HomeMy WebLinkAbout112525-06.1 PLANNING COMMISSION STAFF REPORT 6.1
TO: Chair and Planning Commission November 25, 2025
SUBJECT: Resolution No. 2025-12, approving Development Plan request DEV25-
0014 and Major Subdivision request SD 9721 allowing the development
of The Lanes, a 47-townhome development with two attached accessory
dwelling units, and Tree Removal Permit request TR25-0044 to allow the
removal of nine Town-protected trees. The property is located at 200
Boone Court, currently occupied by Danville Bowl (APN: 216-080-072).
DESCRIPTION
This application is a request to redevelop a 1.62-acre property, located at 200 Boone Court
with the construction of a new three story 47-unit townhome development with two
attached accessory dwelling units. There are 16 protected trees located on-site and on
adjacent properties. Nine are proposed for removal, five of which are located on the
adjacent properties.
BACKGROUND
The Housing Element is an integral part of the General Plan, which guides the policies of
Danville, and is the only element that requires review and approval by the State of
California. The State Department of Housing and Community Development (HCD) is
tasked with reviewing housing elements for compliance with State law and is responsible
for certifying Housing Elements.
For this eight year cycle from 2023-2031, HCD mandated that the nine-county
Association of Bay Area Governments (ABAG) region plan for at least 441,176 housing
units, with this number broken down into four income categories that cover housing
types for all income levels. In turn, ABAG assigned the Town of Danville 2,241 housing
units to plan for in this eight year cycle. This housing requirement is known as the
Regional Housing Needs Allocation (RHNA).
The Town did not have land zoned for residential use at sufficient densities to meet the
RHNA and was required to find appropriate sites throughout Danville to designate for
multifamily housing. The subject site was identified as Opportunity Site T and, along
with over 70 other parcels Town-wide, on January 17, 2023, was redesigned for
multifamily housing with a density of 30-35 units per acre. Subsequently, the Town
received a development application for Opportunity Site T for The Lanes, a three story
development of 47-unit townhomes with two attached accessory dwelling units.
200 Boone Ct 2 November 25, 2025
The project architectural and landscape plans were reviewed by the Town’s Design
Review Board (DRB) on October 11 and November 13, 2025. At the November 13th
meeting, the DRB recommended the Planning Commission approve the project’s
architecture, landscaping, and color and material board.
State Laws
The State of California has declared a housing crisis in the State and has passed and/or
strengthened a number of laws aimed at promoting infill housing development. A
jurisdiction may not impose local laws that conflict with State law. State laws which
apply to this application include:
The Housing Accountability Act (HAA) was first approved in 1982 and was amended in
2017 and 2024. This law, often referred to as “the anti-NIMBY law,” prohibits local
jurisdictions from denying a housing application which meets objective development
standards. A qualifying housing application can only be denied upon making a finding
that the project would cause a “specific, adverse impact” to public health.
The Housing Crisis Act (HCA) was approved in 2019 and amended in 2021. Amongst
other things, the HCA prohibits local jurisdictions from denying a housing application or
reduce its density based on subjective design standards – a project can only be reviewed
against objective, quantifiable standards, conditions and policies.
State Density Bonus Law (DBL) was approved in 1979 and amended at least 13 times,
most recently in 2023. DBL allows a developer to increase the density of a residential
development above the maximum allowed density under the site’s General Plan land use
designation in exchange for providing affordable units, or age restricted (55 years or
older) senior developments (no affordable units required). In addition, developments
which qualify under the DBL are entitled to receive requested incentives, concessions,
and waivers to reduce otherwise required development standards. Under the DBL, an
applicant may utilize an incentive, concession, or waiver regardless of whether they elect
to incorporate density bonus units.
DEVELOPMENT EVALUATION
Density Bonus
This application includes a density bonus request under DBL but does not request any
additional units (Attachment D). The applicant is requesting waivers to reduce several
otherwise applicable development standards established under the site’s M-35;
Multifamily Residential zoning designation. A waiver is defined as a reduction or
modification of a development standard and/or other regulations which would
otherwise physically preclude construction of the project. There are no limits to the
200 Boone Ct 3 November 25, 2025
number of waivers an applicant can request.
The DBL also states that, if the applicant requests waivers, and provides some evidence
of physical preclusion, a jurisdiction can deny the request only if:
1. the waiver or reduction would have a “specific, adverse impact upon health or
safety.”
2. the impact is “significant, quantifiable, direct, and unavoidable impact, based on
objective, identified written public health or safety standards, policies, or
conditions as they existed on the date the application was deemed complete,” and
for which there is no feasible method to satisfactorily mitigate or avoid the
specific, adverse impact.
In addition, courts have ruled that features such as increased ceiling heights and other
“amenities” such as courtyards, open areas, etc. can be the basis for the wavier.
The applicant for this development is requesting two waivers:
1. Height – The subject M-35 zoning district requires an average maximum height of
37 feet with a mix of 33, 35, and 37 feet heights. The proposed project would have
a maximum height of 40 feet. The buildings would have a majority of the rooflines
measured at 32, 34, 36, 37 and 40 feet, and average 36.4 feet.
2. Front and Side Property Line Setback– The zoning district requires front and side
yard setbacks to be a minimum of 25 and 20 feet, respectively. The project proposes
a minimum setback of 3’2” with an average of 10’ for the front and minimums of
7’11”, 6’6”, and 12’4” for the sides. The setbacks are relatively consistent for all
three stories excluding minor differences to allow for building articulation and
architectural features across the four elevations and three stories.
General Plan
The site’s General Plan land use designation is Residential – Multifamily – High Density
Special, which requires a residential density of 30-35 units per acre. The proposed 49-unit
development on the 1.62 net acre site results in a density of 30 units per acre.
Zoning
The site is zoned M-35; Multifamily Residential Zoning District. This district allows a
residential density of 35 units per acre and establishes development standards to control
the massing and siting of the development. Except for the request waivers described
above, the proposed project is consistent with the development standards.
200 Boone Ct 4 November 25, 2025
Trees
An Arborist Report was prepared for the project by Michelia Arboriculture, LLC
(Attachment D). The project proposes to remove nine Town-protected trees, five of which
are located off-site requiring approval from the neighboring property. Five additional
trees may be requested for removal depending on the amount of root loss occurring
during excavation/grading. All are proposed for removal due to location and
incompatibility with the proposed development. The removal of Town-protected trees
would be mitigated by the planting of new oak trees or with the payment of a tree
mitigation fee.
Parking
Under the Town’s Municipal Code, the required parking is one parking space per studio,
two parking spaces per unit with two or more bedrooms, plus one quarter space per unit
for guest parking. The project includes 47 units with two or more bedrooms and two
studio units, resulting in a parking demand of 108 spaces. This project will follow the
State’s Density Bonus Law’s parking requirements which require one parking stall per
studio and one and one-half parking stalls for two or three bedroom units, which results
in a parking demand of 73 spaces. The project proposes 104 parking spaces with 92
located in garages and 12 on-street.
The Transportation Assessment prepared for the project (Attachment E) includes a
parking analysis. The study concluded that, based on the ITE Parking Generation Manual
for multi-family developments, the project would provide sufficient parking to meet the
peak parking demand.
Traffic
A Transportation Assessment was prepared for the project (Attachment E). The report
includes analysis of potential impacts related to Vehicle Miles Traveled (VMT), Boone
Court Traffic Volumes, Transit Services, Bicycle, Pedestrian, Parking, Emergency Vehicle
Access, and Hazards. Based on the results of the assessment, significant and unavoidable
impacts were identified related only to an increase in vehicular miles traveled which
exceed the significance threshold. The applicant will develop a Travel Demand
Management Plan to mitigate these impacts.
Environmental Site Assessment
A Phase I Environmental Site Assessment (ESA) was prepared for the project by AEI
Consultants (Attachment F). The ESA concluded that there is no evidence of recognized
environmental conditions, controlled recognized environmental conditions, or
significant data gaps, and recommends no further investigation for the property at this
200 Boone Ct 5 November 25, 2025
time.
Geotechnical Report
A Geotechnical Engineering Report was prepared for the project by Aftershock
Geotechnical. The report provides geotechnical recommendations concerning earthwork
and the design and construction of the foundation and floor slabs for the proposed
project.
Off-Site Improvements
The applicant is proposing tree removal and off-site improvements on land owned by the
adjacent Walnut Forest HOA. The proposed off-site improvements include the removal
and construction of a new retaining wall along Ashley Court and new landscaping, street
trees, and irrigation along Ashley Court and Hartley Drive.
Any agreement related to the off-site work would be a private agreement between the
applicant and the Walnut Forest HOA. While the off-site work would provide for a better
site design and would be of benefit to the HOA, should an agreement fail to be reached,
the project site plan could be modified so that all improvements would be on-site in a
manner substantially consistent with the approved plans.
CALIFORNIA ENVIRONEMNTAL QUALITY ACT (CEQA) STATUS
The project is Statutorily Exempt From the requirements of the California Environmental
Quality Act (CEQA), Section 21080 (SB 130)
PUBLIC CONTACT
Public notice of the November 25, 2025, hearing was mailed to property owners within
750 feet and posted online. A total of 103 notices were mailed to surrounding property
owners.
200 Boone Ct 6 November 25, 2025
RECOMMENDATION
Adopt Resolution No. 2025-12, approving Development Plan request DEV25-0014 and
Major Subdivision request SD 9721 allowing the development of The Lanes, a 47-
townhome development with two attached accessory dwelling units, and Tree Removal
Permit request TR25-0044 to allow the removal of nine Town-protected trees. The
property is located at 200 Boone Court, currently occupied by Danville Bowl.
Prepared by:
Riley Anderson-Barrett
Associate Planner
Attachments: A – Resolution No. 2025-12
B – Public Notification and Map & Notification List
C – Applicant’s Density Bonus Request Letter
D – Arborist Report
E – Transportation Assessment
F – Limited Site Investigation (Summary)
G – Architectural Plans
H – Landscape Plans
I – Vesting Tentative Map and Civil Plans
RESOLUTION NO. 2025-12
APPROVING DEVELOPMENT PLAN REQUEST DEV25-0014 AND MAJOR
SUBDIVISION REQUEST SD 9721 ALLOWING THE DEVELOPMENT OF THE
LANES, A 47-TOWNHOME DEVELOPMENT WITH TWO ATTACHED
ACCESSORY DWELLING UNITS, AND TREE REMOVAL PERMIT REQUEST
TR25-0044 TO ALLOW THE REMOVAL OF NINE TOWN-PROTECTED TREES.
THE PROPERTY IS LOCATED AT 200 BOONE COURT, CURRENTLY OCCUPIED
BY DANVILLE BOWL (APN: 216-080-072)
WHEREAS, The ADDRESS Company (Applicant) and Glen Arms Estates Inc. (Owner)
have requested approval of a Development Plan (DEV25-0014) and a Major Subdivision
(SD 9721) to construct a townhouse development with a total of 49 units; and
WHEREAS, a Tree Removal permit (TR25-0044) is requested to allow the removal of nine
(9)Town-protected trees; and
WHEREAS, the site is located at 200 Boone Court, two parcels further identified as APN:
216-080-072 and 216-080-004; and
WHEREAS, pursuant to the State Density Bonus Law (DBL), the applicant has requested
waivers related to building height and setbacks; and
WHEREAS, the project is Statutorily Exempt From the requirements of the California
Environmental Quality Act (CEQA), Section 21080 (AB 130); and
WHEREAS, a staff report was prepared recommending that the Planning Commission
approve the requests; and
WHEREAS, public notification for the public hearing to consider this proposal was
provided consistent with all requirements of the law; now, therefore, be it
RESOLVED, that the Planning Commission of the Town of Danville approves
Development Plan request DEV25-0014, Major Subdivision request SD 9721, and Tree
Removal Permit request TR25-0044 allowing the development of the Lanes, a 49-unit
townhouse development located at 200 Boone Court.
ATTACHMENT A
PAGE 2 OF RESOLUTION NO. 2025-12
FINDINGS OF APPROVAL
Major Subdivision/Development Plan
1. The proposed development is in substantial conformance with the goals and
policies of the Danville 2030 General Plan and the site’s Residential – Multifamily –
High Density Special land use designation which allows multiple family residential
development in the range of 30-35 units per acre. The applicant has requested a
total of 49 units on site with a gross lot area of 1.62 acres which would result in a
density of 30 units per acre.
2. The design of the proposed development is substantially in conformance with the
site’s M-35; Multifamily Residential District. The M-35; Multifamily Residential
District is listed as a consistent zoning designation under the site’s General Plan
land use designation. Except for waivers for height and setbacks, the development is
in conformance with the development standards established under the District.
3. The design of the development and the type of associated improvements will not
likely cause serious public health problems, because water and sanitary facilities
and services will be available to the parcel. The project has been reviewed by the
San Ramon Valley Fire Protection District, Central Contra Costa County Sanitary
District, East Bay Municipal Utility District, and the Town’s Building Division and it
was determined that the site is adequately served by public facilities and services.
4. The design of the proposed development and improvements are not likely to cause
substantial environmental damage or subsequently injure fish or wildlife or their
habitat, in part because the project site is an area where development has previously
occurred.
5. The design of the proposed development and proposed improvements would not
conflict with easements acquired by the public at large for access through or use of
property within the proposed development. There is a sanitary easement located on
the eastern side of the property. Any improvements related to this easement will
receive approval from the Central Contra Costa County Sanitary District.
Tree Removal Permit
1. Necessity. The primary reason for removal of nine (9) Town-protected trees is that
preservation of those trees would be inconsistent with the proposed residential
development of the property and grading to accommodate the development.
2. Erosion/surface water flow. Removal of the Town-protected trees will not cause
significant soil erosion or cause a significant diversion or increase in the flow of
PAGE 3 OF RESOLUTION NO. 2025-12
surface water.
3. Visual effects. Removal of nine (9) Town-protected trees will not significantly affect
off-site shade or adversely affect privacy between properties due to the site’s
topography, and the locations of the trees in relation to other properties, and the
addition of trees as part of the landscaping plan.
Statutory Exemption
The proposed project is Statutorily Exempt from the requirements of the California
Environmental Quality Act (CEQA) under Ca. Public Resource Code 21080 (SB 130) based
on the following findings:
1. The project site in not more than 20 acres.
2. The project site is located within the boundaries of an incorporated municipality.
3. The site has been previously developed with an urban use.
4. The project is consistent with the General Plan and Zoning for the site.
5. The project site is at least one-half the Mullin density for the metropolitan are in
which Danville is located.
6. The project meets to the requirements specified under Government Code Section
65913.4(a)(6).
7. The project does not require demolition of a historic structure that was placed on a
national, state, or local historic register before the date a preliminary application
was submitted for the project.
8. No portion of the project is designated for use as a hotel, motel, bed and breakfast
inn, or other transient housing.
CONDITIONS OF APPROVAL
Conditions of approval with an asterisk (*) in the left-hand column are standard project
conditions of approval.
Unless otherwise specified, the following conditions shall be complied with prior to the
issuance of a building permits for the project or recordation of the final map. Each item is
subject to review and approval by the Planning Division unless otherwise specified.
PAGE 4 OF RESOLUTION NO. 2025-12
A. GENERAL
1. This approval is for Development Plan request DP25-0014, Major Subdivision
Request 9721, and Tree Removal request TR25-0044. These permits authorize
the construction of a three-story 49-unit townhome development on a 1.64
acre site located at 200 Boone Court. The Tree Removal permit allows for the
removal of nine (9) Town-protected trees. Development shall be substantially
as shown on the project drawings as follows, except as may be modified by
conditions contained herein;
a. Architectural Plans, Elevations, and Floor Plans as prepared by KTGY
and dated August 28, 2025.
b. Preliminary Landscape Plan as prepared by Ripley Design Group, Inc.
dated August 29, 2025.
c. Vesting Tentative Map and Stormwater Control Plan for Subdivision
9721 prepared by CBG Civil Engineers, dated August 2025.
d. Arborist Report, as prepared by Michelia Arboriculture, LLC, dated
August 25, 2025.
e. Transportation Assessment prepared by Fehr & Peers, dated
November 20, 2025.
f. Phase I Environmental Site Assessment prepared by AEI Consultants
dated June 24, 2025.
g. Geotechnical Engineering Report as prepared by Aftershock
Geotechnical dated April 14, 2025.
2. This development is subject to the State Density Bonus Law. This approval
includes the granting of waivers of development standards consistent with
State Density Bonus Law. Approved waivers are as follows:
a. Height – The subject M-35 zoning district requires an average maximum
height of 35 feet with a mix of 33, 35, and 37 feet heights. The proposed
project would have a maximum height of 40 feet. The buildings would
have a majority of the rooflines measured at 32, 34, 36, 37, and 40 feet, and
average at 36.4 feet.
PAGE 5 OF RESOLUTION NO. 2025-12
b. Setbacks – The zoning district requires front and side yard setbacks to be
a minimum of 25 and 20 feet, respectively. The project proposes a
minimum setback of 3’2” with an average of 10’ for the front and
minimums of 7’11”, 6’6”, and 12’4” for the sides. The setbacks are
relatively consistent for all three stories excluding minor differences to
allow for building articulation and architectural features across the four
elevations and three stories.
3. Prior to issuance of building permits, the developer shall reimburse the
Town for notifying surrounding residents and interested parties of the public
hearings and study sessions for the project. The fee shall be $228.64 ($138.00
+ 103 notices X $0.88 per notice).
4. The following fees are due at building permit issuance or as otherwise
approved by the Town:
a. Child Care Facilities Fee...................................... $ 115/unit
b. Stormwater Pollution Program Fee............ $ 228/building
c. Park Land in Lieu Fee (based on units) …..…$ 8,059/unit
d. Excavation Mitigation Fee (SR).............................. $8,128.70
e. SCC Regional Fee............................................... $ 1,864/unit
f. Residential TIP Fee............................................. $ 1,400/unit
g. Tri-Valley Transportation Fee.......................... $ 4,328/unit
* 5. Prior to the issuance of grading or building permits, the applicant shall
submit written documentation that all requirements of the San Ramon Valley
Fire Protection District (SRVFPD) and the San Ramon Valley Unified School
District have been, or will be, met to the satisfaction of these respective
agencies.
6. Prior to the commencement of ground disturbance, including site
preparation and grading activities, the applicant will ensure that all
construction workers are trained to recognize archaeological resources which
may be found on the site.
7. If previously unidentified cultural resources are encountered during
construction or land disturbance activities, work shall stop within 50 feet of
the find and the Town of Danville shall be notified at once to assess the
nature, extent, and potential significance of any cultural resource find. The
applicant shall retain a qualified archaeologist to implement a Phase II
subsurface testing program to determine the resource boundaries, assess the
integrity of the resource, and evaluate the resource’s significance through a
PAGE 6 OF RESOLUTION NO. 2025-12
study of its features and artifacts. If the resource is determined significant,
the Town of Danville may choose to allow the capping of the area containing
the resource using culturally sterile and chemically neutral fill material. If
such capping occurs, then a qualified archaeologist shall be retained to
monitor the placement of fill upon the resource. If a significant resource will
not be capped, the results and recommendations of the Phase II study shall
determine the need for a Phase III data recovery program designed to record
and remove significant cultural materials that could otherwise be tampered
with. If the resource is determined to be not significant, no capping and/or
further archaeological investigation or mitigation shall be required. The
results and recommendations of the Phase II study shall determine the need
for construction monitoring. If monitoring is warranted, a qualified
archaeologist shall be retained by the applicant to be present during all earth
moving activities that have the potential to affect archaeological or historical
resources. A monitoring report shall be submitted to the Town upon
completion of construction.
8. Construction activity shall be restricted to the period between the weekday
hours of 7:30 a.m. to 5:30 p.m. (Mondays through Fridays), unless otherwise
approved in writing by the City Engineer for general construction activity
and the Chief Building Official for building construction activity. Prior to
any construction work on the site, including grading, the applicant shall
install a minimum 3’ x 3’ sign at the project entry which specifies the
allowable construction work days and hours, and lists the name and contact
person for the overall project manager and all contractors and sub-
contractors working on the job.
9. The applicant shall apply the following measures during construction of the
project.
Construction Staging. The contractor shall provide staging areas on-site to
minimize off-site transportation of heavy construction equipment. These
areas shall be located to maximize the distance between activity and
sensitive receptors. This would reduce noise levels associated with most
types of idling construction equipment.
Mufflers. Construction equipment shall be properly maintained and all
internal combustion engine driven machinery with intake and exhaust
mufflers and engine shrouds, as applicable, shall be in good condition and
appropriate for the equipment. During construction, all equipment, fixed
or mobile, shall be operated with closed engine doors and shall be
PAGE 7 OF RESOLUTION NO. 2025-12
equipped with properly operating and maintained mufflers, consistent
with manufacturers’ standards.
Electrical Power. Electrical power, rather than diesel equipment, shall be
used to run compressors and similar power tools and to power any
temporary structures, such as construction trailers or caretaker facilities.
Equipment Staging. All stationary equipment shall be staged as far away
from the adjacent multi-family residential development as feasible.
Equipment Idling. Construction vehicles and equipment shall not be left
idling for longer than five minutes when not in use.
Workers’ Radios. All noise from workers’ radios shall be controlled to a
point that they are not audible at sensitive receptors near construction
activity.
Smart Back-up Alarms. Mobile construction equipment shall have smart
back-up alarms that automatically adjust the sound level of the alarm in
response to ambient noise levels. Alternatively, back-up alarms shall be
disabled and replaced with human spotters to ensure safety when mobile
construction equipment is moving in the reverse direction.
Disturbance Coordinator. The applicant shall designate a disturbance
coordinator who shall be responsible for responding to any local
complaints about construction noise. The noise disturbance coordinator
shall determine the cause of the noise complaint (e.g., starting too early,
bad muffler, etc.) and shall require that reasonable measures warranted to
correct the problem be implemented. A telephone number for the
disturbance coordinator shall be conspicuously posted at the construction
site.
