and all appropriate information submitted with the proposed project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Brentwood hereby: A.

Finds that: 1.

The proposed General Plan amendment is in accordance with the applicable provisions of the California Government Code and the California Environmental Quality Act, in that notices of the public hearing were mailed to property owners within 300 feet of the project site, and a notice of exemption is prepared, including discussion of the requested General Plan amendment.

2.

The modification to the development standards is minor in nature and is necessary to ensure consistency with the layout and design of the Brentwood Library project. The site is currently developed with the

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Brentwood Library, which will be demolished and then reconstructed in a slightly different configuration. Approval of the requested General Plan amendment will facilitate development of a project that would not result in any significant negative impacts on surrounding properties, as detailed in the notice of exemption, the project plans, and the conditions of approval for the project.

B.

3.

The site is physically suitable for the type and the density of development proposed, in that access to the site will be provided by existing streets within the Downtown area, including Oak Street on the north, Third Street on the east, and Park Way alley on the west, parking and landscaping will be provided in accordance with the Downtown Specific Plan, and the notice of exemption prepared for the project does not identify any significantly unavoidable impacts relative to hazards, biological resources, noise, etc.

4.

The project will generate a level of traffic that can be accommodated by the public circulation system, in that it involves a negligible increase in floor area from the existing development on-site, and no transportation-related impacts are identified in the notice of exemption.

5.

Development of the project site, as proposed, will not be detrimental to the public welfare in that the project plans and conditions of approval will mitigate all potential impacts, will facilitate the completion of a project identified in the City’s Capital Improvement Program, and will be consistent with the Downtown Specific Plan, as amended.

Recommends that the City Council approve General Plan Amendment No. 16001 to modify the development standards within the Civic Core District Zone of the Downtown Specific Plan to accommodate the Brentwood Library project, located at 104 & 120 Oak Street, as requested and as reflected in the attached Exhibit “A,” and direct City staff to make the appropriate change to the Downtown Specific Plan.

This action is final unless an appeal is filed pursuant to Chapter 17.880 of the Brentwood Municipal Code within ten (10) calendar days following Planning Commission action.

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ADOPTED by the Planning Commission of the City of Brentwood at its regular meeting of August 2, 2016, by the following vote: AYES: NOES: ABSENT: ABSTAIN: RECUSE:

APPROVED:

Dirk Zeigler Planning Commission Chairperson ATTEST:

Erik Nolthenius Planning Manager

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EXHIBIT “A” TO PLANNING COMMISSION RESOLUTION NO. 16-034 GENERAL PLAN AMENDMENT NO. 16-001 MODIFICATION TO THE DEVELOPMENT STANDARDS FOR THE CIVIC CORE DISTRICT ZONE OF THE DOWNTOWN SPECIFIC PLAN

[Note – existing text to be deleted in strikethrough and new text to be added in highlight] Regulations for lot area, density, yards, height and related matters: The Downtown Civic Core requires that all new development build to the corner. The Build-ToCorner requirement specifies that buildings must “hold the corner” of the parcel at the intersection of two streets. The build-to-corner location is defined by the required front and side setback lines. All corner parcels must meet this requirement by siting the building at its street corner. All Uses other than Residential Minimum Lot Size: 4,000 Minimum Height: N/A Maximum Height: 68 feet Front Setback: 0 feet Side Setbacks: 25 0 feet minimum Rear Setback: 25 10 feet minimum Mid-Block Alley Setback: N/A Frontage Coverage: Not required Build to Corner: Not required Frontage Space Between Buildings: 0 feet Buildings along Second Street shall be allowed to have roof eaves encroach into the public right-of-way a maximum distance of 6 feet. Buildings along Third Street shall be allowed to have roof eaves encroach in the public right-of-way a maximum distance of 3 feet.

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PLANNING COMMISSION RESOLUTION NO. 16-035 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BRENTWOOD APPROVING A DESIGN REVIEW (DR 16-008) FOR THE BRENTWOOD LIBRARY PROJECT, CONSISTING OF A 20,721 SQUARE-FOOT BUILDING THAT INCLUDES A PARTIAL SECOND LEVEL (7,077 SQUARE-FOOT MEZZANINE), PLAZA, AND COURTYARD, AND ALL RELATED SITE IMPROVEMENTS, LOCATED ON A 0.43ACRE SITE AT 104 & 120 OAK STREET (APN 013-120-017 AND APN 013-120-018). WHEREAS, the City of Brentwood is requesting approval of a design review (DR 16008) for the Brentwood Library project, including a 20,721 square-foot building that includes a partial second level (7,077 square-foot mezzanine), plaza, and courtyard, located on a 0.43acre site at 104 & 120 Oak Street; and WHEREAS, the City of Brentwood is concurrently requesting approval of a General Plan amendment to modify the development standards within the Civic Core District Zone of the Downtown Specific Plan to accommodate the Brentwood Library project, located at 104 & 120 Oak Street; and WHEREAS, this design review is exempt from the California Environmental Quality Act (CEQA), pursuant to Section 15332 of the CEQA Guidelines, in that it qualifies as an in-fill development project; and WHEREAS, the Planning Commission held a public hearing on this project at its regular meeting of June 21, 2016 and continued it to a future meeting; and WHEREAS, the City distributed a notice of public hearing to all property owners of record within 300 feet of the project site and published it in the Brentwood Press on July 22, 2016, in accordance with City policies and Government Code Section 65090; and WHEREAS, the Planning Commission held a public hearing on this project at its regular meeting of August 2, 2016; and WHEREAS, the Planning Commission considered the staff report, supporting documents, public testimony, and all appropriate information submitted with the proposed project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Brentwood hereby: A.

Finds that: 1. The proposed project, as conditioned, is consistent with the Downtown Specific Plan, as amended. The project is also consistent with the Zoning Ordinance, which includes the project site as part of the Downtown Zone, as it will create a distinct and unified development on approximately 0.43-acre in the core of the downtown, and as it defers all regulations to the Downtown Specific Plan; and 2. Development of the project site, in the manner proposed, will not be detrimental to the public welfare in that public vehicular access will be

1

provided in conformance with City standards via a stop-controlled intersection at Oak Street and Third Street. In addition, the design of the project compliments the existing uses surrounding the site, and appropriate landscaping will be provided; and 3. The proposed development creates a well-composed urban design, harmoniously related to other facilities in the immediate area and to the total setting as seen from key vantage points in the community; and 4. The architectural design, colors, building materials, screening, landscaping and related improvements, as submitted with this project, are compatible with the surrounding neighborhood; and 5. Elements of design which have significant relationship to the exterior appearance of the buildings are given special consideration, including height, arrangement on the site, texture, lighting, material, color, and landscaping; and 6. Completion of the project will fill a need in terms of providing a permanent library facility designed for build-out of the community in a key location within the civic core of the Downtown in particular and Brentwood as a whole; and 7. The proposed development is of a quality and character appropriate to, and serving to protect the value of, private and public investments in the immediate area, as it is designed as a comprehensive project to serve the needs of the community as a whole, with particular attention to architectural, landscaping, and lighting details; and 8. The project site, as conditioned, will have adequate public facilities and utilities and pedestrian, bicycle, and vehicular circulation and parking when the project is completed and will not have adverse environmental effects on adjacent developments. Public facilities and utilities will be provided via connections to the City water, sewer, and storm drain systems, as well as those operated by AT&T, Comcast, and PG&E; and 9. The location and arrangement of all structures and other facilities on the site, including the uses, lighting, and access to and from public rights-of-way, as submitted with this project, will be conducive to an orderly, attractive, efficient, and harmonious development. Adequate street parking is provided along both Oak Street and Third Street, and additional off-street parking is available adjacent to the west side of the project site via an underutilized 12-space surface parking lot owned by the City of Brentwood. B.