Construction Notice. Two weeks prior to the commencement of
construction and grading at the project site, the applicant shall install a 3-
foot by 3-foot sign at the project entry that discloses the allowable
construction work days and hours, the planned construction schedule, and
the contact name and phone number for residents to call for construction
noise related complaints. All reasonable concerns shall be rectified within
24 hours of receipt.
* 10. The applicant shall provide security fencing, to the satisfaction of the City
Engineer and/or the Chief Building Official, around the site during
PAGE 8 OF RESOLUTION NO. 2025-12
construction of the project.
* 11. A watering program which incorporates the use of a dust suppressant, and
which complies with Regulation 2 of the Bay Area Air Quality Management
District shall be established and implemented for all on and off-site
construction activities. Equipment and human resources for watering all
exposed or disturbed soil surfaces shall be supplied on weekends and
holidays as well as workdays. Dust-producing activities shall be
discontinued during high wind periods.
12. All physical improvements other than landscaping shall be in place prior to
occupancy of any structure in the project. All landscaping shall be installed
prior to occupancy of the final unit. If occupancy within the project is
requested to occur in phases, all physical improvements shall be required to
be in place prior to occupancy except for items specifically excluded in a
construction-phases occupancy plan approved by the Planning Division. No
structure shall be occupied until construction activity in the adjoining area is
complete and the area is safe, accessible, provided with all reasonably
expected services and amenities, and appropriately separated from
remaining additional construction activity.
* 13. The applicant shall submit a written Compliance Report detailing how the
conditions of approval for this project have been complied with as part of the
initial submittal for the final map, plan check, and/or building permit review
process (whichever occurs first). This report shall list each condition of
approval followed by a description of what the applicant has provided as
evidence of compliance with that condition. The applicant must sign the
report. The report is subject to review and approval by the City Engineer
and/or Chief of Planning and/or Chief Building Official and may be rejected
by the Town if it is not comprehensive with respect to the applicable
conditions of approval.
14. If demolition or construction activity (e.g., tree removal, grading, road
construction, home construction, etc.) is to occur within the raptor nesting
season (i.e., between February 1 and July 31), a pre-construction survey of the
property for nesting raptors shall be conducted, with such survey to occur a
minimum of 15 days prior to planned commencement of demolition or
construction activity. The nesting survey shall include examination of all
trees located on the property and within 200 feet of the area proposed for
demolition or construction activity. If birds are identified nesting on or
within the zone of proposed demolition or construction activity, a qualified
biologist shall establish a temporary protective nest buffer around the nest(s).
PAGE 9 OF RESOLUTION NO. 2025-12
Where protective nest buffering is deemed necessary, the nest buffer(s) shall
be staked with orange construction fencing or orange lath staking. The buffer
shall be of sufficient size to protect the nesting site from demolition or
construction related disturbance and shall be established by a qualified
ornithologist or biologist with extensive experience working with nesting
birds near construction sites. Typically, adequate nesting buffers are 50 feet
from the nest site or nest tree dripline for small birds, and up to 250 feet for
sensitive nesting birds that include several raptor species known in the
region of the project site. No demolition, construction or earth-moving
activity shall occur within the established buffer until it is determined by a
qualified biologist that the young have fledged and have attained sufficient
flight skills to avoid project construction zones. This typically occurs by July
15th of each year. This date may be earlier or later and shall be determined
by the qualified ornithologist or biologist.
B. SITE PLANNING
* 1. All lighting shall be installed in such a manner that lighting is generally
down directed and glare is directed away from surrounding properties and
rights-of-way.
C. LANDSCAPING
* 1. Final landscape and irrigation plans shall be submitted for review and
approval by the Planning Division. The plan shall include common names of
all plant materials and shall indicate the size that various plant materials will
achieve within a five-year period of time.
* 2. All plant material shall be served by an automatic irrigation system and
maintained in a healthy growing condition. Landscaping and irrigation shall
comply with all MWELO water conservation requirements.
* 3. All trees shall be a minimum of 15-gallon container size. All trees shall be
properly staked. All remaining shrubs used in the project, which are not
used as ground cover, shall be a minimum of five gallons in size.
* 4. All landscaped areas not covered by shrubs and trees shall be planted with
live ground cover or covered with mulch. All proposed ground cover shall
be placed so that it fills in within two years.
* 5. If site construction activity occurs in the direct vicinity of the on-site and off-
site protected trees, a security deposit in the amount of the assessed value of
the tree(s) (calculated pursuant to the Town’s Tree Protection Ordinance)
PAGE 10 OF RESOLUTION NO. 2025-12
shall be posted with the Town prior to the issuance of a grading permit or
building permit to maximize the probability that the affected trees will be
retained in good health. The applicant shall be required to secure an
appraisal of the condition and value of all affected trees. The appraisal shall
be done in accordance with the current edition of the “Guide for Establishing
Values of Trees and Other Plants,” by the Council of Tree and Landscape
Appraisers under the auspices of the International Society of Arboriculture.
The appraisal shall be performed by a Certified Arborist, and shall be subject
to review and approval by the Chief of Planning. A tree preservation
agreement shall be prepared that outlines the intended and allowed use of
funds posted as a tree preservation security deposit. That portion of the
security deposit still held by the Town two full growing seasons after project
completion shall be returned upon verification that the trees covered by the
deposit are as healthy as can be provided for under the terms of the tree
preservation agreement.
6. The developer shall be required to mitigate the loss nine (9) Town-protected
trees with a cumulative diameter of 165.5 inches. As a result, the applicant
shall be responsible for the planting on-site of either eighty three (83) 15-
gallon oak trees (which are counted as 2” diameter trees) or forty one (41) 24-
inch box size oak trees (which are counted as 4” diameter trees). If all of the
trees cannot be accommodated on-site, the applicant may pay the Town’s
trees mitigation fee of $250.00 for each 15-gallon tree or $500.00 for each 24-
inch box size tree.
7. Prior to issuance of building permits, the applicant shall work directly with
the adjacent property owners to reach a mutually acceptable agreement
regarding the landscaping and off-site improvements proposed on the
neighboring property. These improvements include the removal and
construction of a new retaining wall and new landscaping including street
trees and irrigation. If a decision cannot be made, the applicant shall install
all landscaping and improvements within the boundaries of 200 Boone
Court.
D. ARCHITECTURE
* 1. All ducts, meters, air conditioning and/or any other mechanical equipment
whether on the structure or on the ground shall be effectively screened from
view with landscaping or materials architecturally compatible with the main
structures.
* 2. The street numbers for the project shall be posted so as to be easily seen at all
PAGE 11 OF RESOLUTION NO. 2025-12
times, day and night by emergency service personnel, per CBC 502.1
* 3. Final architectural elevations, details and revisions shall be submitted for
review and approval by the Design Review Board prior to issuance of
building permits for the project. Samples of final materials and the proposed
color palette shall be submitted for review and approval by the DRB prior to
the issuance of building permits for the project.
E. PARKING
* 1. All parking spaces shall be striped and provided with wheel stops unless
they are fronted by concrete curbs, in which case sufficient areas shall be
provided beyond the ends of all parking spaces to accommodate the
overhang of automobiles.
* 2. Where authorized, compact car spaces shall be clearly designated with
appropriate pavement marking or signage. Self-park compact spaces shall be
no less than 8 feet by 16 feet in size, including allowable overhang.
* 3. Regulatory signage/curb painting for the non-parking side of the interior
loop roadway shall be provided, if deemed necessary, to the satisfaction of
the San Ramon Valley Fire Protection District and the City Engineer.
F. GRADING
* 1. Any grading on adjacent properties will require prior written approval of
those property owners affected.
* 2. At least one week prior to commencement of grading, the applicant shall
post the site and mail to the owners of property within 300 feet of the exterior
boundary of the project site, and to the Town of Danville Development
Services Department, a notice that construction work will commence. The
notice shall include a list of contact persons with name, title, phone number
and area of responsibility. The person responsible for maintaining the list
shall be included. The list shall be kept current at all times and shall consist
of persons with authority to initiate corrective action in their area of
responsibility. The names of individuals responsible for dust, noise and litter
control shall be expressly identified in the notice.
* 3. Where soils or geologic conditions encountered in grading operations are
different from that anticipated in the soil report, a revised soils report shall
be submitted for review and approval by the City Engineer. It shall be
PAGE 12 OF RESOLUTION NO. 2025-12
accompanied by an engineering and geological opinion as to the safety of the
site from settlement and seismic activity.
* 4. All development shall comply with Danville Ordinance 2004-06 which added
Chapter 20 to the Danville Municipal Code relating to Stormwater
Management and Discharge Control. All development shall also comply
with the General Permit for Storm Water Discharges associated with Construction
and Land Disturbance Activities (Order No. 2009-0009-DWQ, NPDES No.
CAS000002) adopted by the State Water Resources Control Board on
September 2, 2009, and effective on July 1, 2010. These regulations require,
among other things, that a Stormwater Pollution Prevention Plan (SWPPP)
be prepared by a Qualified SWPPP Developer for submission to the State of
California via the on-line Storm Water Multi-Application Reporting &
Tracking (SMARTS) system. No land-disturbing activity shall occur until a
Notice of Intent (NOI) is filed and a Waste Discharger Identification (WDID)
number is issued by the State of California. A copy of the final NOI,
including WDID number and attached SWPPP, shall be kept at the project
site at all times, with a copy provided to the Town. The requirements of the
SWPPP and all other Permit Registration Documents shall be fully
implemented during land-disturbing activities.
* 5. All grading activity shall address National Pollutant Discharge Elimination
System (NPDES) concerns. Specific measures to control sediment runoff,
construction pollution and other potential construction contamination shall
be addressed through the Erosion Control Plan (ECP) and Storm Water
Pollution Prevention Plan (SWPPP). The SWPPP shall supplement the
Erosion Control Plan and project improvement plans. These documents shall
also be kept on-site while the project is under construction. A NPDES
construction permit may be required, as determined by the City Engineer.
* 6. If toxic or contaminated soil is encountered during construction, all
construction activity in that area shall cease until the appropriate action is
determined and implemented. The concentrations, extent of the
contamination and mitigation shall be determined by the Contra Costa
County Health Department. Suitable disposal and/or treatment of any
contaminated soil shall meet all federal, state and local regulations. If
deemed appropriate by the Health Department, the applicant shall make
provisions for immediate containment of the materials. Runoff from any
contaminated soil shall not be allowed to enter any drainage facility, inlet or
creek.
7. Prior to ground disturbing activities, the project applicant shall install a silt
fence or fabric fence along the perimeter of the site, adjacent to residential
PAGE 13 OF RESOLUTION NO. 2025-12
development, to provide a barrier to movement by rodents and other
wildlife. The fence shall be maintained until all vegetation is removed from
the site. During grading and construction activities, the project applicant
shall maintain a contact person including a phone number, should issues
associated with rodent dispersal occur, and shall monitor these
recommended actions to determine their efficacy.
G. STREETS
* 1. The applicant shall obtain an encroachment permit from the Engineering
Division prior to commencing any construction activities within any public
right-of-way or easement.
* 2. Street signing shall be installed by the applicant as may be required by the
City Engineer. Traffic signs and parking restriction signs, which may be
required to be installed, shall be subject to review and approval by the
Transportation Division and the Police Department.
* 3. All mud or dirt carried off the construction site onto adjacent streets shall be
swept each day. Water flushing of site debris or sediment or concrete
washing is expressly prohibited.
* 4. Any damage to street improvements now existing or done during
construction on or adjacent to the subject property shall be repaired to the
satisfaction of the City Engineer, at full expense to the applicant. This shall
include slurry seal, overlay or street reconstruction of the impacted areas if
deemed warranted by the City Engineer.
* 5. All improvements within the public right-of-way, including curb, gutter,
sidewalks, driveways, paving and utilities, shall be constructed in
accordance with approved standards and/or plans and shall comply with
the standard plans and specifications of the Development Services
Department and Chapters XII and XXXI of the Town Code. At the time
project improvement plans are submitted, the applicant shall supply to the
City Engineer an up-to-date title report for the subject property.
* 6. Handicapped ramps shall be provided and located as required by the City
Engineer.
* 7. The Project shall be required to stripe curbs and install any necessary parking
or circulation signage, as determined by the Transportation Division.
PAGE 14 OF RESOLUTION NO. 2025-12
8. The project applicant shall develop and submit for approval to the Town of
Danville a Construction Management and Mitigation Plan that includes
designated haul routes and staging areas, traffic control procedures,
emergency access provisions and construction crew parking, to minimize
traffic impacts during construction. The plan shall ensure that haul routes
and construction activity timing shall comply with the Town of Danville’s
requirements. The plan shall also ensure that construction period employees
can either park on-site or at an off-site location. In addition, the plan shall
require that temporary signage, alternative pedestrian passage, and/or
protected walkways be provided should sidewalks be closed during
construction.
9. Prior to issuance of building permits, the project applicant shall develop a
Travel Demand Management Plan for the proposed project that is consistent
with the 2023-2031 Housing Element Draft Environmental Impact Report
Mitigation Measure MM TRN-2.1, including any anticipated phasing. The
TDM Plan shall be submitted to the Town for review and approval and shall
identify trip reduction strategies as well as mechanisms for funding and
overseeing the delivery of trip reduction programs and strategies.
H. INFRASTRUCTURE
* 1. Domestic water supply shall be from an existing public water system. Water
supply service shall be from the East Bay Municipal Utility District water
system in accordance with the requirements of the District.
* 2. All wastewater shall be disposed into an existing sewer system. Sewer
disposal service shall be from the Central Contra Costa Sanitary District
sewer system in accordance with the requirements of the District.
* 3. Drainage facilities and easements shall be provided to the satisfaction of the
City Engineer and/or the Chief Engineer of the Contra Costa County Flood
Control & Water Conservation District.
* 4. Roof drainage from structures shall be collected via a closed pipe and
conveyed to an approved storm drainage facility in the street curb. No
concentrated drainage shall be permitted to surface flow across sidewalks.
* 5. Any portion of the drainage system that conveys runoff from public streets
shall be installed within a dedicated drainage easement or public street.
* 6. If a storm drain must cross a lot, or be in an easement between lots, the
PAGE 15 OF RESOLUTION NO. 2025-12
easement shall be equal to or at least double the depth of the storm drain.
* 7. The applicant shall furnish proof to the City Engineer of the acquisition of all
necessary rights of entry, permits and/or easements for the construction of
off-site temporary or permanent road and drainage improvements.
* 8. All new utilities required to serve the development shall be installed
underground in accordance with the Town policies and existing ordinances.
All utilities shall be located and provided within public utility easements,
sited to meet utility company standards or in public streets.
* 9. All utility distribution facilities, including but not limited to electric,
communication and cable television lines, within a residential or commercial
development shall be underground, except as follows:
a. Equipment appurtenant to underground facilities, such as surface
mounted transformers, pedestal mounted terminal boxes and meter
boxes, and concealed ducts;
b. Metal poles supporting street lights.
* 10. All street, drainage or grading improvement plans shall be prepared by a
licensed civil engineer.
I. MISCELLANEOUS
* 1. The project shall be constructed as approved. Minor modifications in the
design, but not the use, may be approved by staff. Any other change will
require Planning Commission approval through the Development Plan
review process.
* 2. Pursuant to Government Code section 66474.9, the applicant (including the
applicant or any agent thereof) shall defend, indemnify and hold harmless
the Town of Danville and its agents, officers and employees from any claim,
action or proceeding against the Town or its agents, officers or employees to
attack, set aside, void, or annul, the Town's approval concerning this
application, which action is brought within the time period provided for in
Section 66499.37. The Town will promptly notify the applicant of any such
claim, action or proceeding and cooperate fully in the defense.
* 3. The location, design and number of gang mailbox structures serving the
project shall be subject to review and approval by the Design Review Board
PAGE 16 OF RESOLUTION NO. 2025-12
and the local Postmaster.
* 4. The proposed project shall conform to the Town’s Stormwater Management
and Discharge Control Ordinance (Ord. No. 2004-06) and all applicable
construction Best Management Practices (BMPs) for the site. For example,
construction BMPs may include, but are not limited to: the storage and
handling of construction materials, street cleaning, proper disposal of wastes
and debris, painting, concrete operations, dewatering operations, pavement
operations, vehicle/equipment cleaning, maintenance and fueling and
stabilization of construction entrances. Training of contractors on BMPs for
construction activities is a requirement of this permit. At the discretion of the
City Engineer, a Storm Water Pollution Prevention Plan (SWPPP) may be
required for projects under five acres.
* 5. The project shall conform to the Regional Water Quality Control Board post-
construction C.3 regulations which shall be designed and engineered to
integrate into the project’s overall site, architectural, landscaping and
improvement plans. These requirements are contained in the project’s
Stormwater Control Plan and are to be implemented as follows:
Prior to issuance of permits for building, site improvements, or
landscaping, the permit application shall be consistent with the
applicant’s approved Stormwater Control Plan and shall include
drawings and specifications necessary to implement all measures in the
approved plan. The permit application shall include a completed
Construction Plan C.3 Checklist as described in the Town’s Stormwater
C.3 Guidebook.
As may be required by the City Engineer and the Chief of Planning,
drawings submitted with the permit application (including structural,
mechanical, architectural, grading, drainage, site, landscape, and other
drawings) shall show the details and methods of construction for site
design features, measures to limit directly connected impervious area,
pervious pavements, self-retaining areas, treatment (Best Management
Practices) BMPs, permanent source control BMPs, and other features that
control stormwater flow and potential stormwater pollutants.
Prior to building permit final and issuance of a Certificate of Occupancy,
the applicant shall execute any agreements identified in the Stormwater
Control Plan which pertain to the transfer of ownership and/or long-term
maintenance of stormwater treatment or hydrograph modification BMPs.
Prior to building permit final and issuance of a Certificate of Occupancy,
PAGE 17 OF RESOLUTION NO. 2025-12
the applicant shall submit, for the Town’s review and approval, a
Stormwater BMP Operation and Maintenance Plan in accordance with
the Town of Danville guidelines. Guidelines for the preparation of
Stormwater BMP Operation and Maintenance Plans are in Appendix F of
the Town’s Stormwater C.3 Guidebook.
APPROVED by the Danville Planning Commission at a regular meeting on November 25,
2025, by the following vote:
AYES:
NOES:
ABSTAINED:
ABSENT:
_____________________________
CHAIR
APPROVED AS TO FORM:
_______________________________ ______________________________
CITY ATTORNEY CHIEF OF PLANNING
NOTICE OF A PUBLIC HEARING
Danville Planning Commission Meeting
Tuesday, November 25, 2025 at 5:00 p.m. | Town Meeting Hall, 201 Front Street
Project Name: The Lanes - 200 Boone Ct
Case File Nos.: DEV25-0014 / SD 9721 / TR25-0044
Location: 200 Boone Ct | APN: 216-080-072
Description: Development Plan request DEV25-0014 and Major Subdivision request SD 9721
allowing the development of The Lanes, a 47 townhome development with two
attached accessory dwelling units, and Tree Removal Permit request TR25-0044 to
allow the removal of nine Town-protected trees. The property is located at 200
Boone Court, currently occupied by Danville Bowl.
The applicant is requesting a density bonus pursuant to State Density Bonus Law
(Gov. Code Section 65915) and related development standard waivers including
front and side property lines setbacks and height.
Environmental
Review This project has been found to be Categorically Exempt from the requirements of
the California Environmental Quality Act (CEQA), Section 15332, Class 32, In-Fill
Development Projects.
Property Owner Glen Arms Estates Inc
20855 Inspiration Ln
Grass Valley, CA 95949
Applicant: The ADDRESS Company
3160 Crow Canyon Road, Suite 270
San Ramon, CA 94583
Staff Contact: Riley Anderson-Barrett, Associate Planner
(925) 314-3314
Randersonbarrett@danville.ca.gov
ATTACHMENT B
All interested persons are encouraged to attend and be heard at the scheduled public hearing at 5:00
p.m. on Tuesday, November 25, 2025, at the Town Meeting Hall at 201 Front Street, Danville, CA.
NOTE: If you challenge the Town’s decision on this matter in court, you may be limited to raising
only those issues you or someone else raised at the public hearing described in this notice, or in
written correspondence delivered to the Town at, or prior, to the public hearing.
In compliance with the Americans with Disabilities Act, the Town of Danville will provide special assistance
for disabled citizens. If you need special assistance to participate in this meeting, please contact the City Clerk
(925) 314-3388. Notification 48 hours prior to the meeting will enable the Town to make reasonable
arrangements to ensure accessibility to this meeting. [28CFR 35.102-35.104 ADA Title II]
Vicinity Map and Hearing Notice Boundary
200 Boone Ct
To view the plans for the proposed project, please visit our Development Activity
Map, which is available on our website or by scanning the QR code above.
PROJECT SITE
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A B C D E
APN NAME ADDRESS CITY-STATE ZIP
208051011 KADESH PROPERTY HOLDINGS LLC 10 TOWN & COUNTRY DR DANVILLE CA 94526
216042019 KALAFUT SUSAN E TRE 11 NEVA CT DANVILLE CA 94526
216080073 MONTAIR ASSOCIATES LLC 12885 ALCOSTA BLVD #A SAN RAMON CA 94583
216080033 MILLER DAVID HARRIS TRE 1312 RAMSAY CIR WALNUT CREEK CA 94597
216172011 ROSE MARY TRE 175 WILLOW DR DANVILLE CA 94526
216171007 STANCHINA DAN & SONJA TRE 180 WILLOW DR DANVILLE CA 94526
216172021 BHATIA AMIT TRE 185 WILLOW DR DANVILLE CA 94526
216171008 RICKETTS THOMAS & KATHRYN TRE 190 WILLOW DR DANVILLE CA 94526
216172020 VIVEIROS ELSON TRE 195 WILLOW DR DANVILLE CA 94526
216042021 GOYAL MANISH & AAKRITI 2 NEVA CT DANVILLE CA 94526
216090003 JAMES E ROBERTS OBAYASHI CORP 20 OAK CT DANVILLE CA 94526
216080039 HORNER NORMA E TRE 2016 CAMINO RAMON DANVILLE CA 94526
216080014 ZIEDINS INTA TRE 2029 IONE ST SACRAMENTO CA 95864
216080026 HERTZ ASHLEY 205 ASHLEY CIR DANVILLE CA 94526
216080072 GLEN ARMS ESTATES INC 20855 INSPIRATION LN GRASS VALLEY CA 95949
216080028 BENTLEY SHEILA F TRE 213 ASHLEY CIR DANVILLE CA 94526
216080018 BROWN CORINNE AMELIA TRE 2134 MYRTLE BEACH LN DANVILLE, CA 94526
216090004 DEKKER PETER H 216 PINEWOOD CT DANVILLE CA 94506
216080062 RULON SUSAN M TRE 222 ASHLEY CIR DANVILLE CA 94526
216080030 VELASQUEZ CAROLE A TRE 223 ASHLEY CIR DANVILLE CA 94526
216080063 DIMAGGIO KAREN QUINTOR 226 ASHLEY CIR DANVILLE CA 94526
216080031 LOPEZ CARLOS G BOLANOS 227 ASHLEY CIR DANVILLE CA 94526
216080064 FRANKLIN TAMERA 230 ASHLEY CIR DANVILLE CA 94526
216080032 REEDER EILEEN F 231 ASHLEY CIR DANVILLE CA 94526
216080066 SIMPSON DEANN J 238 ASHLEY CIR DANVILLE CA 94526
216080034 BLACK CAROLYN TRE 239 ASHLEY CIR DANVILLE CA 94526
216080067 HOLME CHRISTINA & MARK 242 ASHLEY CIR DANVILLE CA 94526
216080020 BOUEY KEVIN T & CHRISTINE TRE 242 DEXTER PL SAN RAMON CA 94583
216080035 CONRAD NATHAN TRE 243 ASHLEY CIR DANVILLE CA 94526
216080068 DEFRANCO ANTHONY F & ELIZABETH 246 ASHLEY CIR DANVILLE CA 94526
216080069 MCCAULEY SEAN & MAREN 250 ASHLEY CIR DANVILLE CA 94526
216090005 CKN PROPERTIES LLC 2502 STEVENS CREEK BLVD SAN JOSE CA 95128
216080037 VUJOVICH GRANT 251 ASHLEY CIR DANVILLE CA 94526
216080038 MEEKS LESLIE KIM TRE 255 ASHLEY CIR DANVILLE CA 94526
216062026 CONTRA COSTA COUNTY 255 GLACIER DR MARTINEZ CA 94553
216080044 SURJANTO SURJANTO 258 ASHLEY CIR DANVILLE CA 94526
216080045 KUKES ANDREW 262 ASHLEY CIR DANVILLE CA 94526
216080046 STEINBERG MICHAEL L 266 ASHLEY CIR 37 DANVILLE CA 94526
216080041 SIBBET DAVID J 267 ASHLEY CIR DANVILLE CA 94526
216080047 CHRISTIANSEN CONNIE L 270 ASHLEY CIR DANVILLE CA 94526
216080042 BARSOTTI MARIA R TRE 271 ASHLEY CIR DANVILLE CA 94526
216080048 DSOUZA DEBBIE B & CRAIG B 274 ASHLEY CIR DANVILLE CA 94526
216041023 PAWASITTICHOT TEERAVAT & LORI 275 LAUREL DR DANVILLE CA 94526
216080049 HERRMANN JEFFREY 278 ASHLEY CIR DANVILLE CA 94526
216080050 ROD RYAN & NIKKI 282 ASHLEY CIR DANVILLE CA 94526
216090006 OAK COURT PROPERTIES LLC 2821 CROW CANYON RD STE 210 SAN RAMON CA 94583
216080051 DEUSEBIO TIFFANY D 286 ASHLEY CIR DANVILLE CA 94526
216080052 MANN LAURA TRE 290 ASHLEY CIR DANVILLE CA 94526
216080036 STEWART VERN & TINA TRE 2906 ASCOT DR SAN RAMON CA 94583
216042024 OUYE RUSSELL TRE 291 LAUREL DR DANVILLE CA 94526
216080053 MLINARICH BRETT ALLEN 294 ASHLEY CIR DANVILLE CA 94526
216080054 MALLARD CAROLYN E 296 ASHLEY CIR DANVILLE CA 94526
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A B C D E
216080055 BLACK RYAN AUSTIN 298 ASHLEY CIR DANVILLE CA 94526
216042025 DRAKE JAIME BYRD TRE 299 LAUREL DR DANVILLE CA 94526
208051010 BLOCH CHARLES & BARBARA TRE 30 TOWN & COUNTRY DR DANVILLE CA 94526
216042023 EGGEN LOREN J & BERNICE TRE 312 GLEN ARMS DR DANVILLE CA 94526
216041024 FOX GARY LEE TRE 315 GLEN ARMS DR DANVILLE CA 94526
216042026 WHITE ZACHARY & CHRISLYN TRE 315 LAUREL DR DANVILLE CA 94526
208044018 OFFENHARTZ DOUG TRE 318 STEALTH CT LIVERMORE CA 94551
216041002 ROE RONALD R & EVELYN A TRE 319 GLEN ARMS DR DANVILLE CA 94526
216042001 CROTTY THOMAS J & MARY B TRE 323 LAUREL DR DANVILLE CA 94526
216041003 GABLER MATTHEW & CASEY TRE 325 GLEN ARMS DR DANVILLE CA 94526
216062010 BOONYAWAN TEW & THI VONG TRE 344 LAUREL DR DANVILLE CA 94526
216080070 COMMON AREA-TRACT 4227 3478 BUSKIRK AVE #343 PLEASANT HILL CA 94523
216080071 SYED USMAN A 3511 SHADOW CREEK DR DANVILLE CA 94506
216090009 JOHNSON MARY R 4 EASTWARD LN DANVILLE CA 94506
208051009 GALLAGHER JOHN T & BERTENA TRE 400 CLIFFSIDE DR DANVILLE CA 94526
208044015 GAGNON CENTER LLC 43 HIDDEN HILLS PL DANVILLE CA 94506
216080022 VANETTEN ROBERT EUGENE & JULIE 4401 CLOVEWOOD LN PLEASANTON CA 94588
216080061 ROGERS SIG G & CYNTHIA M TRE 538 HERON DR BUFFALO JUNCTION VA 24529
216090007 55 OAK COURT LLC 55 OAK CT DANVILLE CA 94526
216080023 MEITER PARK A TRE 604 HARTLEY DR DANVILLE CA 94526
216080021 BUSHMAN MARY M TRE 612 HARTLEY DR DANVILLE CA 94526
216080019 TAYLOR-ESPOSITO CAROLINE E TRE 620 HARTLEY DR DANVILLE CA 94526
216080060 BEAM MONTE LEE & KATHLEEN ANN 621 HARTLEY DR DANVILLE CA 94526
216080059 CHAN KI SANG & LAM TUNG 625 HARTLEY DR DANVILLE CA 94526
216080017 VAROSH JAMES & SARAH 628 HARTLEY DR DANVILLE CA 94526
216080058 BOTSFORD ROBERT E 629 HARTLEY DR DANVILLE CA 94526
216080016 KRULJAC JUSTIN & LINDSAY 632 HARTLEY DR DANVILLE CA 94526
216080057 DELLAMAGGIORE NICHOLAS J TRE 633 HARTLEY DR DANVILLE CA 94526
216080015 LEZAMA ELSA M TRE 636 HARTLEY DR DANVILLE CA 94526
216080056 LATOUCHE LOUIS 637 HARTLEY DR DANVILLE CA 94526
216080013 TORRES LISA HELEN 644 HARTLEY DR DANVILLE CA 94526
216080012 LEE DARLENE Y TRE 648 HARTLEY DR DANVILLE CA 94526
216080011 YILDIRIMER AKIN & OZLEM B 652 HARTLEY DR DANVILLE CA 94526
216080010 OFLAHERTY JOHN F & MARGARET E 656 HARTLEY DR DANVILLE CA 94526
216080025 KAASHOEK GARTH & LYNETTE 66 LEAWOOD ST APTOS CA 95003
216080027 WRIGHT DIANE S TRE 696 SAN RAMON VALLEY BLVD #342 DANVILLE CA 94526
216080043 GO ELEUTERIO & MARIA 7446 RIVER NINE DR MODESTO CA 95356
208060055 DANVILLE TOWN & COUNTRY L P 7855 IVANHOE AVE STE 333 LA JOLLA CA 92037
216070011 SYCAMORE SQUARE 7855 IVANHOE AVE STE 333 LA JOLLA CA 92037
216042020 MCDONNELL YASUKO TRE 8 NEVA CT DANVILLE CA 94526
216090008 RUDICK WAYNE M & DANA L TRE 8115 BRITTANY DR DUBLIN CA 94568
216090010 WONG CHUNG FAM SHENANIGANS LLC 85 OAK CT DANVILLE CA 94526
216080029 ANDERSON LEANNE R 975 OCHO RIOS DR DANVILLE CA 94526
216080024 GREEN DIANA PO BOX 1310 DANVILLE CA 94526
216070007 LONGS DRUG STORES INC PO BOX 1610 COCKEYSVILLE MD 21030
216080040 BIRDSALL THOMAS H & DEBORAH F PO BOX 2108 DANVILLE CA 94526
208060029 TURRE FAMILY LLC PO BOX 2609 CARLSBAD CA 92018
216080074 VSA INVESTMENTS N BAY LLC PO BOX 32547 CHARLOTTE NC 28232
216090017 JOHNSON-HIMSL LLC PO BOX 332 SUNOL CA 94586
216400007 LAUREL ASSOCIATES PO BOX 364 ALAMO CA 94507
216080065 BLACK PATRICIA T TRE PO BOX 568 DIABLO CA 94528
As you know, we identified potentially needing waivers or reductions of the following
Area 13: Multifamily Residential-High Special development standards, under the
Density Bonus Law. Our explanation of each issue is provided in italics.
FAR – “The maximum allowable net floor area ratio shall not exceed one
hundred twenty percent (120%) of the net land area available for development,
as determined by a planning entitlement deemed complete for processing.”
No waiver or reduction of development standards is needed here as the project will have an FAR
of 1.13, which does not exceed 120% of the net land area available for development.
Unit Size – “For any development including ten (10) or more units, the maximum
average unit size shall be one thousand five hundred (1,500) square feet.”
No waiver or reduction of development standards is needed here as the project includes more
than 10 units and the average unit size is 1,495 square feet.
Story Height and Building Height – “The maximum allowable story height is
three (3) stories. Where three story building massing is proposed as part of a new
project, each individual building grouping with a three-story building massing
shall have a minimum of seven-point-five percent (7.5%) of the building
footprint expressed as two or two and one-half building stories (2 or 2½) with
such reduced building massing placed roughly proportionately across the
elevations abutting the public street.”
No waiver or reduction of development standards is needed here as the project will have
a minimum of 7.6% of the building footprint expressed as two or two and one-half building
stories.
Building Setbacks – 1. Front yard: Average of ten (10) feet from the public right-
of-way, including corner lots; 2. Side yard and rear yard building setbacks shall
be as established through a site-specific development plan approval. Future
development abutting the I-680 freeway shall be set back to the extent necessary
to mitigate potential impacts associated with freeway noise, vibration, and/ or
air quality. Where development will occur beside a creek (e.g., along San Ramon
Creek), development shall be set back to the extent feasible in order to
accommodate a pedestrian path in vicinity of the top of bank of the creek as
appropriate, for flood control maintenance purposes, or as may be required by
resource agencies.
The project does require a reduction of the front yard setback as the average 10-foot setback from
Boone Court would extend into and cause the loss of all six of the units fronting Boone
ATTACHMENT C
Court. The need for and amount of this setback is shown in the attached exhibit. The project
does not require a waiver or reduction of the side yard and rear yard building setbacks as such
setbacks are established on a case-by-case basis and are therefore not objective development
standards under the Housing Accountability Act, under which a standard is only objective if it
both (1) involves no personal or subjective judgment by a public official and (2) is uniformly
verifiable by reference to an external and uniform benchmark or criterion available and knowable
by both the development applicant or proponent and the public official before submittal. The side
yard and rear yard building setbacks provision does not meet either of these requirements and is
therefore subjective and does not require a waiver or reduction under the Density Bonus Law.
We did not realize that we might need a waiver/reduction for minimum parking and
hereby identify and explain that item below.
Multi-Family Residential Parking – Each apartment and dwelling unit shall have
on-site automobile parking space on the same lot or parcel as follows: Two (2) or
more bedroom units: two (2) spaces, plus one-quarter (1/4) space per each
dwelling unit for guest parking, which may include available curb parking along
the property's street frontage
The project is required to provide 94 garage parking spaces and 12 on-street parking spaces, for a
total of 106 spaces. The project is providing 92 garage parking spaces and 12 on-street parking
spaces given that the affordable homes are designed for one car rather than two, as is typical for
such projects in California. The project does require a waiver of the minimum parking standard
because meeting the standard would cause the project to lose density it is both required and
allowed to have.
Please also note that the applicant desires to underground utilities but at this time it is
uncertain whether doing so is economically feasible given that the cost of such work is
approximately $500,000. The applicant is evaluating this issue carefully and reserves
the right to apply an incentive or concession given that there is a demonstrable
identifiable and actual cost reduction in leaving the existing overhead lines in place.
Proposed development at 200 Boone Ct, Danville August 25, 2025
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August 25, 2025
Jefferson Peterson
The ADDRESS Company
925-759-7798 | jpeterson@theaddress.company
Dear Jefferson,
This arborist report addresses the proposed project at 200 Boone Ct, Danville. I used the
following references:
•Tree survey by CBG (March 2025)
•Preliminary utility plan by CBG (August 2025)
•Preliminary landscape site plan by Ripley Design Group (August 14, 2025)
•Site plan by KTGY (May 27, 2025)
•Town of Danville’s Tree Preservation Ordinance Chapter 32-79
•Town of Danville’s Application Requirements for Tree Removal
•Site visit/tree inventory on March 31, 2025
The Town defines a “protected tree” as follows:
•Any of the following native trees with a trunk > 10” diameter measured at 4.5’ above
grade, or for a multi-trunked tree, a combination of trunks > 20” diameter: Coast Live
Oak (Quercus agrifolia), Valley Oak (Q. lobata), Canyon Live Oak (Q. chrysolepis), Blue
Oak (Q. douglasii), California Black Oak (Q. kelloggi), Interior Live Oak (Q. wislizenii),
White Alder (Alnus rhombifolia), California Bay (Umbellularia californica), , California
Buckeye (Aesculus californica), California Sycamore (Platanus racemosa), Madrone
(Arbutus menziesii), London Plane Tree (Platanus acerifolia)
•Any Heritage (single-trunked tree > 36” diameter) or Memorial tree.
•A tree shown to be preserved on an approved Development Plan or specially required
by the Planning Commission to be retained as a condition of approval of an entitlement.
•A tree required to be planted as mitigation for the removal of a protected tree
Site & Project Summary
The property is a commercial site located south of downtown Danville, off Sycamore Valley Rd
and San Ramon Blvd. It previously housed Danville Bowl and is bordered by streets on three
sides. The fourth and east side is adjacent to a landscape area which buffers the property from
the 680 freeway. A 10’ wide sewer easement runs along the east property line. The property is
almost completely covered with buildings or hardscape, with very little permeable surface aside
from landscape strips along the perimeter. The largest landscape area is at the north property
line, where off-site or co-owned trees extend their roots into the property. Overall, the property
appears older and less maintained.
ATTACHMENT D
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For the proposed project, everything on the property will be demolished to construct new
housing, with six separate buildings, drive aisles, and two stormwater management areas. The
permeable surfaces will still be limited to perimeter landscaping and stormwater treatment
basins. The landscape strip at the north property line will be graded down to the curb on Ashley
Ct, and new hardscape will replace the existing asphalt along the east property line.
I visited the site and inventoried 16
protected trees; only four are clearly
on-site. All but one tree consists of
native oaks (Figure 1). The trees along
the north and east property lines are
crowded, so their canopies and trunks
have various degrees of lean and
asymmetry. Due to the density of the
development, tree preservation is
uncertain.
Nine trees will need to be removed as
part of this project; five of these are
located off-site or on the property line
– this means that their removal
requires approval from the neighboring
property owner. Of the remaining
seven trees, five off-site trees may
also be subjected to high
encroachment. If root loss is
significant, they may also need to be
removed. This leaves two off-site trees
that may remain after the project is
completed.
Figure 1. Liquidambar #16 is the only tree that is not an oak. The parking
will be replaced with new pavement; if root loss is significant, the tree
may need to be removed (with permission from the neighbor/tree owner).
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Assumptions & Limitations
Some trees were not surveyed, or their surveyed trunk locations were inaccurate. Their precise
locations do not affect the recommendations in this report but they may be located by a licensed
surveyor if greater precision is needed.
I did not review grading plans, which may pose more tree impacts. Revisions to the report may
be needed once those plans and details are available. Design changes were also provided to
minimize impacts on property line/off-site trees; if they are not implemented, additional tree
removals may be required. Off-site/co-owned tree removals require permission from the
neighboring tree owner.
The tree assessment provided by this report represents a snapshot in time of the trees’
conditions. It is not possible for arborists to predict long-term tree condition. Changes in
weather/climate or environmental alterations can present unexpected impacts on the health and
stability of trees (e.g. storm events, severe drought or heat, landscaping, repairs, irrigation
reduction, other changes especially on adjacent properties). Because of these reasons, it is also
not possible for arborists to guarantee that trees will not fail. To live with trees means to accept
a certain level of risk, which can only be fully eliminated by removing the trees.
Lastly, my evaluation of the post-construction tree condition is contingent on following the
recommendations in this report. Deviations even for short periods could cause unknown impacts
to the trees such that they become more likely to decline in the future. Even weekly monitoring
by an arborist would not capture the day to day and hour to hour activities that could negatively
impact the trees. It is the responsibility of the property owner and/or contractor to closely follow
the recommendations to minimize tree impact and maximize tree health.
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Tree Inventory Table
The tree inventory table includes individual tree data as required by the Town of Danville. The
data is explained as follows:
ID # # assigned to each tree, correlating with a metal tag affixed to their trunks. Off-site trees
are not tagged if their trunks are not accessible from the property; tags may be applied
to the property line fence if feasible.
Species Common & botanical name
DBH Diameter at Breast Height (4.5’ above ground) in inches; trunk is measured with a
diameter tape. For off-site or inaccessible trees, the trunk size may be visually
estimated instead.
Health Health and vigor of the tree. Ratings are broken down into:
• Good: The tree is growing well with vigor appropriate for its age – canopy is full
with good color. Pest or disease issues may be present but have low impact on
the tree.
• Fair: The tree is showing signs of stress, exhibited as sparseness of canopy,
change in foliage color, and minor-moderate signs of pest or disease issues. It
can recover as long as conditions naturally improve.
• Poor: The tree is stressed with tip dieback; it is unable to overcome pest &
disease issues. Immediate long-term intervention and care is needed to avoid
decline to the point of non-recovery.
• Very Poor: The tree has significant issues and has declined so far that it is
unlikely to recover.
• Dead: No life remains in the tree.
Structure Architecture & defects of the tree. Ratings are broken down into:
• Good: The tree has ideal trunk & branch architecture.
• Fair: Branch defects, poor attachments and decay may be present, but they
can be mitigated with 1-2 pruning cycles (over 3-5 years).
• Poor: Defects cannot be mitigated without long term management (10+ years);
support systems like cabling and bolting may be needed in conjunction with
pruning to reduce risk to the property.
• Very Poor: The tree has significant issues that cannot be corrected and may be
a hazard to the property.
Dripline The canopy (“dripline”) radius is visually estimated in feet in each cardinal direction
(north, east, south, west).
Appraised
Value
An estimate of the value of each tree is obtained using the Trunk Formula Technique
outlined in the 10th Edition of the Guide for Plant Appraisal by the Council of Tree &
Landscape Appraisers (CTLA). The cost to replace a perfect specimen of like-size is
calculated, then depreciated by the subject tree’s current health, structure, form, factors
that are inherent to the species and property, and external factors that are out of the
property manager’s control.
Notes &
Impact
Proximity to the project’s improvements, and the anticipated impact based on tree
condition, species tolerance to disturbance, future longevity, etc.
Actions Includes recommended actions based on impacts, including tree protection measures.
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ID # Species DBH
(in)
Health Structure Dripline
(NESW, ft)
Appraised
Value
Notes & Impact Actions
1 Coast live oak
(Quercus agrifolia)
15.5 Good Fair 0, 0, 30, 25 $ 2,490.00 Phototropic lean to S/W. Proposed building within
asphalt parking lot, canopy will be topped. 8' &
10.5' from proposed building, in proposed
walkway.
Remove tree due to severe
clearance pruning (tree will
continue to regrow back into
building due to crowding by other
trees).
2 Coast live oak
(Quercus agrifolia)
18 Good Good-Fair 6, 6, 14, 22 $ 4,480.00 Curb 3.5' from trunk, future building will be within
parking lot (~7' from trunk). 11' from proposed
building, within 1' of proposed walkway.
Remove.
3 Coast live oak
(Quercus agrifolia)
19.5 Good Fair 30 SW, W,
NW
$ 3,100.00 Curb within 1' of trunk. Significant phototropic lean
to W. Tree will be topped for clearance pruning,
and will likely continue to bush out into building.
10.5' from proposed building; severe pruning
anticipated. 2' from proposed walkway.
Remove tree due to severe
clearance pruning (tree will
continue to regrow back into
building due to crowding by other
trees).
4 Valley oak
(Quercus lobata)
18.5 Good Good-Fair 10, 20, 20,
35
$ 8,700.00 Off-site. Curb about 6' W of trunk, other tree is in
the way. 14.5' from proposed building, 6' from
proposed walkway.
Install temporary protection
fencing. Arborist to monitor
grading/excavation within 4' of
trunk.
5 Valley oak
(Quercus lobata)
35 Good Good 40 NES 45 W $ 30,700.00 Off-site. Asphalt within 18" of tree, proposed
fence will also be near tree. Slightly buried trunk
flare. Pruning cuts may be as large as 15'-18"
diameter (depending on stubs, etc). No root lifting
of existing asphalt. 17.5' from proposed building, 9'
from proposed walkway.