Approves Design Review No. 16-008, subject to the conditions of approval listed in Exhibit “A,” attached hereto and made a part of this resolution, and all City standards applicable to this project. This approval shall become effective and is contingent upon the City Council’s approval of the corresponding General Plan amendment for the Brentwood Library project (GPA 16-001).

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This permit shall terminate on August 2, 2018, unless actual construction or alteration under valid permits begins and is diligently pursued within said period or a written request is submitted to the City for an extension of time as allowed under the Zoning Ordinance. The above actions are final unless an appeal is filed pursuant to Chapter 17.880 of the Brentwood Municipal Code within ten (10) calendar days following Planning Commission action. ADOPTED by the Planning Commission of the City of Brentwood at its regular meeting of August 2, 2016, by the following vote: AYES: NOES: ABSENT: ABSTAIN: RECUSE:

APPROVED:

Dirk Zeigler Planning Commission Chairperson ATTEST:

Erik Nolthenius Planning Manager

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EXHIBIT “A” TO PLANNING COMMISSION RESOLUTION NO. 16-035 CONDITIONS OF APPROVAL FOR DESIGN REVIEW NO. 16-008

1. All applicable Standard Conditions of Approval for Commercial and Industrial Projects, dated May 2005, are hereby incorporated by reference and shall be complied with, unless modified by any of the conditions below. 2. The project shall be built substantially in conformance with the plans prepared by Fog Studio and Mark Davis Design, dated “Received June 16, 2016,” unless otherwise amended by the Planning Commission or the conditions of approval contained herein. 3. No specific signage is approved as part of this design review. All signage shall be reviewed and approved by staff in accordance with the Downtown Specific Plan prior to installation. 4. All trees shall comply with the City of Brentwood’s Urban Forest Guidelines. 5. In conjunction with development of the proposed project, the developer shall shield all on-site lighting so that the light is directed within the project site and does not illuminate adjacent properties. In addition, the project applicant shall submit a detailed lighting plan, showing the locations and design of shielded light fixtures, for the review and approval of the Community Development Department, the Police Department, and the Engineering Division in conjunction with the approval of improvement plans.

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ATTACHMENT NO. 3

CEQA EXEMPTION FINDINGS ‐ LIBRARY – NEW CONSTRUCTION JUNE 2016

NOTICE OF EXEMPTION TO:

___

Office of Planning and Research 1400 Tenth Street Sacramento, CA 95814

X

Contra Costa County Clerk 555 Escobar Street Martinez, CA 94553

FROM: City of Brentwood 150 City Park Way Brentwood, CA 94513

Project Title: Library – New Construction (CIP Project #337‐37241) Project Location: 104‐120 Oak Street Project Location – City: Brentwood

County: Contra Costa

Description of Nature and Purpose of Project: See attached Name of Public Agency Approving Project: City of Brentwood Name of Person or Agency Carrying Out Project: City of Brentwood Exempt Status: Section 15332 (In‐Fill Development Projects) of the California Environmental Quality Act (CEQA) Guidelines Reason Why Project is Exempt: See attached Project Action: This is to advise that, on August 9, 2016, the City Council approved the plans for this project Contact Person: Erik Nolthenius, Planning Manager Telephone: (925) 516‐5137

_______________________________ Signature

August 10, 2016 Date

City of Brentwood

PAGE 1


INTRODUCTION The following pages provide an analysis of the proposed Library – New Construction Project (project) with respect to the project’s environmental review requirements under the California Environmental Quality Act (CEQA). As explained in the following pages, the proposed project is exempt from CEQA’s environmental review requirements under the Class 32 Categorical Exemption provided by CEQA Guidelines section 15332 (the “Class 32 Exemption for In‐Fill Development Projects”).

PROJECT OVERVIEW The project consists of tearing down the City‐owned buildings located at 104, 118, and 120 Oak Street, including the annex, and building a new library that is two stories tall but with only a partial upper level. The project will include an outdoor space for library patrons, an entrance courtyard, and a cafe. The total approximate square footage is 20,275. The project site is comprised of two parcels that total 18,750 square feet (0.43‐acre). The majority of the book collection will be housed on the first floor. Adult book stacks, staff offices and breakroom, Friends of the Library book sale, and reading spaces will be located on the mezzanine (2nd level). The library space will also house a connected Community Room located off the courtyard that will be able to be used after hours, but will not allow access to the library.

PUBLIC RESOURCES CODE SECTION 21084 AND CEQA GUIDELINES SECTION 15332 EXEMPTIONS Section 21084 of the Public Resources Code requires the CEQA Guidelines to include a list of classes of projects which have been determined not to have a significant effect on the environment and which shall, therefore, be exempt from the provisions of CEQA. In response to that mandate, the Secretary of Resources has found that several classes of projects, listed in Article 19 of the CEQA Guidelines, do not have a significant effect on the environment, and they are declared to be categorically exempt from the requirement for the preparation of environmental documents.

CEQA GUIDELINES SECTION 15332 Section 15332, Class 32, consists of projects characterized as in‐fill development meeting the conditions described in this section. a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. c) The project site has no value as habitat for endangered, rare, or threatened species. City of Brentwood

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d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. e) The site can be adequately served by all required utilities and public services.

ANALYSIS The following analysis addresses the project’s consistency with the requirements of Section 15332 of the CEQA Guidelines. a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The project site is designated Downtown Specific Plan (DSP) by the Brentwood General Plan Land Use Map. The proposed project is consistent with this land use designation. As described under Policy LU 1‐2 of the Brentwood General Plan: The DSP designation provides for the current and future uses of the Downtown area of Brentwood, in accordance with the Downtown Specific Plan. Its purpose is to create a pedestrian‐oriented, economically‐viable town center. A variety of uses are allowed in this designation, including entertainment, retail, commercial, residential, civic, cultural, and transit in a compact, walkable, and unique setting that only the Downtown can offer. All new development occurring within the DSP designations required to adhere to the development standards and guidelines established in the Downtown Specific Plan. The project site is within the Civic Core District Zone of the Downtown Specific Plan. Libraries are specifically listed as an allowed use in this District Zone. A minor amendment to the DSP is required to address the proposed building setbacks. While the DSP requires side and rear setbacks of 25 feet, the project includes side setbacks of 0 feet and 10 feet (respectively), and a rear setback of 10 feet. Approval of the amendment will ensure that the proposed project is consistent with both the Brentwood General Plan and the Downtown Specific Plan. b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The project site is located within the city limits, and consists of two parcels totaling 0.43 acre. The site is substantially surrounded by urban uses, including the Brentwood Civic Center to the northwest, retail and civic uses to the southwest, office and residential uses to the northeast, and residential uses to the southeast. c) The project site has no value as habitat for endangered, rare, or threatened species. The entire 0.43‐acre site of the proposed new library building is currently developed with existing buildings owned by the City, including the Chamber of Commerce offices and the existing Brentwood Library. There is no natural habitat on the site that would support special status species, including endangered, rare, or threatened species. City of Brentwood