See Recommendations under
“Design Phase”. If design
adjustments cannot be made and
root loss is high, tree may need
to be removed (with owner
permission).
Complete pruning in 2 phases;
demo by hand within 5’ of trunk;
install fencing after demo;
arborist on site for excavation
within 15’ of trunk.
6 Coast live oak
(Quercus agrifolia)
12 Good Fair-Poor 25 N, NE,
NW
$ 1,300.00 Off-site. Leaning out from larger oak. No pruning
needed. Hardscape within 2" of trunk. 19.5' from
proposed building, 9' from proposed walkway, 12'
from proposed area drain.
Demo by hand within 5’ of trunk.
Install temporary fencing after
demolition is completed.
Proposed development at 200 Boone Ct, Danville August 25, 2025
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ID # Species DBH
(in)
Health Structure Dripline
(NESW, ft)
Appraised
Value
Notes & Impact Actions
7 Coast live oak
(Quercus agrifolia)
27 Good Good 25NE, 25,
33, 40
$ 9,700.00 Off-site. Diameter measured at 4' due to enlarged
trunk at 4.5'. Existing asphalt may be 6'-8' from
trunk. Trunk slightly buried by leaf debris.
Balanced canopy but heavier on building side.
14.5' from proposed building, 8.5' from proposed
walkway; 12' from proposed SS and 15' from
proposed drainage.
Install fencing after demo; demo
hardscape by hand within 5’ of
tree. Arborist on site during
excavation/grading within 10’ of
tree; may need to be removed
(with owner permission) if root
loss is high.
permission)
Reduce building side of canopy
over a minimum of 2 pruning
sessions (e.g. 15' immediately).
8 Coast live oak
(Quercus agrifolia)
18.5, 15 Good Good-Fair 29, 19, 0, 20 $ 6,900.00 Off-site. Smaller stem measured at 3.5' due to
swelling above. Trunk flare buried by leaves.
Hardscape ~8' away, assuming aligned with
asphalt by tree #9. 13.5' from proposed building,
9' from proposed walkway; 12' from proposed
drainage.
Install fencing after demo; demo
hardscape by hand within 5’ of
tree. Arborist on site during
excavation/grading within 10’ of
tree; may need to be removed
(with owner permission) if root
loss is high.
Keep pruning cuts to 4” diameter
if possible.
9 Coast live oak
(Quercus agrifolia)
16.5,
12.5
Good Fair 17, 15, 20,
18
$ 4,410.00 Off-site. Codominant trunks, split by fences with
fence embedded in both trunks. Smaller trunk
splits into two stems at 6'. Tree will fill out on
freeway side now that adjacent tree has failed.
Asphalt appears to end around 7' from trunks. 20'
from proposed building, 7' from proposed
pavement; 8' from proposed area drain.
Install fencing after demo; demo
hardscape by hand within 5’ of
tree. Arborist on site during
excavation/grading within 10’ of
tree; may need to be removed
(with owner permission) if root
loss is high. New fence should
provide 1’ clearance from trunk.
OK to remove 7” stem to W and
6" stem on larger leader (smaller
cuts ideal).
10 Coast live oak
(Quercus agrifolia)
21.5 Good Good-Fair 18, 20, 20,
15
$ 5,400.00 Off site or co-owned. Trunk kinks to E before
returning to vertical. Curb about 4' to N with
retaining wall at same distance to NW. Grading
expected down to Ashley Ct curb.
Remove. Verify ownership;
neighbor's permission may be
needed for removal.
Proposed development at 200 Boone Ct, Danville August 25, 2025
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ID # Species DBH
(in)
Health Structure Dripline
(NESW, ft)
Appraised
Value
Notes & Impact Actions
11 Coast live oak
(Quercus agrifolia)
11, 7,
~7
Fair Fair 10 NE, 25E,
18, 0
$ 1,760.00 Off site or co-owned. Crowded by shrubs and
#12, understory type foliage. Retaining wall, then
road, at 12" to N. Grading expected down to
Ashley Ct curb.
Remove. Verify ownership;
neighbor's permission may be
needed for removal.
12 Coast live oak
(Quercus agrifolia)
19 Good Good-Fair 20 NESW $ 3,800.00 Off site or co-owned. Trunk grows through and is
embedded in fence. Retaining wall and road 12"
from edge of trunk. Grading expected down to
Ashley Ct curb.
Remove. Verify ownership;
neighbor's permission may be
needed for removal.
13 Coast live oak
(Quercus agrifolia)
~17 Good Fair 20, 0, 18, 20 $ 2,790.00 Off site or co-owned. Diameter estimated due to
fence on trunk. Trunk grows through and is
embedded in fence; stems fuse together.
Retaining wall and road 12" from edge of trunk.
Minor asymmetry to W. Grading expected down
to Ashley Ct curb.
Remove. Verify ownership;
neighbor's permission may be
needed for removal.
14 Valley oak
(Quercus lobata)
~17 Good Fair 25 NESW $ 5,700.00 Off site or co-owned. Diameter estimated due to
fence embedded in trunk. Retaining wall about 18"
N. Grading expected down to Ashley Ct curb.
Remove. Verify ownership;
neighbor's permission may be
needed for removal.
15 Valley oak
(Quercus lobata)
13 Good Good-Fair 13 NESW $ 2,010.00 Not surveyed. Small planting area - asphalt within
1' and 5' of trunk, concrete wall right next to trunk
with walkway behind. Trunk with seam/moderate
bark inclusion between stems, previously topped
at wall height. In proposed building.
Remove.
16 Sweet gum
(Liquidambar
styraciflua)
18.5 Good Poor 12, 14, 14,
10
$ 1,010.00 Off site or co-owned. No tag. No evidence of
lifting of hardscape on subject property. Lions
tailed tree with kinked branches and more heavy
crown reduction over entry road to W. Hardscape
goes up to 12" from trunk on W side and 2-3'
(depending on how far shrubs protrude beyond
landscape area). Block wall and hardscape 9' to S;
limited rooting area. 14.5' from proposed building.,
4' from proposed pavement.
Install fencing after demo; demo
hardscape by hand within 10’ of
tree. Arborist on site during
excavation/grading within 10’ of
tree; may need to be removed
(with owner permission) if root
loss is high.
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Tree Impact Discussion
Fifteen of the sixteen trees I reviewed are native oaks, while the last tree is a liquidambar found
next to Hartley Drive (Figure 1). The on-site trees consist of a valley oak in the parking lot
(Quercus lobata, tree #15) and three coast live oaks at the southeast corner (Quercus agrifolia,
trees #1-3). The other trees are either partially or completely off-site.
Since the property is developed and
has extensive hardscape, it’s
difficult to anticipate where tree
roots will be found under the current
pavement. Pavement construction
heavily compacts soil, making it less
suitable for root growth. Over time,
the roots may slowly make their way
underneath as the pavement
weathers and allows moisture and
oxygen to penetrate the soil below.
Unless the asphalt is demolished, it
is not possible to locate the root
system. It would also be a very
laborious process, at minimum
extending along the entire east
property line. For these reasons, we
will need to wait until construction to
determine whether the trees can
remain. Since the asphalt goes right
up to the existing trees, it also
interferes with proper tree protection
measures. The temporary tree
fencing cannot be installed until
after demolition is complete.
Trees #10-14 are found along the
north property line above Ashley Ct;
they are crowded and grow right up
against the fence (Figure 2). They appear to be off-site based on the survey, but the survey
represents each tree with only a dot. If their actual trunks grow over the property line, they are
considered jointly owned trees. Just north of the trees is a retaining wall, which limits the north half
of their root systems. My understanding is that this area will be graded down to the Ashley Ct curb,
so these trees cannot be retained. Since they are at minimum partially off-site, their removal
requires permission from the adjacent property owner.
Figure 2. Oaks #12 & 13 are an example of the trees along the north property
line – their trunks may cross the property line. They must be removed since the
entire area will be graded down to the curb.
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At the southeast end of the site, the trees are so crowded that some trees grow completely west –
directly into the future buildings. Since they are crowded by off-site trees, they will continue to grow
west as long as they are shaded out. A proposed walkway also passes through trees #1 & 2, and
within 2’ of tree #3. For these reasons, trees #1-3 will need to be removed.
Valley oak #5 is the most notable tree in the vicinity of the site, with a canopy that stretches nearly
40’ into the site (Figure 3). It is healthy, large, and offers valuable screening from the freeway,
making it a strong candidate for retention. The western half of its roots are covered by existing
asphalt. Although the asphalt does not show signs of root damage, there may still be roots
underneath – which should be evaluated by an arborist as construction proceeds. An extensive list
of recommendations is provided for this tree, including 2-phased pruning and on-site monitoring
during excavation. Unfortunately, since the proposed impacts are high, the tree may ultimately
need to be removed.
The same outcome may await
the other off-site trees, both
along the east property line and
at the southwest corner of the
site (trees #7-9 & 16). Existing
hardscape will be replaced with
new hardscape, which may
impact tree rotos if extensive
excavation or grade changes
are needed. In the case of the
liquidambar (tree #16, Figure
1), tree preservation may be
difficult since the tree is
surrounded on all four sides by
pavement. Its canopy has also
been over-pruned, perhaps to
minimize falling branches.
Since the pruning was done
poorly, the tree’s natural
tendency to lose branches is
exacerbated, not reduced.
Due to the high impact of this
project, an arborist will need to
be on-site to oversee
excavation and grading
activities. Tree pruning shall
also be done by a company
with arborists, especially tree
#5.
Figure 3. Valley oak #5 is the largest tree near the site; the entire west (left) half of
its roots is covered by hardscape. Extensive protection and design recommendations
have been provided for this tree.
Proposed development at 200 Boone Ct, Danville August 25, 2025
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Tree Protection Recommendations
Design Phase
• If feasible, make the following design adjustments by tree #5 (otherwise, tree may need to
be removed if root loss is significant):
o Keep ground disturbing impacts as far from the tree as possible, ideally at east
edge of the existing building but no more than 10' from property line if possible.
Walkway can be closer if there's limited disturbance.
o Space fence footings on either side of the trunk and consider using a longer fence
section to bridge over the largest roots.
o For utility replacement or installation, consider trenchless methods or similar options
that do not require open trenching throughout the root zone.
o Provide details on scaffolding, i.e. how branches may be preserved.
o Keep existing asphalt for as long as possible for root protection, which reduces the
need for temporary fencing.
o Provide updated plans on proposed improvements/impacts around this tree.
• If feasible, the grade of the proposed walkway along the east property line should be
elevated such that excavation is minimized. If possible, reuse existing subbase after the
asphalt is demolished to further reduce root disturbance.
• New property line fence should be designed to curve around the trunk of tree #9, providing
at least 1’ clearance for future growth.
Pre-Demolition & Demolition Phase
• Inform all contractors and subcontractors of the significance of protecting the off-site trees,
as the financial consequences for tree damage may be significant (city fines and claims
from tree owners). A pre-construction meeting may be needed to review the tree protection
measures and work plan before demolition begins.
• Keep your Project Arborist informed of the construction schedule, especially the excavation
phases where roots may need to be assessed by an arborist.
• Demolition:
o Remove trees #1-3 & 10-15 (9 trees). Trees #10-14 are off-site or co-owned and
require neighbor approval for removal.
o Demolish hardscape by hand within 5’ of the trunks of trees #5-9, and 10’ within the
trunk of tree #16.
• Post-demo tree protection fencing:
o Once demolition is completed, install temporary 6’ chain-link fencing around the off-
site as noted on the “Tree Protection Plan.”
o The fencing shall stay upright and secure throughout the project. To modify the
fencing, consult the Project Arborist to determine substitute tree protection
measures.
• Pruning: Limit clearance pruning to the bare minimum, i.e. enough to just clear the air
space needed for construction. Pruning shall be done by a tree service with a certified
arborist on-staff, before construction begins. Specific pruning notes as follows:
o Tree #5: -Reduce building side of canopy over a minimum of 2 pruning sessions -
OK to reduce by 15' as soon as possible.
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o Tree #7: Reduce building side of canopy over a minimum of 2 pruning sessions
(e.g. 15' immediately).
o Tree #8: keep pruning cuts to 4" diameter, though tree will tolerate two 6" cuts close
to the property line.
o Tree #9: OK to remove W stem at attachment (~7" cut) and 6" stem on larger
leader. Ideally, cut further away to preserve more canopy.
Construction Phase
• The Project Arborist shall be on-site to monitor grading & excavation as follows:
o Within 4’ of tree #4
o Within 15’ of tree #5
o Within 10’ of tree #7-9 & 16
o If root loss is high, the tree(s) may need to be removed – requiring owner
permission.
• Roots smaller than 2” diameter can be cut with sharp tools, leaving the larger roots for
arborist review. Supplemental irrigation may be needed during and after construction
depending on the root impact.
• At any time, if damage occurs to any tree, immediately consult the Project Arborist for
recommendations on how to mitigate the damage.
Post-Construction Phase
• If the Project Arborist deems it necessary during construction, supplemental irrigation
should be provided for one growing season after construction is completed (~9 months).
Details on irrigation setup can be determined based on future site conditions.
Should you have any questions or need clarification, please reach out at any time.
Sincerely,
Jennifer Tso, Michelia Arboriculture, LLC
Board Certified Master Arborist #WE-10270B
Registered Consulting Arborist #876
925-515-1362 | jennifer@micheliarborist.com
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Tree Protection Recommendations Design Phase • If feasible, make the following design adjustments by tree #5 (otherwise, tree may need to be removed if root loss is significant): o Keep ground disturbing impacts as far from the tree as possible, ideally at east edge of the existing building but no more than 10' from property line if possible. Walkway can be closer if there's limited disturbance. o Space fence footings on either side of the trunk and consider using a longer fence section to bridge over the largest roots. o For utility replacement or installation, consider trenchless methods or similar options that do not require open trenching throughout the root zone. o Provide details on scaffolding, i.e. how branches may be preserved. o Keep existing asphalt for as long as possible for root protection, which reduces the need for temporary fencing. o Provide updated plans on proposed improvements/impacts around this tree. • If feasible, the grade of the proposed walkway along the east property line should be elevated such that excavation is minimized. If possible, reuse existing subbase after the asphalt is demolished to further reduce root disturbance. • New property line fence should be designed to curve around the trunk of tree #9, providing at least 1’ clearance for future growth. Pre-Demolition & Demolition Phase • Inform all contractors and subcontractors of the sig
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measures and work plan before demolition begins.
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Memo
Date: November 20, 2025
To: David Crompton, Town of Danville
Soren Fajeau, Town of Danville
From: Bill Burton, PE, RSP, Fehr š Peers
Subject: 200 Boone Court Residential Project - Transportation Assessment
This memorandum documents our transportation assessment prepared for the proposed 200 Boone
Court residential project in the Town of Danville. The project proposes to develop 49 new multifamily
residential units on a 1.62-acre site that was formerly occupied by Danville Bowl. Figure 1 presents
the project’s proposed site plan. Access to the project site for vehicles, pedestrians and bicycles
would be provided via Boone Court. Within the project site, Drive A, Drive B and Drive C would
provide two-way internal access. The project would provide 92 parking spaces for the residents
within internal garages. Five on-street guest parking spaces, including one ADA accessible space,
would be provided within the project site. Seven on-street spaces would be available along the
project’s Boone Court frontage.
The project was included as part of the Town of Danville’s 2023-2031 Housing Element Update and
the environmental impacts of project development were evaluated as part of the Housing Element
Update’s Draft Environmental Impact Report (David J. Powers š Associates, September 2022).
Within the Housing Element Update’s DEIR, the project was included as part of the report’s “Sub Area
2” wherein a project of 52 multi-family residential units was evaluated on the site.
This assessment focuses on the project’s anticipated trip generation, compared to the prior use of an
active bowling alley. The project’s effects on vehicle miles traveled (VMT), parking, transit, bicycles,
pedestrians, emergency vehicle access, and hazards are also assessed.
Trip Generation
The anticipated vehicular trip generation of the proposed project was estimated using rates
published by the Institute of Transportation Engineers (ITE) in Trip Generation Manual, 12th Edition
(2025). Trip generation refers to the process of estimating the amount of vehicle traffic a project
adds to the surrounding roadway system. Project trip generation estimates are prepared for the one-
hour peak periods during the weekday morning and evening commute when traffic volumes on
adjacent streets are typically the highest, as well as for the 24-hour weekday period. Trips were
assessed using the “Multi-Family Housing” land use (code #220). Table 1 summarizes the anticipated
project trip generation alongside that of the former use as a bowling alley.
ATTACHMENT E
200 Boone Court Transportation Assessment | 2
Table 1. Vehicle Trip Generation Summary
Land Use Size Daily
Trips
AM Peak Hour PM Peak Hour
Trips In Out Trips In Out
Proposed Use – Multi Family
Housing (Low Rise)1 49 Units 304 30 7 23 31 19 12
Prior Use – Bowling Alley2 28,100 s.f. 305 23 22 1 33 21 12
Net New Trips -1 +7 -15 +22 -2 -2 0
Source: ITE Trip Generation Manual, 12th Edition; Fehr š Peers, 2025
1 ITE Land Use Code 220 - Multi Family Housing Low Rise
2 ITE Land Use Code 437 - Bowling Alley
The project is expected to generate approximately 304 daily vehicle trips, including 30 morning peak
hour and 31 evening peak hour trips. Compared to the prior use as an active bowling alley, the project
would increase traffic during the weekday morning peak hour by approximately 22 vehicles. During
the weekday evening peak hour, the project would generate slightly less traffic (two fewer trips). On
an overall daily basis, the proposed project would generate roughly the same amount of vehicular
traffic as the bowling alley.
Vehicle Miles Traveled
On September 27, 2013, Senate Bill (SB) 743 was signed into law. The California state legislature
found that with the adoption of the Sustainable Communities and Climate Protection Act of 2008 (SB
375), the State had signaled its commitment to encourage land use and transportation planning
decisions and investments that reduce vehicle miles traveled and thereby contribute to the reduction
of greenhouse gas emissions, as required by the California Global Warming Solutions Act of 2006
(Assembly Bill 32). In December 2018, the Governor’s Office of Planning and Research (OPR)
finalized new CEQA guidelines (CEQA Guidelines section 15064.3), that identify vehicle-miles
traveled as the most appropriate criteria to evaluate a project’s transportation impacts.
The implementation of SB 743 eliminated the use of criteria such as auto delay, level of service, and
similar measures of vehicle capacity of traffic congestion as the basis for determining significant
impacts as part of CEQA compliance. The SB 743 VMT criteria promote the reduction of greenhouse
gas emissions, the development of multimodal transportation networks, and a diversity of land uses.
On July 15, 2020, the Contra Costa Transportation Authority (CCTA) adopted criteria, standards, and
thresholds for the assessment of VMT (CCTA, Approval of the Vehicle Miles Traveled Analysis
Methodology for Land Use Projects in the Growth Management Program, July 15, 2020). The
methods and thresholds adopted by CCTA follow the guidance and recommendations of OPR
pertaining to the implementation of SB 743.
VMT Significance Thresholds
As the Town of Danville has not yet formally adopted its own VMT criteria, standards, or thresholds
this assessment follows current OPR and CCTA guidance related to VMT. The CCTA’s Growth
Management Program Implementation Guide states that for residential developments, the VMT
200 Boone Court Transportation Assessment | 3
analysis should be based on home-based VMT per resident. Specifically, CCTA guidance provides
the following thresholds of significance relative to VMT:
Residential Projects should use the home-based VMT per capita metric to evaluate project
generated VMT estimates. The project generated home-based VMT per resident constitutes
a significant impact if it is higher than 85% of the home-based VMT per resident in the
subject municipality or unincorporated Authority subregion (for areas outside of
municipalities) or 85% of the existing countywide average home-based VMT per resident,
whichever is less stringent.
For residential developments within the Town of Danville, the VMT threshold would be 15 percent
below the existing town-wide residential home-based VMT per capita average.
Project VMT Assessment
In accordance with their thresholds, CCTA requires that VMT analysis be prepared using the Regional
Travel Behavior Model (CCTA Model). VMT calculations were prepared for the following four
scenarios:
Baseline No Project: VMT was calculated using a baseline year of 2025.
Baseline Plus Project: VMT was calculated using the CCTA Model with a baseline year of
2025 with the project land use added into transportation analysis zone (TAZ) 40014.1
Cumulative No Project: VMT was calculated using the year 2040 CCTA Model. This horizon
year of the model incorporates land use forecasts from the Town of Danville’s adopted
General Plan and Plan Bay Area 2040.
Cumulative Plus Project: VMT was calculated using the year 2040 CCTA Model with the
project land use added into TAZ 40014.
The CCTA Model was used to assess the home-based per capita VMT. The CCTA Model assigns all
predicted trips within, across, or to or from the nine-county San Francisco Bay Area region onto the
roadway network and the transit system by mode (single-driver and carpool vehicle, biking, walking,
or transit) and transit carrier (bus, rail) for a particular scenario.
The land use input files for the Base Year and Cumulative scenario were updated based on the
project description as described above. The updated land use files were loaded into the model, and a
Base Year and Cumulative Plus project run was completed. The results of the VMT Assessment are
summarized in Table 2.
1 The CCTA Model area is divided into geographic sub-areas called TAZs. TAZs are used in the CCTA to connect
the land uses to the roadway network. Each TAZ includes land use information for that geographic sub-area
within the model. The project is located in TAZ 40014.
200 Boone Court Transportation Assessment | 4
Table 2. Project Vehicle Miles Traveled Assessment
Land Use
Town-Wide VMT Project VMT
Baseline
VMT
85% of
Baseline
VMT
(threshold)
2040 VMT 85% of
2040 VMT 2025 VMT 2040 VMT
Daily VMT/Resident 22.0 18.7 21.2 18.0 20.3 20.2
Source: Fehr š Peers, 2025
As presented in Table 2, the project’s daily VMT per resident was found to be 20.3 in the baseline
condition. This value is below the townwide average of 22.0; however, it is above the significance
threshold of 18.7, which is 15 percent below the townwide average.