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The project site is within the boundaries of the East Contra Costa County Habitat Conservation Plan (ECCC HCP/NCCP). In July 2007 the ECCC HCP/NCCP was adopted by Contra Costa County, the City of Brentwood, other member cities, the USFWS, and the CDFW. The ECCC HCP/NCCP provides guidance for the mitigation of impacts to covered species. Mitigation of impacts is accomplished through the payment of a Development Fee. The Development Fee requires payment based on a cost per acre for all acres converted to non‐habitat with the cost per acre based on the quality of the habitat converted. The fees are used to acquire higher value habitats in preserved areas and to fund their restoration and management. Since the project site is currently fully developed with urban uses, contains no open space or undeveloped land, and provides no habitat value for any species covered under the ECCC HCP/NCCP, the project is not subject to mitigation fees and would not conflict with the ECCC HCP/NCCP. d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

TRAFFIC The project’s potential traffic impacts are negligible. The project would replace the existing library and other civic uses on the project site. Traffic generated by the new library is not anticipated to significantly exceed existing traffic volumes to and from the site. Additionally, the proposed project is consistent with the development levels and intensity analyzed in the 2014 Brentwood General Plan EIR. Project implementation would not alter the existing roadway and intersection configurations in the project vicinity, nor would it result in a decrease in levels of service at any intersections or roadway segments in the project vicinity. As such, the project would not result in any significant effects relating to traffic.

NOISE As described above, implementation of the project would not generate noticeable increases in area traffic. As such, project implementation would not result in increases in roadway (vehicle traffic) noise on area roadways. Libraries, by their nature, do not generate significant levels of stationary noise. As such, there would be no increase in stationary noise sources in the project vicinity during project operations. The Brentwood General Plan establishes a 65dB Ldn1 threshold for acceptable exterior noise exposure for civic uses, including libraries. As shown in Table 3.11‐9 of the 2014 Brentwood General Plan EIR, existing short‐term noise measurements were taken at City Park, directly across the street to the north of the project site. The highest dB Leq2 measured at this location during the measurement period, which included the PM peak hour, was 54dB Leq, which is well below the City’s established threshold of 65dB for library uses. Additionally, as shown in Table 3.11‐14 of the General Plan EIR, traffic noise levels on Oak Street are not anticipated to exceed 1 Ldn is the average A‐weighted noise level during a 24‐hour day, obtained after addition of 10 decibels to

levels measured in the night between 10:00 pm and 7:00 am. 2

Leq is the average A‐weighted noise level during the measurement period. City of Brentwood

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60.7dB Ldn upon full buildout of the General Plan. As such, the project would not be exposed to excessive noise levels from existing or future noise sources in the project vicinity. Noise impacts resulting from construction depend on the noise generated by various pieces of construction equipment, the timing and duration of noise generating activities, and the distance between construction noise sources and noise‐sensitive areas. Noise levels from construction equipment are shown in Table 1. Annoyance due to construction activities primarily occurs when: 1) construction activities occur during noise‐sensitive times of the day (e.g., early morning, evening, or nighttime hours); 2) the construction occurs in areas immediately adjoining noise‐sensitive land uses; or 3) when construction lasts over extended periods of time. Noise generated by construction would be the greatest during site grading activities and excavation for underground utilities. Activities involved in construction would generate maximum noise levels, as indicated in Table 1, ranging from 76 to 90 dB at a distance of 50 feet. Construction activities would be temporary in nature and are anticipated to occur during normal daytime working hours. Noise would also be generated during the construction phase by increased truck traffic on area roadways. A primary project‐generated noise source would be truck traffic associated with transport of heavy materials and equipment to and from construction sites. This noise increase would be of short duration, and would occur primarily during daytime hours. Table 1: Construction Equipment Noise Predicted Noise Levels, Lmax dB

Distances to Noise Contours (feet)

Type of Equipment

Noise Level at 50’




70 dB Lmax contour

65 dB Lmax contour

Backhoe

78

72

66

60

126

223

Compactor

83

77

71

65

223

397

Compressor (air)

78

72

66

60

126

223

Concrete Saw

90

84

78

72

500

889

Dozer

82

76

70

64

199

354

Dump Truck

76

70

64

58

100

177

Excavator

81

75

69

63

177

315

Generator

81

75

69

63

177

315

Jackhammer

89

83

77

71

446

792

City of Brentwood

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CEQA EXEMPTION FINDINGS ‐ LIBRARY – NEW CONSTRUCTION JUNE 2016 Pneumatic Tools

85

79

73

67

281

500

Source: Roadway Construction Noise Model User’s Guide. Federal Highway Administration. FHWAHEP-05-054. January 2006.

As stated above, noise sensitive receptors near the construction site would, at times, experience elevated noise levels from construction activities; however, construction‐related noise generally would occur during daytime hours only. General Plan Noise Element Action N‐1e establishes the following list of suggested best practices for control of construction noise: 1. Construction period shall be less than 12 months. 2. Noise‐generating construction activities, including truck traffic coming to and from the construction site for any purpose, shall be limited to between the hours of 7:00 am and 6:00 pm on weekdays, and between 8:00 am and 5:00 pm on Saturdays. No construction shall occur on Sundays or City holidays. 3. All equipment driven by internal combustion engines shall be equipped with mufflers, which are in good condition and appropriate for the equipment. 4. The construction contractor shall utilize “quiet” models of air compressors and other stationary noise sources where technology exists. 5. At all times during project grading and construction, stationary noise‐generating equipment shall be located as far as practicable from sensitive receptors and placed so that emitted noise is directed away from residences. 6. Unnecessary idling of internal combustion engines shall be prohibited. 7. Construction staging areas shall be established at locations that will create the greatest distance between the construction‐related noise sources and noise‐sensitive receptors nearest the project site during all project construction activities, to the extent feasible. 8. The required construction‐related noise mitigation plan shall also specify that haul truck deliveries are subject to the same hours specified for construction equipment. 9. Neighbors located adjacent to the construction site shall be notified of the construction schedule in writing. 10. The construction contractor shall designate a “noise disturbance coordinator” who will be responsible for responding to any local complaints about construction noise. The disturbance coordinator shall be responsible for determining the cause of the noise complaint (e.g., starting too early, poor muffler, etc.) and instituting reasonable measures as warranted to correct the problem. A telephone number for the disturbance coordinator shall be conspicuously posted at the construction site. Implementation of these required measures (i.e., engine muffling, placement of construction equipment, and strategic stockpiling and staging of construction vehicles, etc.) would serve to further reduce exposure to construction noise levels. Adherence to City General Plan City of Brentwood

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requirements listed above would minimize any impacts from noise during construction. Therefore, no additional noise control measures would be required.