As previously discussed, the project was included as part of the Town of Danville’s 2023-2031
Housing Element Update and the environmental impacts of project development were evaluated as
part of the Housing Element Update’s Draft Environmental Impact Report (David J. Powers š
Associates, September 2022). The Draft HEU EIR identified a significant and unavoidable impact
relative to VMT (Impact TRN-2.1) and required that mitigation measures (MM TRN-2.1) be
implemented for development within the Town that is found to exceed the relevant significance
standard. MM TRN 2-1 requires that projects incorporate project-scale and community-scale
measures to reduce residential VMT to the maximum extent possible.
Mitigation Measure: Prepare and Implement Residential Travel Demand Management (TDM Plan) -
Prior to issuance of residential building permits, the project applicant shall develop a TDM Plan for
proposed project, including any anticipated phasing, and shall submit the TDM Plan to the Town for
review and approval. The TDM Plan shall identify trip reduction strategies as well as mechanisms for
funding and overseeing the delivery of trip reduction programs and strategies. Trip reduction
strategies applicable to the residential portions of the proposed project may include, but are not
limited to, the following:
a. Increase Transit Accessibility
b. Provide Carpooling/Ridesharing Programs
c. Implement Electric and/or Conventional Carshare
d. Provide a Transit Riders Guide
e. Provide Welcome Packets on Transportation Options
f. Provide an Online TDM Information Center
g. Increase Bicycle and Pedestrian Facilities/Amenities
h. Provide an on-site Bicycle Repair Station
i. Provide Free Trial Rides on Transit Services
j. Implement a Subsidized or Discounted Transit Program
k. Provide Access to Guaranteed Ride Home Programs
200 Boone Court Transportation Assessment | 5
Mitigation Monitoring
The TDM Plan shall require regular periodic evaluation of the program to determine if the program
goals in reducing automobile travel are satisfied and to assess the effectiveness of the various
strategies implemented. Site management shall conduct annual travel surveys and driveway counts to
monitor the amount of automobile travel generated by the project. The goal of the TDM Plan and
programs shall be to reduce the project’s daily VMT per resident from 20.3 to 18.7. Based on the
results of the surveys, the TDM programs should be increased if these requirements are not met.
Annual travel surveys and driveway counts (TDM program monitoring) shall be conducted for the first
two years following project occupancy. The results of the monitoring program and travel surveys shall
be submitted to the Town for review and approval. If the program VMT reduction goals are met in
the first two years, annual monitoring and surveys shall be suspended. If the program’s VMT reduction
goals are not satisfied, site management shall prepare and submit for Town approval a Corrective
Action Plan. The Corrective Action Plan shall detail the additional TDM measures to be implemented
on site and their expected travel/mode split reduction. Additional annual travel surveys and driveway
counts shall be conducted for the two years following the implementation of the Corrective Action
Plan to determine if the program’s VMT reduction goals are satisfied.
Transit Service
Transit service in the area is provided by County Connection. The nearest transit stop is located at
the Livery Mercantile/San Ramon Valley Boulevard intersection approximately 700 feet from the
proposed project site. The Danville Park-and-Ride lot located at the Sycamore Valley Road/I-680
interchange is located approximately one-half mile (walking distance) from the project site.
County Connection Routes 21, 321, and 623 operate along San Ramon Valley Boulevard with stops at
the Livery Mercantile intersection. Route 21 connects the study area to the Walnut Creek BART
Station and the San Ramon Transit Center on weekdays with 30-minute peak headways and 60-
minute off-peak headways from 5:30 AM to 9:30 PM. Route 321 connects the study area to the
Walnut Creek BART Station and the San Ramon Transit Center on weekends with 60-minute
headways from 6:30 AM to 9:00 PM. Route 623 is a school route that connects the study area to
Monte Vista High School on school days only with one bus travelling on the route from 3:00 PM to
4:15 PM. This route functions as a from-school route and does not have a morning to-school route.
The Danville Park-and-Ride lot is served by Routes 21, 92X and 95X. Route 92X, the ACE Express,
provides connections to the San Ramon Transit Center, Bishop Ranch and the Pleasanton Train
Station. On weekdays the route provides one AM peak trip and three PM peak trips. Route 95X
provides connections to the Walnut Creek BART Station and San Ramon Transit Center on 30-minute
headways during the weekday morning (6:00 AM to 8:45 AM) and evening peak hours (3:15 PM to
7:15 PM).
The project proposes no features which conflict with existing or planned transit services and
increases in ridership above available capacities are not expected.
Bicycle Facilities
Class II on-street bicycle lanes are provided along San Ramon Valley Boulevard in the vicinity of the
project site. The Danville 2021 Bicycle Master Plan proposes improving the existing Class II bicycle
facilities on San Ramon Valley Boulevard to Class IIB Buffered Bike Lanes with high-visibility green
pavement markings. The Iron Horse Trail runs east of the project site and is a Class I bicycle facility.
200 Boone Court Transportation Assessment | 6
This amenity is available via San Ramon Valley Boulevard approximately a quarter mile north of the
project site.
The project includes six bicycle racks, each with a capacity to serve two bicycles (total short-term
bicycle parking capacity of 12). Long term bicycle parking would be available in the individual
garages.
The project would not disrupt or interfere with any bicycle facilities nor create any inconsistencies
with adopted bicycle system plans, guidelines, polices, or standards.
Pedestrian Facilities
There are existing sidewalks along both sides of Boone Court and San Ramon Valley Boulevard. There
is a marked crosswalk of Boone Court at the Hartley Drive intersection immediately west of the
proposed project site. The nearest pedestrian crosswalks of San Ramon Valley Boulevard are
provided at the Livery Mercantile and Town and Country Drive signalized intersections, located
approximately 300 feet south of and 500 feet north of Boone Court respectively.
The project would not disrupt or interfere with any pedestrian facilities nor create any inconsistencies
with adopted bicycle system plans, guidelines, polices, or standards.
Vehicle Parking Requirements
Off-street parking requirements and design guidance are outlined in the Town of Danville Municipal
Code of Ordinances Chapter 32-45.34. For the proposed multifamily housing development,
Danville’s Municipal code requires two (2) parking spaces per each 2-Bedroom unit, and a quarter of
a space (0.25) (provided as either on-street or off-street parking) for guest parking for the 2-
bedroom units. Table 3 summarizes the Town of Danville’s parking requirements.
Table 3. Town of Danville Parking Requirements
Unit Type Dwelling Units
Residential
Parking
Requirement
Residential
Parking Supply
Guest Parking
Required
Guest Parking
Supply
2+ Bedroom
Units 47 94 92 12 12
Junior
Accessory Units 2 0 0 - -
TOTAL 49 94 92 12 12
Source: Town of Danville Municipal Code Ordinances, Sections 32-45.34, š 32-76.15; Fehr š Peers, 2025
As illustrated in Table 3, the project’s proposed dedicated residential parking supply is below that
required by the Town of Danville’s Municipal Code. Parking, or lack thereof, is not considered to be
an issue within CEQA.
To estimate the project’s parking demand statistics from the Parking Generation Manual, 6th Edition,
published by the Institute of Transportation Engineers (ITE), were used. This manual is a compendium
of data on the parking requirements of various land uses throughout the United States. The results of
the project’s parking demand calculations are presented in Table 4.
200 Boone Court Transportation Assessment | 7
Table 4. Project Parking Demand
Unit Type Dwelling Units Residential Parking
Demand
Residential Parking
Supply
Multi-Family Housing
Low Rise 49 63 92
Source: ITE Parking Generation Manual 6th Edition, Multifamily Housing 2+ Bedroom Low-Rise (No nearby rail
transit); Fehr š Peers
As presented in Table 4, the proposed project provides sufficient parking to meet its anticipated
demand.
Emergency Vehicle Access
Several factors determine whether a project has sufficient access for emergency vehicles, including:
1. Number of access points (both public and emergency access only)
2. Width of access points
3. Width of internal roadways
As illustrated in Figure 1, the project provides two access points connecting to Boone Court and a
series of internal roadways that are 26 feet in width. The number and width of project access
roadways appear to be sufficient to provide adequate emergency vehicle access throughout the
project site. Fire prevention in the Town of Danville is provided by the San Ramon Valley Fire
Protection District and appropriate approvals by the Fire Marshall will be required as part of the
project’s approval process. The nearest fire station to the project site is located less than a half mile
south on San Ramon Valley Boulevard (Fire Station #31, 800 San Ramon Valley Boulevard).
Hazards
The prima facie speed limit on Boone Court is 25 miles per hour. According to Table 201.1 of the
Caltrans Highway Design Manual, the stopping sight distance for a design speed of 25 miles per hour
is 150 feet. It should be noted that high vehicle speeds are not expected in the vicinity of the project’s
driveways as Boone Court terminates in a cul-de-sac immediately east of the site. Adequate sight
distance appears to be provided at both project driveways. However, it is recommended that the final
site improvement plan be reviewed for potential sight distance impediments including new signs,
above ground utility boxes, or landscaping proposed in the sight triangle. The project should make
any modifications necessary to provide adequate driveway sight distance.
Boone Court Traffic Volumes
Traffic counts were collected on Boone Court at the San Ramon Valley Boulevard intersection in
November 2025. Counts were collected on a clear midweek day when local schools were in session.
Table 5 illustrates the results of these counts along with the amount of traffic that the proposed
project would add to the roadway. It should be noted that Danville Bowl is no longer operational, thus,
traffic that was previously generated by this land use is not reflected in the counts. However, as
200 Boone Court Transportation Assessment | 8
presented in Table 1, the bowling alley, when fully operational generated approximately the same
amount of daily traffic as expected from the proposed residential development.
Table 5. Boone Court Traffic Volumes
Boone Court East of San
Ramon Valley Boulevard Existing Traffic Volume Project Addition Percent Increase
Daily Traffic Volumes 833 304 36%
Source: Fehr š Peers, 2025
As presented in Table 5, the proposed project is expected to increase daily traffic volumes on Boone
Court by approximately 36 percent. The roadway would continue to function within its capacity and
traffic volumes would be comparable to when the bowling alley was fully operational.
Findings
The proposed project is expected to generate approximately 304 daily vehicle trips, including 30
morning peak hour and 31 evening peak hour trips. The prior use on the site, a bowling alley, is
estimated to have generated 305 daily vehicle trips, including 23 morning peak hour and 33 evening
peak hour trips.
The project was included as part of the Town of Danville’s 2023-2031 Housing Element Update and
the environmental impacts of project development were evaluated as part of the Housing Element
Update’s Draft Environmental Impact Report (David J. Powers š Associates, September 2022).
Within the Housing Element Update’s DEIR, the project was included as part of the report’s “Sub Area
2” wherein a project of 52 multi-family residential units was evaluated on the site. While the VMT
related impacts of the development were evaluated in the HEU DEIR, the project’s specific effects
were assessed within this evaluation. This analysis found that the project’s daily VMT per resident
was 20.3 in the baseline (2025) condition. This value is below the townwide average of 22.0;
however, it is above the significance threshold of 18.7, which is 15 percent below the townwide
average. As mitigation for this effect, the development and implementation of a Transportation
Demand Management Plan is required.
The project was not found to have significant effects on transit facilities, bicycle facilities, pedestrian
facilities, emergency vehicle access or hazards. The project’s proposed dedicated residential parking
and guest parking supplies are below that required by the Town of Danville’s Municipal Code;
however, based on national statistics on parking demand, the proposed supply will satisfy the
expected demand for parking.
If you have any questions regarding this transportation assessment, please contact Bill Burton at
925.357.3381 or b.burton@fehrandpeers.com.
Attachment: Figure 1 – Project Site Plan
This document is a summary of a 967 page Phase I Environmental Site Assessment. To view
the complete document, please visit The Lane’s project page available on the Danville
Town Talks website.
https://danvilletowntalks.org/private-land-development/news_feed/200-boone-court
ATTACHMENT F
Phase I Environmental Site
Assessment
REPORT DATE:June 24, 2025
PROPERTY INFORMATION:
200 Boone Court
Danville, Contra Costa County, California 94526
PROJECT INFORMATION:
AEI Project No. 511365
Site Assessment Date: June 12, 2025
PREPARED FOR:
200 Boone Investors, LLC c/o The
Address Company
3160 Crow Canyon Road Suite 270
San Ramon, California 94583
PREPARED BY:
AEI Consultants - Corporate Headquarters
2500 Camino Diablo
Walnut Creek, California 94597
June 24, 2025
Mr. Eric Chevalier
200 Boone Investors, LLC c/o The Address Company
3160 Crow Canyon Road Suite 270
San Ramon, California 94583
Subject:Phase I Environmental Site Assessment
200 Boone Court
Danville, California 94526
AEI Project No. 511365
Dear Mr. Chevalier:
AEI Consultants is pleased to provide the Phase I Environmental Site Assessment of the above
referenced property. This assessment was authorized and performed in accordance with the
scope of services engaged.
We appreciate the opportunity to provide services to you. If you have any questions concerning
this report, or if we can assist you in any other matter, please contact me at (925) 746-6012 or
oalcalay@aeiconsultants.com.
Sincerely,
Orion Alcalay, REPA, M.S.
Executive Vice President
AEI Consultants
PROJECT SUMMARY
200 Boone Court,Danville,Contra Costa County,California 94526
AEI Project No. 511365
Report Section REC CREC HREC OEC Recommended Action
1.0 Introduction None
2.0 Site and Vicinity Description None
3.0 Historical Records Review None
4.0 Regulatory Agency Records Review None
5.0 Regulatory Database Records Review None
6.0 Interviews and User Provided Information None
7.0 Site Reconnaissance None
8.1 Asbestos-Containing Building Materials ACM O&M Plan
8.2 Lead-Based Paint LBP O&M Plan
8.3 Naturally-Occurring Radon None
8.4 Suspect Mold or Microbial Growth Conditions None
Project No. 511365
June 24, 2025
Page 1
TABLE OF CONTENTS
REPORT VIABILITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
EXECUTIVE SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
Findings and Opinions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
Conclusions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
1.0 INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1.1 Scope of Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1.2 Additional Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1.3 Significant Assumptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1.4 Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
1.5 Limiting Conditions/Deviations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
1.6 Data Failure and Data Gaps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
1.7 Reliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
2.0 SITE AND VICINITY DESCRIPTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
2.1 Site Location and Description . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
2.2 On-Site Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
2.3 Site and Vicinity Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
2.4 Physical Setting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3.0 HISTORICAL RECORDS REVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
3.1 Aerial Photographs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
3.2 Sanborn Fire Insurance Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
3.3 City Directories . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
3.4 Historical Topographic Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
3.5 Chain of Title . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
4.0 REGULATORY AGENCY RECORDS REVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
4.1 Local Environmental Health Department and/or State Environmental Agency . . . . . . . . . . . 20
4.2 Fire Department . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
4.3 Building Department . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
4.4 Planning Department . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
4.5 Assessor's Office . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4.6 Other Agencies Searched . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4.7 Oil and Gas Wells . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4.8 Oil and Gas Pipelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
5.0 REGULATORY DATABASE RECORDS REVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
5.1 Records Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
5.2 Vapor Migration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
5.3 Per- and Polyfluoroalkyl Substances (PFAS). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
6.0 INTERVIEWS AND USER PROVIDED INFORMATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
6.1 Interviews . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
6.2 User Provided Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
6.3 Previous Reports and Other Provided Documentation . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
6.4 Environmental Lien and AUL Search Information Reports . . . . . . . . . . . . . . . . . . . . . . . . . 32
7.0 SITE RECONNAISSANCE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
7.1 Subject Property Reconnaissance Findings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
7.2 Adjoining Property Reconnaissance Findings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
8.0 NON-ASTM SERVICES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
8.1 Asbestos-Containing Building Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
8.2 Lead-Based Paint . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
8.3 Naturally-Occurring Radon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
8.4 Suspect Mold or Microbial Growth Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
9.0 SIGNATURE OF ENVIRONMENTAL PROFESSIONALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
10.0 REFERENCES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
Project No. 511365
June 24, 2025
Page 2
TABLE OF APPENDICES
APPENDIX A:FIGURES
APPENDIX B:PROPERTY PHOTOGRAPHS
APPENDIX C:REGULATORY DATABASE
APPENDIX D:HISTORICAL SOURCES
APPENDIX E:REGULATORY AGENCY RECORDS - SUBJECT PROPERTY
APPENDIX F:OTHER SUPPORTING DOCUMENTATION
APPENDIX G:QUALIFICATIONS
APPENDIX H:COMMONLY USED ACRONYMS & ABBREVIATIONS
Project No. 511365
June 24, 2025
Page 3
REPORT VIABILITY
Site Visit June 12, 2025
Regulatory Database June 6, 2025
Interview(s)Property Owner: June 12, 2025
Key Site Manager: June 17, 2025
EP Declaration June 24, 2025
Environmental Lien Search
(if conducted by AEI)
N/A
Report Viability per ASTM E1527-21 December 3, 2025
The dates listed are required for Users who are using the report in connection with CERCLA liability protections. The User may have their
own criteria when the report is being used for business risk purposes, and not CERCLA liability protections.
Project No. 511365
June 24, 2025
Page 4
EXECUTIVE SUMMARY
AEI Consultants (AEI) was retained by 200 Boone Investors, LLC c/o The Address Company to
conduct a Phase I ESA in conformance with AEI's contract and the scope and limitations of ASTM
Standard Practice E1527-21 and the EPA Standards and Practices for All Appropriate Inquiries
(40 CFR Part 312), for the property located at 200 Boone Court, Danville, Contra Costa County,
California (the "subject property"). Any exceptions to, or deletions from, this practice are
described in Sections 1.4, 1.5, and 1.6 of this report.
Pertinent subject property information is noted below:
Property Information
Site Address(es)200 Boone Court, Danville, Contra Costa County, California
94526
Property ID (APN or Block/Lot)216-080-072-4; 216-080-004-7
Location East side of Hartley Drive and North of Boone Court
Site and Building Information
Approximate Site Acreage/Source 1.62/Assessor
Number of Buildings One
Building Construction Date(s)/Source 1961/Assessor
Building Square Footage (SF)/Source 40,720/Assessor
Number of Floors/Stories One
Basement or Subgrade Area(s)None identified
Number of Units One
Additional Improvements Asphalt-paved parking lot
Property Type Retail - Free Standing
On-site Occupant(s)Davnille Bowling - Closed
Current On-site Operations/Use The subject property is a closed bowling alley
Current Use of Hazardous Substances None identified
Regulatory Information
Regulatory Database Listing(s)None identified
A chronological summary of historical subject property information is as follows:
Date Range Subject Property Description and Occupancy (Historical
Addresses)Source(s)
Prior to 1939 Unknown use/Data failure; refer to Section 1.6.1 N/A
1939-1958 Agricultural land Aerial photographs,
topographic maps
1958-1966 Unknown use/Data failure; refer to Section 1.6.1 N/A
1966 Agricultural land and part of current commercial building Aerial photographs
1966-1975 Unknown use/Data failure; refer to Section 1.6.1 N/A
1975 Current commercial building being occupied by Danville
Bowl (200 Boone Court)
City directory
1979-Present Current commercial building (200 Boone Court) historically
occupied by the following:
•B&K Sports Enterprise (1985)
•Bowling World Magazine (1985-1995)
•Danville Bowl (1975-2020)
Aerial photographs,
topographic maps, site
observations, and city
directories
The immediately surrounding properties consist of the following:
Project No. 511365
June 24, 2025
Page 5
Direction Tenant/Use (Address)Regulatory Database Listing(s)
North Ashley Circle, followed by residential buildings
(201-298 Ashley Circle), (600-660 Hartley Drive)
Yes; refer to Section 5.1
East Donald D. Doyle Hwy (Interstate-680), followed by
a residential area
None identified
South Boone Court, followed by CVS (650 San Ramon
Valley Boulevard)
Yes; refer to Section 5.1
West Hartley Drive, followed by:
Residential buildings (201-298 Ashley Circle),
(600-660 Hartley Drive)
Yes; refer to Section 5.1
FINDINGS AND OPINIONS
Significant Data Gap(s)is defined by the current ASTM Standard E1527 as a data gap that
affects the ability of the environmental professional to identify a recognized environmental
condition.
AEI did not identify significant data gaps which affected our ability to identify RECs.
Recognized Environmental Condition (REC)is defined by the current ASTM Standard E1527 as
(1) the presence of hazardous substances or petroleum products in, on, or at the subject
property due to a release to the environment; (2) the likely presence of hazardous substances
or petroleum products in, on, or at the subject property due to a release or likely release to
the environment; or (3) the presence of hazardous substances or petroleum products in, on, or
at the subject property under conditions that pose a material threat of a future release to the
environment.
•AEI did not identify evidence of RECs during the course of this assessment.
Controlled Recognized Environmental Condition (CREC)is defined by the current ASTM
Standard E1527 as a recognized environmental condition affecting the subject property that
has been addressed to the satisfaction of the applicable regulatory authority or authorities
with hazardous substances or petroleum products allowed to remain in place subject to
implementation of required controls (for example, activity and use limitations or other
property use limitations).
•AEI did not identify evidence of CRECs during the course of this assessment.
Historical Recognized Environmental Condition (HREC)is defined by the current ASTM Standard
E1527 as a previous release of hazardous substances or petroleum products affecting the
subject property that has been addressed to the satisfaction of the applicable regulatory
authority or authorities and meeting unrestricted use criteria established by the applicable
regulatory authority or authorities without subjecting the subject property to any controls (for
example, activity and use limitations or other property use limitations).
•AEI did not identify evidence of HRECs during the course of this assessment.
Other Environmental Considerations include, but are not limited to, de minimis conditions and/
or business environmental risks such as the presence of ACMs, LBP, radon, mold, and lead in
drinking water, which can have a material environmental or environmentally-driven impact on
Project No. 511365
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Page 6
the business associated with the current or planned use of a parcel of commercial real estate,
not necessarily limited to those environmental issues required to be investigated in the ASTM
Standard. These may also affect the liabilities and financial obligations of the client, the health
and safety of site occupants, and the value and marketability of the subject property.
•AEI understands that renovation and/or demolition activities of the subject property
building are planned. Regardless of building construction date, the EPA’s NESHAP
requires that a thorough asbestos survey be performed prior to demolition or
renovation activities that may disturb ACMs. This requirement may be enforced by
federal, state and local regulatory agencies, and specifies that all suspect ACMs be
sampled to determine the presence or absence of asbestos prior to any renovation
or demolition activities which may disturb them to prevent potential exposure to
workers, building occupants, and the environment.According to Asbestos Inspection
Report, prepared by All Bay Environmental (ABE), and dated April 29, 2025, ABE was
retained to perform an asbestos demolition inspection of the subject property. On
April 25 and 28, 2025, a survey was conducted to identified visibly accessible suspect
asbestos materials. Following initial visual inspection, phyical samples were collected
of suspected ACM from each homogeneous sample area. Samples were collected by
cutting or scraping materials from the substrate with an appropriate sampling toom
using wet sampling methods. When possible, samples were collected from areas
previously damaged or deteriorating. The chain-fo-custody form accompanied the
samples to a certified Natuonal Voluntary Laboratory Accreditation Program (NVLAP)
facility to be analyzed using Polaried Light Microscopy (PLM). No building systems,
components, or structures were demolished to obtain samples of potentially hidden
ACM. The following ACMs (>1% asbestos) were found: joint compound, skim coat
texture, 9x9 floor tile (brown), black mastic, acoustical ceiling spray, 112x12 floor tile
(light and dark blue, 12x12 floor tile (brown), linoleum, stucco, roofing, roof mastic,
12x12 floor tile (brown) with black mastic.
As mentioned above, ACMs were found on the subject property.Based on the presence
of ACMs, AEI recommends the implementation of an O&M Plan which stipulates that
the repair and maintenance of damaged materials should be performed to protect
the health and safety of the building occupants. In the event that building renovation
or demolition activities are planned, a thorough asbestos survey to identify asbestos-
containing building materials is required in accordance with the EPA NESHAP 40 CFR
Part 61 prior to demolition or renovation activities that may disturb ACMs.
•Due to the age of the subject property building, there is a potential that LBP is
present. AEI understands that renovation and/or demolition activities of the subject
property building are planned.According to a Lead Paint Report, prepared by ABE and
dated April 29, 2025, ABE was retained to perform lead XRF screening and paint chip
sampling on the interior and exterior of the subject property scheduled to be impacted
by renovation/demolition activities. On April 25 and 28, 2025, ABE performed a site-
specific surface to surface XRF inspection to identify LBP prior to construction related
activities or disturbances in the areas of the building specified by the client to be
impacted by demolition or construction related activities. All samples were tested
for LBP using a Heuresis pb200i XRF Analyzer. Paint chip samples were collected
and submitted for analysis. Paint chip samples weer collected from Lead containing
paints at the subject property to determine Cal OSHA lean in construction standard
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applicability. The following lead based paints were identified: ceramic floor tile, paint
on kitchen/bar door casework, and paint on steel post. The following lead containing
paint was identified: paint on fascia, paint on exterior stucco, paint CMU (blue, gray,
white), paint diner (yellow, red), paint on door trim (white), paint on interior walls
(white), paint on office walls (white), paint on steel posts (gray), paint on interior
doors (gray), paint on rear kitchen wall (white), paint on rear bathroom (white), paint
on rear door trim (white), and paint on bar ceiling (black).
Sample analysis revealed the presence of lead based paint and lead containing paint on
the painted surfaces of the provided sample locations. All observed painted surfaces
were in good condition and are not expected to pose a health and safety concern to
the occupants of the subject property at this time; however, based on the presence of
LBP OR LCP at the subject property, AEI recommends the implementation of an O&M
Plan to prevent potential exposure to workers and/or building occupants prior to any
renovation or demolition activities. It should also be noted that construction activities
that disturb materials or paints containing any amount of lead may be subject to
certain requirements of the OSHA lead standard contained in 29 CFR 1910.1025 and
1926.62.
CONCLUSIONS
We have performed a Phase I Environmental Site Assessment in conformance with the scope
and limitations of ASTM Standard Practice E1527-21,of 200 Boone Court, Danville, Contra Costa
County, California, the subject property. Any exceptions to, or deletions from, this practice
are described in Sections 1.4, 1.5, and 1.6 of this report.
This assessment has revealed no evidence of recognized environmental conditions, controlled
recognized environmental conditions, or significant data gaps in connection with the subject
property.
RECOMMENDATIONS
AEI recommends no further investigation for the subject property at this time.
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1.0 INTRODUCTION
This report documents the methods and findings of the Phase I Environmental Site Assessment
performed in conformance with AEI's contract and scope and limitations of ASTM Standard
Practice E1527-21 and the EPA Standards and Practices for All Appropriate Inquiries (40 CFR
Part 312), for the property located at 200 Boone Court, Danville, Contra Costa County,
California (Appendix A: Figures and Appendix B: Property Photographs).
1.1 SCOPE OF WORK
The purpose of the Phase I ESA is to assist the client in identifying potential RECs, in
accordance with the most current ASTM E1527 Standard associated with the presence of
any hazardous substances or petroleum products, their use, storage, and disposal at and
in the vicinity of the subject property. Property assessment activities focused on: 1) a
review of federal, state, tribal, and local databases that identify and describe underground
fuel tank sites, leaking underground fuel tank sites, hazardous waste generation sites, and
hazardous waste storage and disposal facility sites within the ASTM approximate minimum
search distance; 2) a property and surrounding site reconnaissance, and interviews with
the past and present owners and current occupants and operators to identify potential
environmental contamination; and 3) a review of historical sources to help ascertain previous
land use at the site and in the surrounding area.
1.2 ADDITIONAL SERVICES
Other Environmental Considerations such as ACMs, LBP, lead in drinking water, radon, mold,
and wetlands can result in business environmental risks for property owners which may disrupt
current or planned operations or cash flow and are generally beyond the scope of a Phase
I assessment as defined by the current ASTM Standard E1527. Based upon the agreed-on
scope of services this ESA did not include subsurface or other invasive assessments, business
environmental risks, or other services not specifically identified and discussed herein.
1.3 SIGNIFICANT ASSUMPTIONS
The following assumptions are made by AEI in this report. AEI relied on information derived
from secondary sources including governmental agencies, the client, designated
representatives of the client, property contact, property owner, property owner
representatives, computer databases, and personal interviews. AEI has reviewed and evaluated
the thoroughness and reliability of the information derived from secondary sources including
government agencies, the client, designated representatives of the client, property contact,
property owner, property owner representatives, computer databases, or personal interviews.
It appears that all information obtained from outside sources and reviewed for this assessment
is thorough and reliable. However, AEI cannot guarantee the thoroughness or reliability of this
information.
Groundwater flow, unless otherwise specified by on-site well data or well data from the
subject property or nearby sites, is inferred from contour information depicted on the USGS
topographic maps. AEI assumes the property has been correctly and accurately identified by
the client, designated representative of the client, property contact, property owner, and
property owner's representatives.
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1.4 LIMITATIONS
Property conditions, as well as local, state, tribal, and federal regulations can change
significantly over time. Therefore, the recommendations and conclusions presented as a result
of this assessment apply strictly to the environmental regulations and property conditions
existing at the time the assessment was performed. Available information has been analyzed
using currently accepted assessment techniques and it is believed that the inferences made
are reasonably representative of the property. AEI makes no warranty, expressed or implied,
except that the services have been performed in accordance with generally accepted
environmental property assessment practices applicable at the time and location of the
assessment.
Considerations identified by ASTM as beyond the scope of a Phase I ESA that may affect
business environmental risk at a given property include the following: ACMs, radon, LBP, lead
in drinking water, wetlands, regulatory compliance, cultural and historical resources, industrial
hygiene, health and safety, ecological resources, endangered species, indoor air quality, mold,
and high voltage lines. These environmental issues or conditions may warrant assessment based
on the type of the property transaction; however, they are considered non-scope issues under
the current ASTM Standard E1527.
If requested by the client, these non-scope issues are discussed herein. Otherwise, the purpose
of this assessment is solely to satisfy one of the requirements for qualification of the innocent
landowner defense, contiguous property owner or bona fide prospective purchaser under
CERCLA. The current ASTM Standard E1527 and the United States EPA Standards and Practices
for All Appropriate Inquiries (40 CFR Part 312) constitute the "all appropriate inquiry into the
previous ownership and uses of the property consistent with good commercial or customary
practice" as defined in:
1.42 U.S.C. § 9601(35)(B), referenced in the current ASTM Standard E1527.
2.Sections 101(35)(B) (ii) and (iii) of CERCLA and referenced in the EPA Standards and
Practices for All Appropriate Inquiries (40 CFR Part 312).
3.42 U.S.C. § 9601(40) and 42 U.S.C. § 9607(q).
The Phase I Environmental Site Assessment is not, and should not be construed as, a warranty
or guarantee about the presence or absence of environmental contaminants that may affect
the property. Neither is the assessment intended to assure clear title to the property in
question. The sole purpose of assessment into property title records is to ascertain a historical
basis of prior land use. All findings, conclusions, and recommendations stated in this report
are based upon facts, circumstances, and industry-accepted procedures for such services as
they existed at the time this report was prepared (i.e., federal, state, and local laws, rules,
regulations, market conditions, economic conditions, political climate, and other applicable
matters). All findings, conclusions, and recommendations stated in this report are based on the
data and information provided, current subject property use, and observations and conditions
that existed on the date and time of the property reconnaissance.
Responses received from local, state, or federal agencies or other secondary sources of
information after the issuance of this report may change certain facts, findings, conclusions,
or circumstances to the report. A change in any fact, circumstance, or industry-accepted
procedure upon which this report was based may adversely affect the findings, conclusions,
and recommendations expressed in this report.
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AEI's limited radon screening, if included, is intended to provide a preliminary screening to
evaluate the potential presence of elevated radon concentrations at the site. The proposed
scope is not intended to define the full extent of the presence of radon at the subject property.
As such, the results should be used for lending purposes only. The recommendations and
conclusions presented as a result of the limited preliminary radon screening apply strictly
to the property conditions existing at the time the sampling was performed. The sample
analytical results are only valid for the time, place, and condition of the site at the time of
collection and AEI does not warrant that the results will be repeatable or are representative of
past or future conditions.
1.5 LIMITING CONDITIONS/DEVIATIONS
The performance of this assessment was limited by the following:
•While additional assessments may have been conducted on the subject property, these
documents must be provided for AEI's review in order for the information to be
summarized/included in this report. Please refer to Section 6.3 for a summary of
previous reports and other documentation provided to AEI during this assessment.
•The User did not complete the ASTM User Questionnaire or provide the User
information to AEI. AEI assumes that qualification for the LLPs is being established by
the User in documentation outside of this assessment.
•The San Ramon and Danville Fire Prevention District,was contacted for information on
the subject property in order to identify historical tenants/use, property development,
and/or hazardous substance/petroleum product handling.Due to the time frame of
this assessment, records were not available for review. However, based on the quality
of information obtained from other sources including interviews, this limitation is not
expected to significantly alter the findings of this assessment.
1.6 DATA FAILURE AND DATA GAPS
According to the current ASTM Standard E1527, data gaps occur when the Environmental
Professional is unable to obtain information required by the Standard, despite good faith
efforts to gather such information. Pursuant to the current ASTM Standard E1527, only
significant data gaps, defined as those that affect the ability of the Environmental Professional
to identify RECs, need to be documented.
Data failure is one type of data gap. According to the current ASTM Standard E1527, data
failure occurs when all of the standard historical sources that are reasonably ascertainable and
likely to be useful have been reviewed and yet the objectives have not been met. Pursuant
to the current ASTM Standard E1527, historical sources are required to document property use
back to the property's first developed use or back to 1940, whichever is earlier, or periods of
five years or greater.
1.6.1 DATA FAILURE
The following data failure was identified during the course of this assessment:
Data Failure As noted in Section 3.0, the earliest historical resource obtained during this
assessment indicated that the subject property was developed
agriculturally. The lack of historical sources for the subject property dating
back to first developed use represents historical data source failure.
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However, as it is assumed that the subject property would have been
previously used for agricultural purposes, if not undeveloped, this data
failure is not expected to significantly alter the findings of this assessment.
As noted in Section 3.0, historical sources were not obtained at five-year
intervals dating back to first developed use. However, it is assumed that
during this time period the subject property would have been agricultural
land, if not the current commercial building. Therefore, this data failure is
not expected to significantly alter the findings of this assessment.
Information/Sources
Consulted
Aerial photographs,city directories, historical topographic maps,agency
records,interviews
1.6.2 SIGNIFICANT DATA GAPS
AEI did not identify significant data gaps which affected our ability to identify RECs.
1.7 RELIANCE
All reports, both verbal and written, are for the benefit of 200 Boone Investors, LLC c/o The
Address Company. This report has no other purpose and may not be relied upon by any other
person or entity without the written consent of AEI. Either verbally or in writing, third parties
may come into possession of this report or all or part of the information generated as a result
of this work. In the absence of a written agreement with AEI granting such rights, no third
parties shall have rights of recourse or recovery whatsoever under any course of action against
AEI, its officers, employees, vendors, successors or assigns.
Reliance is provided in accordance with 200 Boone Investors, LLC c/o The Address Company
and AEI's contract and Terms and Conditions dated June 3, 2025. The limitation of liability
defined in the contracted terms is the aggregate limit of AEI's liability to the client and all
relying parties.
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2.0 SITE AND VICINITY DESCRIPTION
2.1 SITE LOCATION AND DESCRIPTION
Property Information
Site Address(es)200 Boone Court, Danville, Contra Costa County, California
94526
Property ID (APN or Block/Lot)216-080-072-4; 216-080-004-7
Location East side of Hartley Drive and North of Boone Court
Site and Building Information
Approximate Site Acreage/Source 1.62/Assessor
Number of Buildings One
Building Construction Date(s)/Source 1961/Assessor
Building Square Footage (SF)/Source 40,720/Assessor
Number of Floors/Stories One
Basement or Subgrade Area(s)None identified
Number of Units One
Additional Improvements Asphalt-paved parking lot
Property Type Retail - Free Standing
On-site Occupant(s)Davnille Bowling - Closed
Current On-site Operations/Use The subject property is a closed bowling alley
Current Use of Hazardous Substances None identified
Regulatory Information
Regulatory Database Listing(s)None identified
2.2 ON-SITE UTILITIES
Utility Source/System Information
Heating System Natural gas/Pacific Gas & Electric (PG&E)
Cooling System Electricity/PG&E
Potable Water East Bay Municipal Utility District
Sewage Disposal/Treatment East Bay Municipal Utility District
Utility source/system information listed in the table above is provided by Mr. Jefferson
Peterson,Project Manager, and on site observations unless otherwise noted above.
2.3 SITE AND VICINITY CHARACTERISTICS
The subject property is located in a mixed residential and commercial area of Danville,
California.The immediately surrounding properties consist of the following:
Direction Tenant/Use (Address)Regulatory Database Listing(s)
North Ashley Circle, followed by residential buildings
(201-298 Ashley Circle), (600-660 Hartley Drive)
Yes; refer to Section 5.1
East Donald D. Doyle Hwy (Interstate-680), followed by
a residential area
None identified
South Boone Court, followed by CVS (650 San Ramon
Valley Boulevard)
Yes; refer to Section 5.1
West Hartley Drive, followed by:
Residential buildings (201-298 Ashley Circle),
(600-660 Hartley Drive)
Yes; refer to Section 5.1
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2.4 PHYSICAL SETTING
Geologic Unit Rock Stratigraphic Unit
Era:Cenozoic
System:Tertiary
Series:Pliocene
Code:Tpc
Geologic Age Identification
Category:Continental Deposits
Source:EDR GeoCheck®
Soil Series Soil Component Name:Conejo
Soil Surface Texture:Clay loam
Hydrologic Group:Class C - Slow infiltration rates. Soils with layers impeding
downward movement of water, or soils with moderately fine or fine textures
Soil Drainage Class:Well drained
Source:EDR GeoCheck®
Groundwater Flow
Direction
North-northwest
Source:Closed Cleanup Site at 692 San Ramon Valley Boulevard obtained
from GeoTracker
Estimated Depth to
Groundwater
9 to 17 feet bgs
Source:Closed Cleanup Site at 692 San Ramon Valley Boulevard obtained
from GeoTracker
Surface waters on the
subject property or
adjoining properties
None
Additional Notes None
Note: Groundwater flow direction can be influenced locally and regionally by the presence of local wetland features, surface topography,
recharge and discharge areas, horizontal and vertical inconsistencies in the types and location of subsurface soils, and proximity to water
pumping wells. Depth and gradient of the water table can change seasonally in response to variation in precipitation and recharge, and over
time, in response to urban development such as storm water controls, impervious surfaces, pumping wells, cleanup activities, dewatering,
seawater intrusion barrier projects near the coast, and other factors.
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3.0 HISTORICAL RECORDS REVIEW
Reasonably ascertainable standard historical sources as outlined in the current ASTM Standard
E1527 were used to determine previous uses and occupancies of the subject property that
are likely to have led to RECs in connection with the subject property. A chronological
summary of historical data found, including but not limited to aerial photographs, historical
city directories, Sanborn fire insurance maps, historical topographic maps, and agency records,
is as follows:
Date Range Subject Property Description and Occupancy (Historical
Addresses)Source(s)
Prior to 1939 Unknown use/Data failure; refer to Section 1.6.1 N/A
1939-1958 Agricultural land Aerial photographs,
topographic maps
1958-1966 Unknown use/Data failure; refer to Section 1.6.1 N/A
1966 Agricultural land and part of current commercial building Aerial photographs
1966-1975 Unknown use/Data failure; refer to Section 1.6.1 N/A
1975 Current commercial building being occupied by Danville
Bowl (200 Boone Court)
City directory
1979-Present Current commercial building (200 Boone Court) historically
occupied by the following:
•B&K Sports Enterprise (1985)
•Bowling World Magazine (1985-1995)
•Danville Bowl (1975-2020)
Aerial photographs,
topographic maps, site
observations, and city
directories
Based on a review of aerial photographs,there is potential that the subject property was
historically used for agricultural purposes. There is a potential that agricultural chemicals,
such as pesticides and fertilizers, were used on site, and that the subject property has been
impacted by the use of such agricultural chemicals. The routine application of pesticides and
fertilizers is not considered a release subject to CERCLA response costs. No evidence of spilling,
dumping, emitting, and/or mishandling of pesticides and/or fertilizers was identified, and thus
the former agricultural uses do not represent a REC. The property is currently utilized for
commercial purposes. Development of the subject property likely involved grading activities
which would have removed near surface soils or would have potentially involved the addition
of imported soils for the landscaped areas. As such, it is considered unlikely that elevated
concentrations of pesticides remain at the subject property. Based on the current property
uses and/or improvements, no further action related to the former agricultural use of the
subject property is warranted at this time.
If available,copies of historical sources are provided in Appendix D.
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3.1 AERIAL PHOTOGRAPHS
AEI reviewed aerial photographs of the subject property and surrounding area. A search was
made of the EDR collection of aerial photographs.Aerial photographs were reviewed for the
following years (1939-2022; non-inclusive):
Year(s)Subject Property Description Adjoining Property Descriptions
1939,
1946,
1949,
1950,
1958
Agricultural land NORTH: Agricultural land
EAST: Agricultural land
SOUTH: Roadway, followed by
agricultural land and residential buildings
WEST: Agricultural land
1966 Agricultural land and part of the current
commercial building
NORTH: No significant changes
EAST: Interstate-680
SOUTH: No significant changes
WEST: No significant changes
1979,
1982,
1993,
1998,
2006,
2010,
2014,
2018,
2022
Current commercial building NORTH: Roadway, followed by current
residential housing community
EAST: No significant changes
SOUTH: Roadway, followed by current
commercial building complex
WEST: Roadway, followed by current
residential housing community
Subject property:
•Agricultural land - refer to Section 3.0
Adjoining properties:
•No potential environmental concerns identified
3.2 SANBORN FIRE INSURANCE MAPS
Sanborn Fire Insurance maps were developed in the late 1800s and early 1900s for use as an
assessment tool for fire insurance rates in urbanized areas.A search was made of the EDR
collection of Sanborn Fire Insurance maps.
Sanborn map coverage was not available for the subject property.
3.3 CITY DIRECTORIES
A search of historical city directories was conducted for the subject property utilizing EDR.
Directories were reviewed in approximate five-year increments from 1975-2020;
non-inclusive.Refer to the appendices for a complete list of historical subject property tenants
identified by EDR.
The first listing for the subject property appeared in 1975.No potential tenants of concern
were identified based on AEI's review of the historical city directories.
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The following table summarizes the results of the city directory search for the subject
property.
Subject Property
Year(s)Address -Occupant Listed
1975 200 Boone Court - Danville Bowl
1980 200 Boone Court - Danville Bowl, Gary Damons Kingdom, Keglers Kingdom
1985 200 Boone Court - B&K Sports Enterprises, Bowling World Magazine, Danville Bowl
1990, 1992, 1995 200 Boone Court - Bowling World Magazine, Danville Bowl
2000 200 Boone Court - Danville Bowl
2005 200 Boone Court - Danville Bowl, Glen Arms Estates, Inc., Score300, Inc.
2010 200 Boone Court - Danville Bowl
2014 200 Boone Court - Danville Bowl, Rocky's Place
2017, 2020 200 Boone Court - Danville Bowl
If listed above, XXXX indicates that the address is valid but there is no occupancy information available.
The table below summarizes the search of historical city directories conducted for the
adjoining properties.Refer to the appendices for a complete list of historical adjoining
occupants identified during the review of city directories obtained from EDR.