AIR QUALITY According to the CEQA Guidelines, an air quality impact may be considered significant if the proposed project’s implementation would result in, or potentially result in, conditions that violate any existing local, State, or Federal air quality regulations. In order to evaluate ozone and other criteria air pollutant emissions and support attainment goals for those pollutants designated as nonattainment in the area, the Bay Area Air Quality Management District (BAAQMD) has established significance thresholds associated with development projects for emissions of reactive organic gases (ROG), nitrogen oxide (NOx), PM10, and PM2.5. The BAAQMD’s significance thresholds, expressed in pounds per day (lbs/day) for project‐level and tons per year (tons/yr) for cumulative, listed in Table 2, are recommended for use in the evaluation of air quality impacts associated with proposed development projects. Table 2: BAAQMD Thresholds of Significance Pollutant Construction (lbs/day) ROG 54 NOx 54 PM10 82 PM2.5 54 Source: BAAQMD, CEQA Guidelines, May 2011.

Operational (lbs/day) 54 54 82 54

Cumulative (tons/year) 10 10 15 10

In addition, the BAAQMD identifies screening criteria for development projects, which provide a conservative indication of whether a development could result in potentially significant air quality impacts. If the screening criteria are met by a project, a detailed air quality assessment of that project’s air pollutant emissions would be required. The proposed project consists of a new library. The following screening criteria are used by the BAAQMD for a library development project to determine if the development is subject to more rigorous quantitative analysis:  

78,000 square feet for operational criteria pollutants; 277,000 square feet for construction criteria pollutants.

Accordingly, if a library development is less than or equal to the screening size for operational or construction criteria pollutants, the development would not be expected to result in potentially significant air quality impacts, and a detailed air quality assessment would not be required. Implementation of the proposed project would contribute local emissions in the area during both the construction and operational phases of the proposed project. As the proposed project involves the development of approximately 20,275 square feet of new building area, the project does not exceed the screening criteria for operational or construction‐related criteria pollutants resulting from a library development. As such, the proposed project would not be expected to result in potentially significant operational or construction‐related air quality impacts, and a quantification of project emissions is not warranted or required. City of Brentwood

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The proposed project would not result in construction, operational, or cumulative emissions above the applicable BAAQMD thresholds of significance. Accordingly, the project would not violate air quality standards nor contribute to the region’s nonattainment status of ozone.

WATER QUALITY The project site is already developed with impervious surfaces and is not in a natural hydrologic condition. Development of the project site has limited potential to increase local runoff production, and may introduce constituents into storm water that are typically associated with urban runoff. Best management practices (BMPs) will be applied to the proposed site development to limit the concentrations of these constituents in any site runoff that is discharged into downstream facilities to acceptable levels. All municipalities within Contra Costa County (and the County itself) are required to develop more restrictive surface water control standards for new development projects as part of the renewal of the Countywide NPDES permit. Known as the “C.3 Standards,” new development and redevelopment projects that create or replace 10,000 or more square feet of impervious surface area must contain and treat stormwater runoff from the site. The proposed project is a C.3 regulated project and is required to include appropriate site design measures, source controls, and hydraulically‐sized stormwater treatment measures. Implementation of the proposed project would not increase the amount of impervious surfaces on the project site above existing levels. Additionally, the implementation of the stormwater treatment measures would ensure that significant impacts related to water quality do not occur. e) The site can be adequately served by all required utilities and public services. The project site is currently served by utilities and public services, including water, sewer, storm drainage, electricity/natural gas, police, fire, and emergency medical services. New off‐ site infrastructure would not be extended in order to serve the project site. The project site is within the existing and established service areas for the City’s Police Department and the East Contra Costa Fire Protection District. The site has been previously developed and occupied with similar uses for the last several years. The proposed site plan and improvements would not result in any adverse impacts associated with utilities and public services.

CONCLUSIONS As demonstrated by the analysis provided above, the proposed project is exempt from CEQA review, consistent with the requirements established by Public Resources Code Section 21084 and CEQA Guidelines Section 15332 for the following reasons: a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. c) The project site has no value as habitat for endangered, rare, or threatened species. City of Brentwood

PAGE 8


d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. e) The site can be adequately served by all required utilities and public services.

City of Brentwood

PAGE 9

ATTACHMENT NO. 4

STAFF REPORT PLANNING COMMISSION REGULAR MEETING OF JUNE 21, 2016

PREPARED BY:

Erik Nolthenius, Planning Manager [email protected] Gail Leech, Management Analyst [email protected]

AGENDA ITEM & FILE NUMBER:

Item No. 4; (1) General Plan Amendment No. 16001; (2) Design Review No. 16-008

PROJECT NAME:

Library – New Construction (CIP Project #33737241)

PROJECT LOCATION:

104 & 120 Oak Street (APN 013-120-017 & APN 013-120-018)

PROJECT SIZE:

0.43-acre (18,750 square feet)

PROJECT DESCRIPTION:

The project includes a General Plan amendment (GPA 16-001) to modify the development standards within the Civic Core District Zone of the Downtown Specific Plan (DSP). The project also includes a design review (DR 16-008) for a 20,721 square-foot building that includes a partial second level (7,077 square-foot mezzanine), plaza, and courtyard.

DATE OF NOTICE:

The City published a notice of public hearing in the Brentwood Press and mailed it to all property owners within 300 feet of the project site on June 10, 2016

GENERAL PLAN DESIGNATION:

DSP (Downtown Specific Plan)

ZONING:

DT (Downtown)

SURROUNDING LAND USE:

North: Oak Street, City Park, and Civic Center East: Third Street, two office buildings, and singlefamily residential South: duplex and single-family dwelling West: Park Way alley, East Contra Costa Fire Protection District office, and City-owned surface parking lot

OWNER/APPLICANT:

City of Brentwood

PREVIOUS ACTIONS: 

April 10, 2007 – The City Council approved the Civic Center Five Year Financing and Phasing Plan. Phase I of this plan included moving the library from City Park to the Tech Center.



August 14, 2007 – The City Council endorsed the Civic Center Master Site Plan, again inclusive of moving the library to 104 Oak Street as part of the accelerated timeline. This included moving the library to the Tech Center.



February 26, 2008 – LPA, Inc. made a presentation to the City Council that included the commitment levels of the project. The presentation included a discussion about starting the design for the new library at 104, 118, and 120 Oak Street.



May 13, 2008 – The City Council approved the Swinerton construction contract. The result of that meeting was City Council direction to staff to start preparing temporary space for the interim library and the Council Chamber at the Tech Center.



June 10, 2008 – The City Council directed staff to pursue 104 Oak Street as the temporary space for the interim library.



August 26, 2008 – The City Council approved the construction contract for construction of the interim library at 104 Oak Street.



October 14, 2008 – The City Council awarded the roofing subcontract for the interim library.



June 28, 2011 – The State of California adopted ABx1, which suspended all new redevelopment activities, except for limited activities as of that date.



February 1, 2012 – All redevelopment agencies in the state were dissolved as a matter of law, and all unencumbered funds were ordered to be sent to the State. The loss of redevelopment funds created a significant funding gap for future capital projects. Thus, capital improvement projects and funding needed to be reprioritized based on need and what was available in CFD funding.



March 12, 2012 – The library item was brought to the City Council on whether to proceed with the project. The City Council voted to postpone direction until further analysis was done on the CFDs. The budget at that time was $3.5 million.



September 11, 2012 – The City Council received an informational report from staff on how the CFDs were bonded and how Phase II of the library (still renovation) was funded. Staff recommended that City Council give direction for a partial renovation with a budget not to exceed $1.8 million.



March 26, 2013 – The City Council approved the agreement with the architects for the library expansion. The library budget at this time was $2,070,000.

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

A needs assessment was completed in July 2013 and presented to the City’s Land Use and Development Committee in August 2013, which resulted in the recommendation to build a new library at 20,000+ square-feet. The Committee directed staff to pursue design options and then bring the recommended options and budget to City Council.



October 22, 2013 – The City Council approved a 20,000+ square foot new library (Model G-2) and directed staff to change the CIP sheet to reflect the $10,000 budget.



June 24, 2014 – The City Council accepted the conceptual design for the new library, agreed to establish an Ad Hoc Committee, and directed staff to return to the City Council with the Ad Hoc Committee responsibilities defined.



August 12, 2014 – Staff returned to the City Council with the responsibilities and an Ad Hoc Committee (Vice Mayor Bryant and Council Member Clare) was selected.



October 2, 2014 – The Ad Hoc Committee met and discussed the “packaging” of the library that was requested in order to pursue funding options. This meant that staff needed to go back and look at current and future construction costs and thus the project budget was increased to $14.6 million.



December 2014 – The Interim City Manager recommended to the City Council that the project be put on hold indefinitely due to lack of funding.



September 2015 – The City Council completed a two-day strategic planning workshop, during which time $12.2 million was allocated for a new library.



October 27, 2015 – The City Council approved the architect agreement with Fog Studio and Mark Davis Design for the Library – New Construction project.

BACKGROUND: The Library – New Construction project has been evolving since 2007, when the City Council reviewed the long-range plan for the Civic Center. Since the library was moved to 104 Oak Street in 2008 to accommodate construction of the Civic Center, a number of important things have happened. This includes the dissolution of redevelopment agencies statewide, completion of the Civic Center, changes in the scope and funding of the library project, approval of an agreement with an architect for the project, and adoption of a two-year strategic plan by the City Council. Staff and the architect have worked together, along with critical input from the City Council, to produce the design review plans for the project. PROJECT DESCRIPTION: Existing Site The project site totals approximately 0.43-acre and includes two City-owned parcels at the corner of Oak Street and Third Street. The site is bounded by Oak Street to the north, Third Street to the east, a single-family dwelling to the south, and Park Way alley to the west. Existing development on the site includes two adjacent buildings along the Oak Street frontage. The smaller of the two buildings, which is located on the corner of Oak Street and Third Street

3

and includes a small annex at the back, was formerly occupied by City staff, but has been occupied by the Brentwood Library since 2008. The larger of the two buildings extends to Park Way alley on the west and was also formerly occupied by City staff, but has been vacant since completion of the Civic Center in 2011. The site also includes a limited amount of surface parking adjacent to both Third Street and Park Way alley. Existing vehicular access to the site is via Third Street on the east and Park Way alley on the west. Proposed Project The project includes demolition of the two existing buildings on-site, including the annex, and constructing a new 20,721 square-foot library that is two stories (mezzanine only). The project will include an outdoor space for library patrons, an entrance courtyard, and a cafe. The majority of the book collection will be housed on the first floor. Adult reading stacks, staff offices and breakroom, Friends of the Library book sale, and reading spaces will be located on the mezzanine (second level). The library space will also house a connected Community Room located off the courtyard that will be able to be used after hours, but will not allow access to the library. Two discretionary actions are required in order to approve the project, including a General Plan amendment and a design review. The General Plan amendment is required in order to modify the development standards of the Downtown Specific Plan’s Civic Core District Zone. The modification is required to address the proposed building setbacks. While the Downtown Specific Plan requires side and rear setbacks of 25 feet, the project includes side setbacks of 0 feet and 10 feet (respectively), and a rear setback of 10 feet. Approval of the amendment will ensure that the proposed project is consistent with both the General Plan and the Downtown Specific Plan. The design review is required by the Downtown Specific Plan and Brentwood Municipal Code since the project involves the construction of new buildings. ENVIRONMENTAL DETERMINATION: Staff reviewed the requirements of the California Environmental Quality Act (CEQA) for this project, and prepared a notice of exemption accordingly (Section 15332 – In-fill Development Projects). The exemption is appropriate based on the following factors that are identified in Section 15332: a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. c) The project site has no value as habitat for endangered, rare, or threatened species. d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. e) The site can be adequately served by all required utilities and public services. The exemption, which includes a detailed analysis of how the factors are supported, is attached for the Commission’s review and reference, and will be filed with the County Clerk upon approval of the project by the City Council.

4

ANALYSIS: General Plan Consistency The project site is designated “DSP – Downtown Specific Plan” by the General Plan. description of the Downtown Specific Plan designation from the General Plan is as follows:

A

“Downtown Specific Plan (DSP) – The DSP designation provides for the current and future uses of the Downtown area of Brentwood, in accordance with the Downtown Specific Plan. Its purpose is to create a pedestrian-oriented, economically-viable town center. A variety of uses are allowed in this designation, including entertainment, retail, commercial, residential, civic, cultural, and transit in a compact, walkable, and unique setting that only the Downtown can offer. All new development occurring within the DSP designations is required to adhere to the development standards and guidelines established in the Downtown Specific Plan.” Approval of the General Plan amendment is appropriate, based on the fact that the project is an integral part of the Downtown area and the adjacent Civic Center. In addition, while the requested changes to the building setbacks are less restrictive, the new library would maintain a minimum rear yard setback of 10 feet adjacent to the existing duplex and single-family dwelling. This is in contrast to the three-foot setback that currently exists along the southern boundary of the site, meaning there will be a greater separation between the two properties with construction of the project as proposed. Downtown Specific Plan Consistency The project site is within the Civic Core District Zone of the Downtown Specific Plan (DSP). Civic and cultural uses such as theaters, museums, and libraries are permitted within this district zone. In addition, the project is generally consistent with the development regulations for this district zone, including lot size, building height, and front setback. The project is not, however, consistent with the side and rear setbacks. While the DSP requires side and rear setbacks of 25 feet, the project includes side setbacks of 0 feet and 10 feet (respectively), and a rear setback of 10 feet. As a result, a minor amendment to the DSP is required to address these inconsistencies. The amendment also addresses an encroachment into the public rightof-way along the Third Street boundary of the project to accommodate the proposed roof eave overhang of approximately 3 feet. Zoning Consistency The project site is zoned DT (Downtown), which the City Council established in 2005 in conjunction with the adoption of the DSP. The purpose and intent of the DT Zone, as well as its relationship to the DSP, is as follows: Section 17.280.001 of the Brentwood Municipal Code: “The purpose and intent for the adoption of the DT (Downtown) Zone is to encourage new development in the downtown; to carefully consider the impacts of new commercial development on the viability on the downtown, to facilitate the expansion of existing businesses and the attraction of new businesses that will draw additional shoppers to the downtown; to develop a design plan for the downtown to create a feeling of unity and destination so that buildings complement each other;