Adjoining Properties
Direction Address(es)Potential Listings of Concern
North 201-298 Ashley Circle
600-660 Hartley Drive
201-298 Ashley Circle - Addresses not researched
600-660 Hartley Drive - None identified
East Interstate-680 Not researched
South 650 San Ramon Valley Boulevard Not researched
West 201-298 Ashley Circle
600-660 Hartley Drive
201-298 Ashley Circle - Addresses not researched
600-660 Hartley Drive - None identified
Subject property:
•No potential environmental concerns identified
Adjoining properties:
•No potential environmental concerns identified
3.4 HISTORICAL TOPOGRAPHIC MAPS
AEI reviewed historical topographic maps of the subject property and surrounding area. A
search was made of the EDR collection of topographic maps. Historical topographic maps were
reviewed for the following years (1896-2021; non-inclusive):
Year(s)Subject Property Description Adjoining Property Descriptions
1896,
1898
No features depicted NORTH:No features depicted
EAST:No features depicted
SOUTH:No features depicted
WEST:No features depicted
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Year(s)Subject Property Description Adjoining Property Descriptions
1912,
1943
No features depicted NORTH:No features depicted
EAST:No features depicted
SOUTH: Roadway followed by structures and
agricultural land
WEST:No features depicted
1947,
1948,
1949
Not depicted NORTH:Not depicted
EAST:Not depicted
SOUTH:Not depicted
WEST:Not depicted
1953 Agricultural land NORTH:Agricultural land
EAST:Agricultural land
SOUTH: Roadway followed by structures and
agricultural land
WEST:Agricultural land
1959 Not depicted NORTH:Not depicted
EAST:Not depicted
SOUTH:Not depicted
WEST:Not depicted
1968 Current commercial building and agricultural
land
NORTH: Agricultural land
EAST:Agricultural land and roadway
SOUTH: Roadway followed by agricultural
land and structures
WEST:Agricultural land
1973 Current commercial building NORTH: Urban land
EAST: Roadway
SOUTH: Roadway followed by structures
WEST: Urban land
1980 No significant changes NORTH: No significant changes
EAST: No significant changes
SOUTH: Roadway followed by current
structure
WEST: Roadway followed by structures
1996,
1999
Not depicted NORTH: Not depicted
EAST:Not depicted
SOUTH:Not depicted
WEST:Not depicted
2012,
2015,
2018,
2021
No features depicted NORTH: Roadway followed by no features
depicted
EAST: Interstate-680
SOUTH: Roadway followed by no features
depicted
WEST: Roadway followed by no features
depicted
Subject property:
•Agricultural land - refer to Section 3.0
Adjoining properties:
•No potential environmental concerns identified
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3.5 CHAIN OF TITLE
Based on the quality of information obtained from other sources, a chain of title search was
not performed as part of this assessment.
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4.0 REGULATORY AGENCY RECORDS REVIEW
Local and state agencies, such as environmental health departments, fire prevention bureaus,
and building and planning departments are contacted to identify any current or previous
reports of hazardous substance use, storage, and/or unauthorized releases that may have
impacted the subject property. In addition, information pertaining to AULs, defined as legal or
physical restrictions, or limitations on the use of, or access to, a site or facility, is requested.
4.1 LOCAL ENVIRONMENTAL HEALTH DEPARTMENT AND/OR STATE ENVIRONMENTAL AGENCY
Agency Date
Contacted
Method of
Contact Name &Title of Contact Agency Response
Contra Costa County Health
Department (CCCHD)
June 11,
2025
Email Erika Amaya, Hazardous
Materials Program
No subject property
records on file
4.2 FIRE DEPARTMENT
Agency Date
Contacted
Method of
Contact
Name &Title
of Contact Agency Response
San Ramon and Danville Fire
Prevention District (SRDFPD)
June 11,
2025
Email N/A Response pending, refer
to Section 1.5
4.3 BUILDING DEPARTMENT
Agency Date
Contacted
Method of
Contact
Name &Title of
Contact Agency Response
Danville Building
Department (DBD)
June 23,
2025
Online N/A Records discussed
below
Records Summary
Year(s)Owner/Applicant Description of Permit and Building Use
2013 N/A Encroachment - Utility Companies, Locate Gate
Valve
2013 N/A Residential Accessory Structure
2015 N/A Encroachment - Utility Companies
2021 N/A Encroachment - Utility Companies
2022 N/A Encroachment - Utility Companies
2024 N/A Encroachment - Utility Companies
Evidence indicating current or prior use or storage of hazardous substances was not on file for
the subject property with the DBD.
4.4 PLANNING DEPARTMENT
Agency Date
Contacted
Method of
Contact
Name &Title
of Contact Agency Response
Danville Parcel
Information (DPI)
June 23,
2025
Online N/A No evidence indicating the existence of
AULs on file for the subject property
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June 24, 2025
Page 20
4.5 ASSESSOR'S OFFICE
Agency Date
Contacted
Method of
Contact
Name &Title of
Contact Agency Response
Contra Costa County
Assessor's Office
June 20,
2025
Online N/A Information obtained is
discussed below
Records Summary
APN 216-080-072-4; 216-080-004-7
Acreage 1.62 acres
Construction
Date
1961
Building Square
Footage
40,720 square feet
Current Owner Not provided
Additional
Information
N/A
4.6 OTHER AGENCIES SEARCHED
Agency Date
Contacted
Method
of
Contact
Name &
Title of
Contact
Agency
Response
CA State Water Resources Control Board
(SWRCB) GeoTracker
June 23,
2025
Online N/A No subject
property records
on file
SWRCB GeoTracker PFAS Map June 23,
2025
Online N/A No subject
property records
on file
SWRCB GeoTracker Historical Hazardous
Substance Storage Information
June 23,
2025
Online N/A No subject
property records
on file
CA Department of Toxic Substances Control
(DTSC) Hazardous Waste Tracking System
(HWTS)
June 23,
2025
Online N/A No subject
property records
on file
CA DTSC EnviroStor June 23,
2025
Online N/A No subject
property records
on file
CalEPA Regulated Site Portal June 23,
2025
Online N/A No subject
property records
on file
Bay Area Air Quality Management District
(BAAQMD)
June 11,
2025
Online N/A No subject
property records
on file
No other agencies were contacted during the course of this assessment.
4.7 OIL AND GAS WELLS
Agency Date
Referenced Resource Oil or gas wells located within 500 feet
of the subject property
California Geologic Energy
Management Division (CalGEM)
June 23,
2025
CalGEM
Map
No
Project No. 511365
June 24, 2025
Page 21
4.8 OIL AND GAS PIPELINES
Agency Date
Referenced Resource Pipelines located within 500 feet of the
subject property
National Pipeline Mapping
System (NPMS)
June 23,
2025
NPMS Public Map
Viewer
Information obtained is discussed below
According to information obtained from the NPMS Public Map Viewer, an active
underground petroleum pipeline operated by Kinder Morgan is located to the northeast of
the subject property;see Figure 2 and NPMS map in appendices.No stressed vegetation was
observed near the pipeline during AEI’s reconnaissance and subject property staff reported no
known environmental concerns associated with the pipeline. Releases from this pipeline (other
than those caused by a third party) would be the responsibility of the operator. Based on this
information, and the lack of a documented release identified in the regulatory database, no
further action regarding the pipeline is warranted at this time.
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5.0 REGULATORY DATABASE RECORDS REVIEW
AEI contracted EDR to conduct a search of publicly available information from federal,
state, tribal, and local databases containing known and suspected sites of environmental
contamination and sites of potential environmental significance. Data gathered during the
current regulatory database search is compiled by EDR into one regulatory database report.
Location information for listed sites is designated using geocoded information provided by
federal, state, or local agencies and commonly used mapping databases with the exception of
"Orphan" sites. Due to poor or inadequate address information, Orphan sites are identified but
not geocoded/mapped by EDR, rather, information is provided based upon vicinity zip codes,
city name, and state. The minimum search distance from the federal and state environmental
records database listings specified in the current ASTM Standard E1527 is included in Section
5.1. A copy of the regulatory database report, which includes detailed descriptions of the
databases noted below as well as the total number of sites identified, is included in Appendix
C of this report.
In determining if a listed site is a potential environmental concern to the subject property,
AEI generally applies the following criteria to classify the site as lower potential environmental
concern: 1) the site only holds an operating permit (which does not imply a release), 2) the
site's distance from, and/or topographic position relative to, the subject property, and/or 3)
the site has recently been granted "No Further Action" by the appropriate regulatory agency.
Regulatory database listings associated with the subject property, adjoining properties and/
or nearby sites of concern that were determined to warrant additional discussion, if any, are
identified and further discussed in Section 5.1.
5.1 RECORDS SUMMARY
Database
Search
Distance
(Miles)
Subject
Property
Adjoining
Properties
Other Nearby Sites
of Concern
Federal NPL (Superfund) sites 1.0
Federal Delisted NPL sites 0.5
Federal CERCLA removals/orders
sites
0.5
Federal CERCLA sites with NFRAP 0.5
Federal RCRA facilities undergoing
Corrective Action
1.0
Federal RCRA TSD facilities 0.5
Federal RCRA generators (LQG,
SQG, VSQG)
SP/ADJ
Federal RCRA NonGen/NLR sites SP/ADJ
Federal IC/EC sites SP
Federal ERNS sites SP
State/tribal "Superfund" equivalent
sites
1.0
State/tribal hazardous waste
facilities
0.5
State/tribal landfill and solid waste
disposal facilities
0.5
State/tribal leaking storage tanks 0.5
State/tribal registered storage
tanks
SP/ADJ
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Database
Search
Distance
(Miles)
Subject
Property
Adjoining
Properties
Other Nearby Sites
of Concern
State/tribal voluntary cleanup sites 0.5
State/tribal IC/EC registries SP
State/tribal brownfield sites 0.5
Orphans N/A
Additional Environmental Record
lists
SP/ADJ
Facility Name Inta Ziedins-SR78907
Address 640 Hartley Drive
Distance & Direction Adjoining to the west
Hydrologic Position Cross-gradient
Databases Listed RCRA NonGen/NLR, E MANIFEST
Comments Details provided for the RCRA Non Generator (NONGEN)/No Longer Regulated
(NLR) listing identified the site as "not a generator, verified" in 2019.The NAICS
Description provided for the business is "All Other Waste Management Services".
No violations were identified in connection with the RCRA listing.
This listing is also associated with an E MANIFEST database listing for the
proper transportation and disposal of hazardous waste. Due to the nature of
this listing it does not represent a REC.
Based on the lack of a documented release, the review of regulatory agency
files for this site was not deemed necessary,and the site does not represent a
REC.
Facility Name CVS Pharmacy #9800
Address 650 San Ramon Valley Boulevard
Distance & Direction Adjoining to the south
Hydrologic Position Up-gradient
Databases Listed CONTRA COSTA SITES, CERS HAZ WASTE, RCRA-LQG, FINDS, ECHO, E MANIFEST
Comments CVS Pharmacy was listed as a RCRA LQG for the generation of hazardous wastes
in the years 2013, 2021, and 2023. The following types of hazardous wastes
were identified:Ignitable Waste, Corrosive Waste, Reactive Waste, Arsenic,
Barium, Cadmium, Chromium, Lead, Mercury, Selenium, Silver, Lindane
(1,2,3,4,5,6-Hexa-Chlorocyclohexane, Gamma Isomer), 2,4-D
(2,4-Dichlorophenoxyacetic Acid), Benzene, Chloroform, M-Cresol, Cresol,
1,4-Dichlorobenzene, 1,1-Dichloroethylene, Methyl Ethyl Ketone,
Tetrachloroethylene, Warfarin & Salts, 4-Aminopyridine, Arsenic Trioxide,
Epinephrine, Nicotine & Salts, Nitroglycerine, Strychnine & Salts, Physostigmine
Salicylate, Physostigmine, Acetone, Mitomycin C, N-Butyl Alcohol, Chloral,
Chlorambucil, Cyclophosphamide, Daunomycin, O-Dichlorobenzene,
Diethylstilbesterol, Ethyl Acetate, Formaldehyde, Hexachlorophene, Lead
Acetate, Melphalan, Methanol, Naphthalene, Phenacetin, Phenol, P-
Benzoquinone, Reserpine, Resorcinol, Selenious Acid, Selenium Sulfide,
Streptozotocin, and Trypan Blue.No violations were identified in connection
with the RCRA listing.
This property is listed as a FINDS and ECHO site in association with the
RCRA listing.No violations or enforcement actions were identified on the EPA
websites Envirofacts and ECHO. Based on the nature of these listings and lack
of violations, they are not considered evidence of a REC.
Project No. 511365
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Page 24
Based on the lack of a documented release, the review of regulatory agency
files for this site was not deemed necessary,and the site does not represent a
REC.
Facility Name Leslie Meeks
Address 255 Ashley Circle
Distance & Direction Adjoining to the north
Hydrologic Position Down-gradient
Databases Listed RCRA NonGen/NLR, E MANIFEST
Comments Details provided for the RCRA Non Generator (NONGEN)/No Longer Regulated
(NLR) listing identified the site as "not a generator, verified" in 2024.The NAICS
Description provided for the business is "All Other Waste Management Services".
No violations were identified in connection with the RCRA listing.
This listing is also associated with an E MANIFEST database listing for the
proper transportation and disposal of hazardous waste. Due to the nature of
this listing it does not represent a REC.
Based on the lack of a documented release, the review of regulatory agency
files for this site was not deemed necessary,and the site does not represent a
REC.
Facility Name Shell Oil Company, American Value Inc, Danville Olde Towne Station, Old Town
Auto Service, Danville Old Town Arco, Old Town Mobil
Address 1 Boone Court
Distance & Direction 161 feet west
Hydrologic Position Cross-gradient
Databases Listed CA FID UST, CERS x4, CERS HAZ WASTE x2, CERS TANKS, CONTRA COSTA SITES
x2, CORTESE x2, EDR Hist Auto, HIST CORTESE, HIST UST x2, HWTS x2, LUST x2,
RCRA NonGen/NLR x2, SWEEPS UST, UST, UST FINDER, UST FINDER RELEASE
Comments This property is listed as a closed LUST cleanup site. AEI reviewed case files on
record on GeoTracker. The property was developed as a gasoline service
station in 1961 and was later reported in 1982 for a release during the removal
and replacement of the three USTs. One waste-oil UST was also removed from
the site in 1985. In 1999, AEI consultants completed a Phase II geoprobe
investigation for both soil and groundwater sampling. Results found TPHg at
concentrations up to 9.6 mg/kg and MTBE at 0.6 mg/kg. No significant
detections of benzene, toluene, ethylbenzene, or xylenes were found in the
soil samples. TPHg, benzene, and MTBE were found in groundwater samples
with concentrations up to 3,000 μg/L, 4.6 μg/L, and 150 μg/L, respectively.
Groundwater monitoring wells were installed on the site in 2000, and through
consistent monitoring showed a stable decreasing trend in contaminants. Based
on this trend, it was requested to close this case but it was denied by the
RWQCB which requested that the vertical and lateral extent of groundwater
impact be delineated prior to closure. Further investigations and reporting
depicted that TPHg, benzene, and MTBE were delineated vertically to below
drinking water standards by the water samples collected deeper than 30 feet
bgs. Based on data obtained during this investigation and from the monitoring
performed at this site, it was granted closure in 2006. Based on the closure of
this site, it is not likely to represent a REC.
Project No. 511365
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Page 25
This facility was also listed on other database(s) as noted above; however, as
these listings are not associated with a release,the radii prescribed by the
current ASTM Standard E1527 standard does not require that these listings be
specifically discussed.Notwithstanding, based on our review of available
information,none of these listings appear to represent a REC at this time.
Facility Name Former Valley Cleaners, Marks One Hour Cleaning
Address 692 San Ramon Valley Boulevard
Distance & Direction 526 feet south-southwest
Hydrologic Position Up-gradient
Databases Listed DRYCLEANERS, EMI, CERS, CPS-SLIC, DEED, HWTS, HAZNET, EDR Hist Cleaner
Comments This property was formerly operated as a dry cleaners from 1974 to 2001 and is
listed in the CPS-SLIC database. AEI reviewed case files on record on
GeoTracker. In 2001, several environmental investigations were conducted to
understand the extend of pollution on site caused by past chemical spells and
releases of dry cleaning chlorinated solvent tetrachloroethylene (PCE). It was
found that low to elevated levels of VOCs were detected in the soil, soil vapor,
shallow grab groundwater, and monitoring well groundwater samples with the
VOCs primarily consisting of PCE and TCE with minor amounts of TPHg likely
from up-gradient offsite gas stations.
In 2005, elevated levels of PCE and TCE were detected in soil vapor samples
posing a potential threat to human health. The Water Board approved an
Interim Remedial Action Plan which included the installation of a soil vapor
extraction system. This continued from February 2006 to September 2007 and
had approximately 16,200 cubic feet of soil being vapor extracted. A post-
remediation Human Health Risk Assessment (HHRA) was conducted using the
rebound test soil vapor sample results and found that the soil vapor extraction
had removed enough VOCs, and the cancer and hazard risks for the remaining
residual VOCs were now below the regulatory benchmarks. It was determined
that no additional vapor extraction was warranted. This case was granted
closure in March 2012 following the completed correction action plan. Based on
the closure of this case, it is unlikely for this site to represent a REC.
This facility was also listed on other database(s) as noted above; however, as
these listings are not associated with a release,the radii prescribed by the
current ASTM Standard E1527 standard does not require that these listings be
specifically discussed.Notwithstanding, based on our review of available
information,none of these listings appear to represent a REC at this time.
5.2 VAPOR MIGRATION
A vapor encroachment condition (VEC)is the presence or likely presence of Chemical(s) of
Concern (COC)vapors in the vadose zone of the subject property caused by the release of
vapors from contaminated soil and/or groundwater either on or near the subject property.
AEI conducted a limited screening for potential VECs that may affect the subject property. The
VEC screening focused on the current and historical usage of the subject property and also
utilized the aforementioned regulatory agency database report provided by EDR to evaluate
identified Chemicals of Concern (COCs), including petroleum hydrocarbons.
Determination of AOC
Project No. 511365
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Page 26
To identify the area of concern (AOC) for contaminated sites with non-petroleum
hydrocarbon COCs, AEI utilized the approximate minimum search distance defined by the
current ASTM E2600 of 1,760 feet (1/3 mile) from the subject property boundary for
COC-contaminated sites. For sites contaminated with petroleum hydrocarbon COCs, AEI
utilized the AOC approximate minimum search distance of 528 feet (1/10 mile). The AOC
was adjusted accordingly based on review of physical setting characteristics, known
release information, property and land features, groundwater flow direction, and soil type, et
al.
ASTM's Vapor Encroachment guidance indicates that when groundwater flow direction can
be estimated or determined, the cross-gradient or downgradient radius distances can be
significantly reduced.AEI calculated the reduced AOC distances when considering
groundwater flow direction by utilizing the following default distances, which were determined
using the Buonicore Methodology:
Non-petroleum hydrocarbon COCs:
•1,760 feet in the upgradient direction
•365 feet in the cross-gradient direction
•100 feet in the downgradient direction
Petroleum hydrocarbon COCs if Light, Non-Aqueous Phase Liquid, (LNAPL, i.e. floating product)
is suspected:
•528 feet in the upgradient direction
•165 feet in the cross-gradient direction
•100 feet in the downgradient direction
Petroleum hydrocarbon COCs if LNAPL is not suspected:
•528 feet in the upgradient direction
•95 feet in the cross-gradient direction
•30 feet in the downgradient position
Additional adjustment of the AOC may be conducted based on AEI's professional judgment.
Conclusions
Source VEC
Identified
VEC Not
Identified Comments
Subject Property N/A
Adjoining and/or Nearby Site(s)N/A
Project No. 511365
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5.3 PER- AND POLYFLUOROALKYL SUBSTANCES (PFAS)
As defined in Section 3.2.36 of the current ASTM Standard E1527, hazardous substance means
“those substances defined as a hazardous substance pursuant to CERCLA 42 USC § 9601(14), as
interpreted by EPA regulations and the courts.” Hazardous substances that are not defined (or
not yet defined) as hazardous substances under CERCLA are outside of the scope of the current
ASTM Standard E1527.
On July 8, 2024, the Final EPA rule became effective that designates perfluorooctanoic acid
(PFOA) and perfluorooctanesulfonic acid (PFOS) as CERCLA hazardous substances. Per the
current ASTM Standard E1527, once this rule went into effect, these substances are evaluated
within the scope of this standard, and a release or likely release of PFOA and/or PFOS is
considered a REC.
Other than PFOA/PFOS, compounds classified as PFAS are not currently classified as hazardous
substances under CERCLA, and thus the potential presence of PFAS (other than PFOA/PFOS) is
outside of the scope of the current ASTM Standard E1527, and does not constitute a REC at this
time. However, the report User should be aware that regulatory criteria and classifications are
subject to change.
AEI's research of potential PFAS contamination focuses on the release/likely release of PFOA/
PFOS. However, if additional information pertaining to other PFAS is identified, AEI will also
assess/discuss these compounds, as deemed applicable/appropriate within the scope of this
investigation.
It should be noted that AEI's screening of PFOA/PFOS and other PFAS is based solely on review
of the resources cited within this report. Identification, or lack thereof, is not a warranty that
PFOA/PFOS or other PFAS contamination is present or absent at a site. Additionally, it should
be noted that given the evolving nature of science and regulatory oversight of PFOA/PFOS and
other PFAS, additional sources of contamination may exist at the subject property, adjoining
properties and/or other nearby sites that were not identified by the limited data and screening
tools cited within this report.
5.3.1 POTENTIAL ON-SITE PFAS SOURCES/CONCERNS
AEI researched the standard historical and regulatory sources cited within this report to
determine if a release or likely release of PFOA/PFOS has occurred at the subject property.
A voluntary industry phaseout of PFOA and PFOS was first implemented in the late 1990s and
was fully implemented for PFOS by 2002 and PFOA by 2015.Although PFOA and PFOS have
been generally phased out since 2015, studies have found that precursor PFAS in wastewater
treatment systems may form PFOA and PFOS. As such, even after 2015, the presence of PFAS
in wastewater discharges is considered a likely source of PFOA and PFOS contamination.