5

and to encourage business organizations to sponsor retail events to bring shoppers to the downtown area on a regular basis.” Section 17.280.002 of the Brentwood Municipal Code: “The Downtown Specific Plan establishes the primary means of regulating land use and development within the specific plan area. It also establishes the primary means of planning City actions and investments in support of the growth of the downtown. The regulations contained within the Downtown Specific Plan replace land use and development regulations previously contained within the City of Brentwood’s Zoning Ordinance for this district. In the instance of conflicting regulations with other municipal planning documents containing policies for land use and development in the Downtown Specific Plan area, the Downtown Specific Plan document shall control. The Downtown Specific Plan document does not replace or augment regulations pertaining to issues of building safety codes or other nonplanning related codes. All applications for new constructions, substantial modifications to existing buildings, and for changes in land use, shall be reviewed for conformance with the policies contained in the Downtown Specific Plan.” The proposed project is consistent with the purpose and intent of the DT Zone, as it will create a distinct and unified development on a key 0.43-acre site in the center of the Downtown. This site will be a destination for residents, visitors, and other members of the general public, and will continue to enhance activity in and around the Downtown. The project is also consistent with the remaining provisions of the DT Zone, as all regulations are deferred to the DSP, and the project includes an amendment to the DSP to address the minor inconsistencies previously referenced. Site Plan and Access The site plan is designed to take advantage of the entire 0.43-acre project area, including the key intersection of Oak Street and Third Street by creating an outdoor plaza as the focal point. The building is situated on the site with a first floor setback of 5-feet from the north (Oak Street) property line, although the second floor cantilevers to the property line. The building is located on the east (Third Street) property line and includes a roof eave overhang on the front half that extends 3-feet into the public right-of-way. This portion of the building includes the community room and café. Proper clearance is provided, as the overhang is slightly more than 18-feet above grade in this location. The building is located 10-feet from the south property line, across which is an existing duplex and single-family dwelling. It should be noted that the existing building is located essentially on the property line, so the 10-foot setback will provide additional separation that does not currently exist between the two properties. Finally, the building is located a minimum of 10-feet from the west (Park Way alley) property line, but is setback a few feet further along the front half.

6

*Site and first floor plan

*Site and second floor plan

7

Access to the site is provided via Oak Street to the north, Third Street to the east, and Park Way alley to the west. Parking There are nine existing angled parking spaces (including two handicapped-accessible spaces) along the Oak Street frontage that will remain in place. There are also six existing angled parking spaces along the Third Street frontage. There is an existing driveway along Third Street that leads to three on-site parking spaces, all of which will be removed to accommodate the proposed building; however, the parking and landscaping along Third Street will be reconfigured as part of the project to provide a total of eight spaces. Finally, there are seven existing angled parking spaces along the west side of the building, just off Park Way alley. These will be removed to accommodate the proposed building; however, there is an underutilized City-owned 12-space surface parking lot directly west of Park Way alley that will be available to the general public once construction of the project is complete. This is in addition to the 282 spaces in the Civic Center parking structure, located between City Hall and the Community Center, approximately 300 feet away from the project site. While the DSP regulates parking, it does not include a specific requirement for the “Civic & Cultural” use category. Rather, parking requirements for these kinds of uses are to be determined by the City through the design review process. While there is a minimal net gain in floor area with the proposed project and a minimal net loss in on-site parking, staff determined that adequate parking for the use will be available upon completion given the existing street parking on two sides of the site, the adjacent off-street surface parking lot, as well as the proximity of the Civic Center parking structure. Architecture The building is generally rectangular in shape, although it does include an approximate 1,800 square-foot plaza at the corner of Oak Street and Third Street, as well as a centrally located approximate 1,700 square foot courtyard. The north (Oak Street) elevation features a sloped metal roof over the single-story Community Room finished in thin-set porcelain tile, adjacent to Third Street, at a height of just over 18-feet. It also includes the two-story main portion of the library, adjacent to Park Way alley, with a parapet roof form at a height of 30-feet. The east (Third Street) elevation features the single-story Community Room with a series of windows located just under the roofline, as well as the two-story rear portion of the library. This portion includes three evenly spaced vertical wood siding accents at ground level and a series of three windows above on the second floor, with a height of 30-feet. The south elevation features a full two-story element with a series of windows on both the second and first floors, and a height of 30-feet. Finally, the west elevation features a full two-story element, a series of vertical wood siding accents at ground level and extruded aluminum sunshades in the middle-third of the elevation. The primary finish of the building is cement plaster in two distinct colors. While each elevation is distinct, design elements are carried around to all four sides of the building to create a sense of continuity. The roof plan is designed to screen all mechanical equipment from view, which is a significant improvement over the existing building. A color and material board for the project will be available for review by the Commission during the meeting.

8

Landscaping The landscape plan for the project is developed to effectively integrate the various components of the site. This includes a new specimen tree, shrubs, and groundcover along the Oak Street frontage, a new shade tree along Third Street, new trees, shrubs, and groundcover along the west side of the building (adjacent to Park Way alley), and a combination of shrubs and groundcover within the courtyard. Fencing The existing project site includes a 3-foot high chain link fence along the majority of the south property line (adjacent to the duplex and single-family dwelling). This fence will be removed as part of the project and replaced with a standard 6-foot high “good-neighbor” wood fence, with gates at either end (east and west). Lighting The project includes a variety of lighting types and fixtures, including illuminated bollards throughout the corner plaza, walkway to the library, and garden areas, as well as an approximate 8-foot high illuminated sign on the corner of the Oak Street and Third Street plaza indicating the library. Signage The project includes the installation of an approximate 8-foot high illuminated sign at the corner of Oak Street and Third Street, as well as building-mounted signage on the north elevation to identify the library and Community Room, and potentially an illuminated building-mounted sign on the east (Third Street) elevation of the building. All signs will be included as part of the construction drawings that are submitted along with the building permit application and will be reviewed by staff for compliance with the DSP. RECOMMENDATION: 

Adopt Resolution No. 16-034 recommending that the City Council approve General Plan Amendment No. 16-001.



Adopt Resolution No. 16-035 approving Design Review No. 16-008.

ATTACHMENTS: 1. 2. 3. 4.

Resolution No. 16-034 Resolution No. 16-035 Categorical exemption for the Library – New Construction project Project plans for the Library – New Construction project, prepared by Fog Studio and Mark Davis Design, dated “Received June 16, 2016”

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ATTACHMENT NO. 5

CITY OF BRENTWOOD DRAFT PLANNING COMMISSION MINUTES TUESDAY, 7:00 P.M. JUNE 21, 2016 COUNCIL CHAMBERS

Dirk Zeigler, Chairperson John D. Fink, Commissioner

Claudette Staton, Commissioner

Lance Crannell, Vice Chairperson Joseph Weber, Commissioner

These meeting minutes have been condensed. For a full video stream of this meeting, please go to http://www.brentwoodca.gov/gov/council/granicus.asp and click on the Audio/Video link for this meeting in the Archived Meetings section. 7:00 PM - PLANNING COMMISSION MEETING - CALL TO ORDER City of Brentwood Council Chambers - 150 City Park Way Roll Call: Present:

Crannell, Staton, Weber, Zeigler.

Commissioner John Fink was absent.

JUNE 21, 2016 DRAFT PLANNING COMMISSION MINUTES EXCERPT AGENDA ITEM NO. 4 GPA 16-001 / DR 16-008 – CITY LIBRARY PROJECT 4. Public Hearing. An application for the following entitlements to accommodate development of the Brentwood Library project: 1.) a General Plan amendment (GPA 16-001) to modify the development standards within the Civic Core District Zone of the Downtown Specific Plan; and 2.) a design review (DR 16-008) for a 20,721 square-foot building that includes a partial second level (7,077 square-foot mezzanine), plaza, and courtyard. The project site is located on two parcels totaling 0.43-acre at 104 & 120 Oak Street, between Second Street and Third Street in the Downtown area (APN 013-120-017 & APN 013-120-018). (Nolthenius) Planning Manager Erik Nolthenius introduced the staff report. Project Manager Gail Leech introduced Tiffany Redding of Fog Studio and Mark Davis of Mark Davis Design, the architects for the library project. Ms. Redding and Mr. Davis gave a joint presentation on the project site and design. Vice Chairperson Crannell had questions and concerns of the entry element and angle of the building, the inadequate screening of the western elevation from the sun and the potential high maintenance costs as a result, public art for the site, signage, the downward sloping of the left and right eaves, the possible maintenance that will be required with the wood elements, and the lack of articulation on the southern elevation that faces a residential area. Architects Redding and Davis agreed that the design was in need of more articulation; however, stated that the budget amount did not allow for it. Vice Chairperson Crannell felt that the architects understood the program very well; however, didn't quite understand the sense of context of Brentwood and what it means to live in the area. He felt that the library

was a high-profile building and that was the reason he was looking at it with a fine tooth comb. He felt that the elevations needed additional work. Commissioner Staton agreed with Vice Chairperson Crannell's concerns. Commissioner Weber asked about the community outreach for the project, LEED Certification, utilities, internet capabilities, solar production panels, the standing seam roofing material proposed for the community center, the small entrance to the library, and requirements for county logo signage. Chairperson Zeigler had the same concerns that were stated by Vice Chairperson Crannell in regards to the entrance, elevations and materials being proposed for the project. There being no one else wishing to speak, the public hearing was closed. Planning Manager Erik Nolthenius requested a recess to allow staff to discuss how to move forward with the project. Commissioner Staton asked about emergency exits. Chairperson Zeigler asked about exterior lighting at the entryway. Vice Chairperson Crannell applauded the architects for their effort. He thought the building was beautiful and wanted the best building that Brentwood can provide. He thought the project was exciting, and therefore warranted a critical eye. He understood that some of the design choices were dollar-driven; however felt that the Planning Commission's main consideration was to come up with the best design, relying on the architects to create the desired look and feel for the project. Vice Chairperson Crannell provided the architects with clear direction on how to move forward with the project. A 10-minute recess was taken. The meeting was reconvened. Planning Manager Erik Nolthenius suggested to the Commission that the meeting be continued to a date uncertain, given the sensitivity of the timing, budget and project schedule. Staff would then determine the best date for the project to come back to the Planning Commission and the item would be re-noticed at that time. Motion to continue public hearing for an application for the following entitlements to accommodate development of the Brentwood Library project: 1.) a General Plan amendment (GPA 16-001) to modify the development standards within the Civic Core District Zone of the Downtown Specific Plan; and 2.) a design review (DR 16-008) for a 20,721 square-foot building that includes a partial second level (7,077 square-foot mezzanine), plaza, and courtyard. The project site is located on two parcels totaling 0.43acre at 104 & 120 Oak Street, between Second Street and Third Street in the Downtown area (APN 013120-017 & APN 013-120-018) to a date uncertain, and to be re-noticed at that time. Moved by Weber; seconded by Crannell. Vote: Yes: No: Abstain: Absent: Recuse:

4-0-0-1-0 Crannell, Staton, Weber, Zeigler

Fink

** END OF EXCERPT ** 2

ATTACHMENT NO. 6

BRENTWOOD LIBRARY A

A.3

B

C

PORCELAIN TILE CORNICE, TYP T-1

E

EXTRUDED ALUMINUM SUNDSHADE, TYP @ ALL SOUTH OPENINGS MTL-2

1

CEMENT PLASTER TO MATCH P-2

D

F

METAL PANEL, TYP MTL-2

A7.12

F.6

104 OAK STREET, BRENTWOOD, CA 94513

G

2

ALUMINUM-FRAMED GLAZING, TYP GL-2

A7.12

T.O. PARAPET 106' - 8 3/8"

TYP

THIN-SET PORCELAIN TILE T-4 LEVEL 2 90' - 8 3/8"

7' - 0"

FOG STUDIO 8106 Terrace Drive El Cerrito, CA 94530 707.297.6185 www.fogprojects.com

MARK DAVIS DESIGN 2088 Union St #3 San Francisco, CA 94115 415.990.8491 www.markddesign.com

14' - 0"

MODULAR PLANT TRELLIS

2' - 0" 2' - 6"

22' - 0"

A10.21

8' - 0" 3' - 0"

2 A10.32

TYP

8' - 0"

6' - 0"

2

9' - 0"

THIN-SET PORCELAIN TILE T-4

1' - 4"

16' - 0"

8' - 0"

8' - 0"

2' - 6"

8' - 0" TYP

3' - 0"

8' - 0"

LEVEL 1 76' - 8 3/8" CONSULTANT LOGO

3

CIVIL ENGINEER BAI 720 York St. #114, San Francisco, CA 94110 415.550.2600

EXTERIOR ELEVATION - SOUTH

SCALE: 1/8" = 1'-0"

G

F.6

F

E

D

BRAKE METAL INFILL

2 A7.12

PORCELAIN TILE CORNICE, TYP T-1 CEMENT PLASTER TO MATCH P-2

G A8.01


C

B

A.3

STRUCTURAL ENGINEER HOLMES CULLEY 235 Montgomery St. #1250, San Francisco, CA 94104 415.693.1600

A

MECHANICAL / ELECTRICAL / PLUMBING / FIRE PROTECTION ENGINEERS INTERFACE ENGINEERING 135 Main St. #400, San Francisco, CA 94105 415.489.7240

1 A7.12 11 A10.81

T.O. PARAPET 106' - 8 3/8"

LANDSCAPE ARCHITECT CALLANDER ASSOCIATES 311 Seventh Avenue, San Mateo, CA 94401 650.375.1313 2

ENVELOPE CONSULTANT BLANCO BUILDING ENVELOPE CONSULTANTS PO Box 150660, San Rafael, CA 94916 415.766.2406

A10.32

TYP

2

2

A10.21

A10.21 1

TYP

LEVEL 2 90' - 8 3/8"

A10.32

SPANDREL GLAZING GL-3

COST ESTIMATOR mack5 1900 Powell St., suite 470, Emeryville, CA 94608 510.595.3021

No.

Description

SCHEMATIC DESIGN DESIGN DEVELOPMENT

LEVEL 1 76' - 8 3/8"

ROOF DRAIN & OVERFLOW SCUPPERS


2

Date

02/25/2016 06/16/2016

PARTIAL ELEVATION - COURTYARD NORTH

SCALE: 1/8" = 1'-0"

G.1

F.5

F.1

E.5

E

D

D.3

C

B

A.3

PORCELAIN TILE CORNICE, TYP

A

T-1

CEMENT PLASTER TO MATCH P-2 PRE-FINISHED METAL FASCIA

2

A

A7.12

A8.01

1

B

A7.12

T.O. PARAPET 106' - 8 3/8" 4' - 0"

9' - 0"

6

LEVEL 2 90' - 8 3/8"

A10.51

THIN-SET PORCELAIN TILE


T-3

ALUMINUM-FRAMED GLAZING

EXTERIOR ELEVATIONS LEVEL 1 76' - 8 3/8"

DIMENSIONAL BLDG-MTD ALUM. SIGNAGE PRE-FINISHED METAL FENCE & GATE, S.L.D. MTL-1

17' - 6 1/2" ALUMINUMFRAMED ENTRY GL-1

15.21 07/22/16

DATE

GL-1

SPANDREL GLAZING GL-3


1

2X WD TRIM @ ARCADE OPENINGS, TYP W-1

A7.01

EXTERIOR ELEVATION - NORTH

SCALE: 1/8" = 1'-0"

SCALE

1/8" = 1'-0"

7/22/2016 8:55:04 AM

8' - 0"

STAMP PROJECT NO.

T-2

14' - 0"

A10.51

A10.51

11' - 6"

7

9' - 0"

4

2' - 10" 5' - 3"

18' - 6 1/8"

SEE 2/A10.00 FOR MONUMENT SIGN DETAILS

DIMENSIONAL BLDGMTD ALUM. SIGNAGE 16' - 0"

7' - 0"

6' - 0"

18' - 6"


DIMENSIONAL BLDG-MTD ALUM. SIGNAGE


A8.01

3

2

MEMBRANE ROOF 3.7

A8.01

A7.11

PREFINISHED METAL GUTTER P-1 20' - 0"

7' - 0"

4' - 0"

ROOF DRAIN & OVERFLOW SCUPPERS 19' - 0"

COURTYARD FENCE, S.L.D. MTL-1


8' - 0"


LEVEL 1 76' - 8 3/8"

LEVEL 1 76' - 8 3/8"

SITE BENCH, TYP, S.L.D.

ALUMINUM-FRAMED GLAZING GL-1

S.S. BOOK DROP

SITE BENCH TYP., S.L.D.

AUTOMATIC SLIDING DOOR GL-1

COURTYARD FENCE, S.L.D. MTL-1

PTD STEEL COLUMN

3

PARTIAL ELEVATION - COURTYARD WEST

SCALE: 1/8" = 1'-0"

P-1

ALUMINUM-FRAMED GLAZING, TYP GL-2 1

2

PORCELAIN TILE T-1 CORNICE, TYP

3

1

C

2

A7.11

A8.01

A7.11

4

5 D


A8.01

T.O. PARAPET 106' - 8 3/8"

3' - 0"

16' - 0"

10' - 0"

9' - 0"

9' - 0"

15' - 11 1/2"

18' - 6" ALUMINUM SUNSHADE MTL-2


ALUMINUM SUNSHADE MTL-2 THIN-SET PORCELAIN TILE

11' - 6"

LEVEL 2 90' - 8 3/8"

COST ESTIMATOR mack5 1900 Powell St., suite 470, Emeryville, CA 94608 510.595.3021

No.

Description

SCHEMATIC DESIGN DESIGN DEVELOPMENT

LEVEL 1 76' - 8 3/8"

Date

02/25/2016 06/16/2016

T-2

2

W-1

2X WD TRIM @ ARCADE OPENINGS, TYP

W-1

EXTERIOR ELEVATION - WEST

SCALE: 1/8" = 1'-0" 6

5

4

3.7

3

2


2.7

1

0.5

1.9

3


A7.11


ALUMINUM LOUVER, MATCH GLAZING SYSTEM

E

2

A8.01

A7.11

METAL PANEL MTL-2

T.O. PARAPET 106' - 8 3/8"

PRE-FINISHED METAL COPING 16' - 0"

10' - 0" THIN-SET PORCELAIN TILE T-4 30' - 0"

2 A10.21 2 A10.32

23' - 5 1/2"

SIM

LEVEL 2 90' - 8 3/8"

5' - 0"

STAMP

15.21 07/22/16

PROJECT NO. DATE

SEE 2/A10.00 FOR MONUMENT SIGN DETAILS

EXTERIOR ELEVATIONS

1' - 6"

LEVEL 1 76' - 8 3/8" ALUMINUM-FRAMED GLAZING GL-1 CEMENT PLASTER TO MATCH P-1


1

EXTERIOR ELEVATION - EAST

SCALE: 1/8" = 1'-0"

T-1

A7.02 SCALE

1/8" = 1'-0"

7/22/2016 8:55:10 AM

VERTICAL WOOD SIDING

ENVELOPE CONSULTANT BLANCO BUILDING ENVELOPE CONSULTANTS PO Box 150660, San Rafael, CA 94916 415.766.2406

T-4

6' - 0" THIN-SET PORCELAIN TILE

LANDSCAPE ARCHITECT CALLANDER ASSOCIATES 311 Seventh Avenue, San Mateo, CA 94401 650.375.1313

14' - 0"

20' - 0"

DIMENSIONAL BLDGMTD ALUM. SIGNAGE

30' - 0"

4' - 0"

4' - 0"

CONSULTANT LOGO

MECHANICAL / ELECTRICAL / PLUMBING / FIRE PROTECTION ENGINEERS INTERFACE ENGINEERING 135 Main St. #400, San Francisco, CA 94105 415.489.7240

6

3 A7.11

CEMENT PLASTER TO MATCH P-2 ALUMINUM-FRAMED GLAZING GL-2

MARK DAVIS DESIGN 2088 Union St #3 San Francisco, CA 94115 415.990.8491 www.markddesign.com

STRUCTURAL ENGINEER HOLMES CULLEY 235 Montgomery St. #1250, San Francisco, CA 94104 415.693.1600

ALUM. BRISE SOLEIL MTL-2

0.5

FOG STUDIO 8106 Terrace Drive El Cerrito, CA 94530 707.297.6185 www.fogprojects.com

CIVIL ENGINEER BAI 720 York St. #114, San Francisco, CA 94110 415.550.2600

PARTIAL ELEVATION - COURTYARD EAST

SCALE: 1/8" = 1'-0"

14' - 0"

4

VERTICAL WD SIDING WD-1

18' - 6 1/8"

T-1


3' - 0"

THIN-SET PORCELAIN TILE A

11' - 0"

T-3

24' - 5 5/8"

P-1


LEVEL 2 90' - 8 3/8"

4' - 6"

MEMBRANE ROOF

18' - 6"

T.O. PARAPET 106' - 8 3/8"

ALUMINUM-FRAMED GLAZING GL-2

104 OAK STREET, BRENTWOOD, CA 94513


FOLDING GLASS PARTITION GL-2

PRE-FINISHED METAL GUTTER

BRENTWOOD LIBRARY

0.5

30' - 0"

F A8.01

A7.11

1 1

11' - 6"

2 A7.11

H

7' - 0"

2

2

ATTACHMENT NO. 7

Brentwood Library Planning Commission Presentation

08/02/16

FOG STUDI0

North Elevation Presented 6/21

Revised

West Elevation Presented 6/21

Revised

East Elevation Presented 6/21

Revised

South Elevation Presented 6/21

Revised

Eye-Level View – From Oak Crosswalk Presented 6/21

Revised

Eye-Level View – From North Oak Street Presented 6/21

Revised

Eye-Level View – From Northwest Corner Presented 6/21

Revised

Revised (trees omitted for reference)

Eye-Level View – Looking Into Plaza Presented 6/21

Revised

Bird’s Eye View - Courtyard Presented 6/21

Revised