Potential Source Yes No
Past or present industrial operations that potentially included the use of PFAS
(if "yes" see Potential PFAS Sources from Industrial Uses section/table below)
The use or discharge of AFFF (if "yes" see Potential Sources of AFFF section/table below)
Electroplating (1950s-present)
NOTE: Electroplating (specifically hard chromium plating) is an industrial activity where PFAS-containing
mist suppressants may have been used
Agricultural uses, specifically 1970s-present that included application of
biosolids/WWTP sludge that potentially contained PFAS
Project No. 511365
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Potential Source Yes No
Wastewater treatment plant (WWTP) (1960s-present)
Landfill operations / waste disposal areas (1960s-present)
Mining / quarrying / oil production
Commercial car wash (1989-2010)
Dry cleaner and/or commercial laundry (1970s-2010)
AEI identified a potential source of PFAS contamination. In particular, former agricultural
land.Based on a review of historical sources, agricultural uses ceased on or prior to the 1970s.
As such, it is considered unlikely that biosolids containing PFAS were spread at the subject
property.
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6.0 INTERVIEWS AND USER PROVIDED INFORMATION
6.1 INTERVIEWS
Pursuant to the current ASTM Standard E1527, the following interviews were performed during
this assessment in order to obtain information indicating RECs in connection with the subject
property.
6.1.1 OWNER AND KEY SITE MANAGER
Relation to
Property Name Date
Interviewed
Method
of
Contact
Year First
Associated
w/Property
Notes
Owner/Owner
Representative
Mr. Bill Eppler June 12,
2025
In
Person
1962 Interviewed; see
Interview Summary
table below
Key Site
Manager
Mr. Jefferson Peterson,
Project Manager, The
ADDRESS Company
June 17,
2025
Email 2025 Interviewed; see
Interview Summary
table below
INTERVIEW SUMMARY
Question
Owner
(Representative)
Response/
Comment
Key Site
Manager
Response/
Comment
Are you aware of any known plans for site redevelopment or change
in site use?No No
Do you have any knowledge of previous environmental investigations
conducted on site?No
Yes; Lead,
Asbestos,
and PCB
report
Do you have any knowledge of USTs, clarifiers or oil/water
separators, sumps, or other subsurface features?No No
Do you have any knowledge of current or past industrial operations
and/or other operations which would involve the use of hazardous
substances and/or petroleum products?
No No
Are you aware of any incidents of flooding, leaks, or other water
intrusion, and/or complaints related to indoor air quality?No No
Are you aware of any pending, threatened, or past litigation relevant
to hazardous substances or petroleum products in, on, at, or from
the subject property?
No No
Are you aware of any pending, threatened or past administrative
proceedings relevant to hazardous substances or petroleum products
in, on, at, or from the subject property?
No No
Are you aware of any notices from any governmental entity
regarding any possible violation of environmental laws or possible
liability relating to hazardous substances or petroleum products?
No No
Are you aware of any fire incidents requiring fire department
response?No No
Project No. 511365
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Page 30
6.1.2 PAST OWNERS, OPERATORS, AND OCCUPANTS
AEI did not attempt to interview past owners, operators, and occupants of the subject property
because information from these sources would likely be duplicative of information already
obtained from other sources.
6.1.3 INTERVIEW WITH OTHERS
Information obtained during interviews with local government officials is incorporated into the
appropriate segments of this report.
6.2 USER PROVIDED INFORMATION
User provided information is intended to help identify the possibility of RECs in connection with
the subject property. According to the current ASTM Standard E1527 and the EPA Standards and
Practices for All Appropriate Inquiries (40 CFR Part 312), certain items should be researched
by the prospective landowner or grantee, and the results of such inquiries may be provided
to the Environmental Professional. The responsibility for qualifying for LLPs by conducting the
inquiries ultimately rests with the User, and providing the information to the Environmental
Professional would be prudent if such information is available.
The User did not complete the ASTM User Questionnaire or provide the User information to AEI.
AEI assumes that qualification for the LLPs is being established by the User in documentation
outside of this assessment.
Question Response/Comment
1. Environmental liens that are filed or recorded against the property (40
CFR 312.25)
Did a search of recorded land title records (or judicial records where
appropriate) identify any environmental liens filed or recorded against the
property under federal, tribal, state or local law?
Information not
provided
2. Activity and use limitations that are in place on the property or that have
been filed or recorded against the property (40 CFR 312.26(a)(1)(v) and vi)).
Did a search of recorded land title records (or judicial records where
appropriate) identify any AULs, such as engineering controls, land use
restrictions or institutional controls that are in place at the property and/or
have been filed or recorded against the property under federal, tribal, state or
local law?
Information not
provided
3. Specialized knowledge or experience of the person seeking to qualify for
the LLP (40 CFR 312.28).
Do you have any specialized knowledge or experience related to the property or
nearby properties? For example, are you involved in the same line of business as
the current or former occupants of the property or an adjoining property so
that you would have specialized knowledge of the chemicals and processes used
by this type of business?
Information not
provided
4. Relationship of the purchase price to the fair market value of the
property if it were not contaminated (40 CFR 312.29).
Does the purchase price being paid for this property reasonably reflect the fair
market value of the property? If you conclude that there is a difference, have
you considered whether the lower purchase price is because contamination is
known or believed to be present at the property?
Information not
provided
Project No. 511365
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Page 31
Question Response/Comment
5. Commonly known or reasonably ascertainable information about the
property (40 CFR 312.30).
Are you aware of commonly known or reasonably ascertainable information
about the property that would help the environmental professional to identify
conditions indicative of releases or threatened releases? For example:
(a) Do you know the past uses of the property?
(b) Do you know of specific chemicals that are present or once were present at
the property?
(c) Do you know of spills or other chemical releases that have taken place at
the property?
(d) Do you know of any environmental cleanups that have taken place at the
property?
Information not
provided
6. The degree of obviousness of the presence or likely presence of
contamination at the property, and the ability to detect the contamination
by appropriate investigation (40 CFR 312.31).
Based on your knowledge and experience related to the property, are there any
obvious indicators that point to the presence or likely presence of
contamination at the property?
Information not
provided
Purpose/reason for conducting Phase I ESA:Information not
provided; AEI
assumes the purpose
is to qualify for an
LLP to CERCLA
liability
6.3 PREVIOUS REPORTS AND OTHER PROVIDED DOCUMENTATION
An Asbestos Inspection, Lead Paint, and PCB Inspection Report were provided to AEI by Mr.
Jefferson Peterson, Project Manager during this assessment. AEI reviewed the documents
provided and found that asbestos and lead paint were detected on the property with PCBs
being non detect. The ACM and LBP reports are further discussed in Section 8.0.
6.4 ENVIRONMENTAL LIEN AND AUL SEARCH INFORMATION REPORTS
To meet the requirements of 40 CFR 312.20 and 312.25, a search for the existence of
environmental liens and AULs that are filed or recorded against the subject property must be
conducted. The current ASTM Standard E1527 recognizes two acceptable methods to meet this
requirement:
•Method 1 consists of a review of title documents by the User (or a title professional
engaged by the User) for environmental liens and AULs.
Note: this method must be completed by the User (or a title professional engaged by the
User), and thus cannot be completed by AEI.
Refer to Section 6.2 User Provided Information for information (if any) provided by the
User via the User Questionnaire.
•Method 2 consists of obtaining and relying on title search information reports designed
to search for environmental liens and AULs.
Project No. 511365
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Page 32
Note: these reports are not included within the scope of the current ASTM E1527
Standard. Thus, these reports can only be obtained by a consultant if explicitly added to
the agreed upon scope of work between the consultant and the client.
The inclusion of a title search information report designed to search for environmental liens
and AULs was not part of AEI’s approved scope of services.
Project No. 511365
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Page 33
7.0 SITE RECONNAISSANCE
Site Reconnaissance Date June 12, 2025
AEI Site Assessor(s)Tad Mikasa
Property Escort(s)/
Relationship(s) to Property
Mr. Bill Eppler, property owner
Units/Areas Observed Observed the entire interior and exterior of the property
Area(s) not accessed and
reason(s)
None
Other Physical Constraints None
General Observations The property includes a closed bowling alley that was in operation for
over 60 years
Reconnaissance Findings Summary
Feature
Observed on
Subject Property
(see Section 7.1)
Observed on
Adjoining Property
(see Section 7.2)
Regulated Hazardous Substances/Wastes and/or Petroleum
Products in Connection with Property Use (including drums,
totes, and intermediate bulk containers)
Aboveground/Underground Hazardous Substance or
Petroleum Product Storage Tanks (ASTs/USTs)
Hazardous Substance and Petroleum Product Containers Not
in Connection with Property Use
Unidentified Substance Containers
Electrical or Mechanical Equipment Likely to Contain Fluids
Interior Stains or Corrosion
Strong, Pungent, or Noxious Odors
Pools of Liquid
Drains, Sumps, and Clarifiers
Pits, Ponds, and Lagoons
Stained Soil or Pavement
Stressed Vegetation
Solid Waste Disposal or Evidence of Fill Materials
Waste Water Discharges
Wells
Septic Systems or Cesspools
Biomedical Wastes
Other
7.1 SUBJECT PROPERTY RECONNAISSANCE FINDINGS
During the site reconnaissance, AEI observed the items listed in the above Reconnaissance
Findings Summary table, which are further discussed below.
7.1.1 ELECTRICAL OR MECHANICAL EQUIPMENT LIKELY TO CONTAIN FLUIDS
Toxic PCBs were commonly used historically in electrical equipment such as transformers,
fluorescent lamp ballasts, and capacitors. According to United States EPA regulation 40 CFR
Part 761, there are three categories for classifying such equipment: <50 ppm of PCBs is
considered "Non-PCB"; between 50 and 500 ppm is considered "PCB-Contaminated"; and >500
Project No. 511365
June 24, 2025
Page 34
ppm is considered "PCB-Containing." Pursuant to 15 U.S.C. 2605(e)(2)(A), the manufacture,
process, or distribution in commerce or use of any polychlorinated biphenyl in any manner
other than in a totally enclosed manner was prohibited after January 1, 1977.
Transformers
Type Quantity Owner
Presumed
Date of
Installation
Spills or Stains
Observed (Yes/
No)
Non-PCB
Label (Yes/
No)
Pole-Mounted One PG&E Unknown No No
The management of potential PCB-containing transformers is the responsibility of the local
utility or the transformer owner. Actual material samples need to be collected to determine if
transformers are PCB-containing.
Transformers installed prior to 1977 may be PCB containing while transformers installed after
1977 are unlikely to be PCB containing. Federal Regulations (40 CFR 761 Subpart G) require any
release of material containing >50 ppm PCB and occurring after May 4, 1987, be cleaned up by
the transformer owner following the United States EPA’s PCB spill cleanup policy.
AEI did not observe evidence of spills, staining, or leaks on or around the transformer. Based
on the good condition of the equipment,the transformer is not considered evidence of a REC.
Pinsetters
The subject property is equipped with 24 Brunswick Pinsetters and have been in operation
since the business was opened in 1962 per the owner Mr. Eppler. Each pinsetter utilizes
a hydraulic sweep and contains hydraulic fluid. Hydraulic fluid was not observed in the
equipment/maintenance room and pinsetters were kept in good condition. Based on the
regular maintenance of the equipment, the Brunswick Pinsetters are not evidence of a REC.
7.1.2 DRAINS, SUMPS, AND CLARIFIERS
Several storm drains were observed in the parking area of the subject property. AEI did not
observe evidence of hazardous substances or petroleum products in the vicinity of the drains.
Based on the use of the drains solely for storm water runoff, the presence of the drains is not
considered evidence of a REC.
7.1.3 OTHER
Cleaning/Janitorial/Maintenance Chemicals
Cleaning supplies and detergents are stored in the equipment/maintenance rooms. All
chemicals were packaged in consumer quantities.Based on the nature of these materials, the
presence of cleaning supplies at the subject property is not considered evidence of a REC.
Approximately 75-gallons of maintenance products, such as paints, cleaners, lubricants, etc.
were observed in the equipment/maintenance room. The containers were properly labeled
and stored. No signs of spills or leaks were observed in conjunction with the containers. No
significant staining or evidence of release of any of the materials was observed during the site
reconnaissance. Based on the relatively small quantities observed and the lack of evidence of
the mismanagement of these materials, the use of these materials on site is not considered
evidence of a REC.
Project No. 511365
June 24, 2025
Page 35
Tallow Containers
AEI noted two 55-gallon used tallow containers at the rear of the subject property building.
Based on the non-hazardous nature of this material, it is not a REC.
7.2 ADJOINING PROPERTY RECONNAISSANCE FINDINGS
During the site reconnaissance, AEI observed the items listed in the above Reconnaissance
Findings Summary table, which are further discussed below.
7.2.1 ELECTRICAL OR MECHANICAL EQUIPMENT LIKELY TO CONTAIN FLUIDS
Transformer(s)
One pad-mounted transformer was observed on an adjoining site during the site
reconnaissance.No spills, staining, or leaks were observed on or around the transformer.Based
on the good condition of the equipment, the transformer is not a REC.
7.2.2 DRAINS, SUMPS, AND CLARIFIERS
Several storm drains were observed in the parking areas of the adjoining properties and
adjoining roadways. AEI did not observe evidence of hazardous substances or petroleum
products in the vicinity of the drains. Based on the use of the drains solely for storm water
runoff, the presence of the drains is not considered evidence of a REC.
Project No. 511365
June 24, 2025
Page 36
8.0 NON-ASTM SERVICES
8.1 ASBESTOS-CONTAINING BUILDING MATERIALS
Asbestos is the name for a group of naturally occurring silicate minerals that can be separated
into fibers. The fibers are strong, durable, and resistant to heat and fire. They are also
long, thin and flexible, so they can even be woven into cloth. Because of these qualities,
asbestos has been used in thousands of consumer, industrial, maritime, automotive, scientific
and building products. During the 20th century, some 30 million tons of asbestos have been
used in industrial sites, homes, schools, shipyards and commercial buildings in the United
States. Commercial use of ACM began in the early 1900s and peaked in the period between
1940 and into the 1970s. Common ACMs include pipe-covering, insulating cement, insulating
block, refractory and boiler insulation materials, transite board, fireproofing spray, joint
compound, vinyl floor tile, ceiling tile, mastics, roofing products, and duct insulation for HVAC
applications. Inhalation of asbestos fibers can result in deleterious health effects.
The potential for ACM was evaluated based the United States EPA Guidance Document:
Managing Asbestos in Place - A Building Owner's Guide to Operations and Maintenance Programs
for Asbestos-Containing Materials (the Green Book). In 1973 the NESHAPS banned the use of
most spray-applied surfacing ACM, specifically asbestos containing spray-on fireproofing and
insulation. Subsequent revisions to this regulation in 1975 and 1978 effectively eliminated
the use of friable pre-molded pipe, boiler, turbine, and duct insulation; and the spray
application of friable asbestos-containing materials for all uses in buildings. In 1989 the EPA
issued regulations to ban some asbestos-containing products and phase out most others over a
multi-year period. The "Ban and Phase-Down" rule was challenged in court and the regulation
remanded to the agency. As a result, any asbestos-containing products then "in commerce"
would not be banned. Those not in commerce would be banned. Those materials "banned"
could not be sold. It did not affect such materials already installed, or in use. Most US firms
voluntarily ceased production of asbestos containing building materials not covered by the
aforementioned Federal bans by the mid-1980s. In 1994, the OSHA determined that employers
and building owners are required to treat installed thermal system installation and sprayed on
and troweled-on surfacing materials, as well as vinyl or asphalt flooring material, as ACM in
buildings constructed no later than 1980 until tested by laboratory analysis to prove otherwise.
The information below is for general informational purposes only and does not constitute an
asbestos survey. In addition, the information is not intended to comply with federal, state or
local regulations in regards to ACM.
Due to the age of the subject property building, there is a potential that ACMs are present. A
limited list of typical suspect ACMs is included in the following table:
Material Type Location
Plaster (acoustical and smooth)Walls and ceilings
Ceiling tile Ceiling systems
Thermal systems insulations, packings, and
gaskets
Heating systems, cooling systems, domestic and heating
and cooling piping, ductwork, and other equipment
Floor tile and associate mastics, flooring
felts, and papers (under hardwood/other)Floors
Vinyl sheet flooring and adhesives Floors
Cove base and associated mastics Walls
Ceramic tile adhesives and grouts Walls, floors, and ceilings
All adhesives Mirrors, wall coverings, construction, etc.
Project No. 511365
June 24, 2025
Page 37
Grout and caulking Windows and doors
Gypsum board, tape, and joint compound Wall and ceiling systems
Insulation materials Walls, ceilings, and attic spaces
Roofing materials (felts, rolled, shingle,
flashings, adhesives, tar, and insulations)Roof and parapet wall systems
Brick and block, mortars Walls
The observed suspect ACMs were observed in good condition at the time of the site
reconnaissance with the exception of the materials listed in the table below:
Material Location Damaged Area (SF)Friable
Drywall Systems Throughout Building Interior 5 Yes
AEI understands that renovation and/or demolition activities of the subject property building
are planned. Regardless of building construction date, the EPA’s NESHAP requires that an
asbestos survey adhering to AHERA sampling protocol be performed prior to demolition or
renovation activities that may disturb ACMs. This requirement may be enforced by the local
agency enforcing the federal EPA regulations. The NESHAP regulation specifies that all suspect
ACMs be sampled to determine the presence or absence of asbestos prior to any renovation or
demolition activities to prevent potential exposure to workers and/or building occupants.
According to Asbestos Inspection Report, prepared by All Bay Environmental (ABE), and dated
April 29, 2025, ABE was retained to perform an asbestos demolition inspection of the subject
property. On April 25 and 28, 2025, a survey was conducted to identified visibly accessible
suspect asbestos materials. Following initial visual inspection, phyical samples were collected
of suspected ACM from each homogeneous sample area. Samples were collected by cutting or
scraping materials from the substrate with an appropriate sampling toom using wet sampling
methods. When possible, samples were collected from areas previously damaged or
deteriorating. The chain-fo-custody form accompanied the samples to a certified Natuonal
Voluntary Laboratory Accreditation Program (NVLAP) facility to be analyzed using Polaried
Light Microscopy (PLM). No building systems, components, or structures were demolished to
obtain samples of potentially hidden ACM. The following ACMs (>1% asbestos) were found: joint
compound, skim coat texture, 9x9 floor tile (brown), black mastic, acoustical ceiling spray,
112x12 floor tile (light and dark blue, 12x12 floor tile (brown), linoleum, stucco, roofing, roof
mastic, 12x12 floor tile (brown) with black mastic.
As mentioned above, ACMs were found on the subject property.Based on the presence of
ACMs, AEI recommends the implementation of an O&M Plan which stipulates that the repair and
maintenance of damaged materials should be performed to protect the health and safety of the
building occupants. In the event that building renovation or demolition activities are planned,
a thorough asbestos survey to identify asbestos-containing building materials is required in
accordance with the EPA NESHAP 40 CFR Part 61 prior to demolition or renovation activities
that may disturb ACMs.
8.2 LEAD-BASED PAINT
Lead-based paint (LBP) is defined as any paint, varnish, stain, or other applied coating that
has ≥1 mg/cm² (5,000 μg/g or 5,000 ppm) or more of lead by federal guidelines; state and
local definitions may differ from the federal definitions in amounts ranging from 0.5 mg/
cm² to 2.0 mg/cm². Section 1017 of the Housing and Urban Development (HUD) Guidelines,
Residential Lead-Based Paint Hazard Reduction Act of 1992, otherwise known as "Title X,"
Project No. 511365
June 24, 2025
Page 38
defines a LBP hazard as "any condition that causes exposure to lead that would result in adverse
human health effects" resulting from lead-contaminated dust, bare, lead-contaminated soil,
and/or lead-contaminated paint that is deteriorated or present on accessible, friction, or
impact surfaces. Therefore, under Title X, intact LBP on most walls and ceilings would not be
considered a "hazard," although the paint should be maintained and its condition monitored to
ensure that it does not deteriorate and become a hazard. Additionally, Section 1018 of this
law directed HUD and EPA to require the disclosure of known information on LBP and LBP
hazards before the sale or lease of most housing built before 1978. Most private housing, public
housing, or federally owned or subsidized housing is affected by this rule.
Under OSHA, lead-containing paint (LCP) is defined as any paint with any detectable amount
of lead present in it. Therefore, all LBP is considered LCP. Conversely, LCP may not meet the
criteria to be considered LBP in accordance with HUD guidelines or some states’ definition of
LBP.
It is important to note that LCP may create a lead hazard when being removed. The condition
of these materials must be monitored when they are being disturbed. In the event LCP
is subject to abrading, sanding, torching, and/or cutting during demolition or renovation
activities, there may be regulatory issues that must be addressed.
The information below is for general informational purposes only and does not constitute a
lead hazard evaluation. In addition, the information is not intended to comply with federal,
state, or local regulations in regards to LBP.
In buildings constructed after 1978, it is unlikely that LBP is present; however, some paints
utilized after 1978 will be LCP under OSHA. Structures built prior to 1978 and especially prior
to the 1960s should be expected to contain LBP.
Due to the age of the subject property building, there is a potential that LBP is present.AEI
understands that renovation and/or demolition activities of the subject property building are
planned.
According to a Lead Paint Report, prepared by ABE and dated April 29, 2025, ABE was retained
to perform lead XRF screening and paint chip sampling on the interior and exterior of the
subject property scheduled to be impacted by renovation/demolition activities. On April 25
and 28, 2025, ABE performed a site-specific surface to surface XRF inspection to identify LBP
prior to construction related activities or disturbances in the areas of the building specified
by the client to be impacted by demolition or construction related activities. All samples
were tested for LBP using a Heuresis pb200i XRF Analyzer. Paint chip samples were collected
and submitted for analysis. Paint chip samples weer collected from Lead containing paints
at the subject property to determine Cal OSHA lean in construction standard applicability.
The following lead based paints were identified: ceramic floor tile, paint on kitchen/bar door
casework, and paint on steel post. The following lead containing paint was identified: paint on
fascia, paint on exterior stucco, paint CMU (blue, gray, white), paint diner (yellow, red), paint
on door trim (white), paint on interior walls (white), paint on office walls (white), paint on
steel posts (gray), paint on interior doors (gray), paint on rear kitchen wall (white), paint on
rear bathroom (white), paint on rear door trim (white), and paint on bar ceiling (black).
Sample analysis revealed the presence of lead based paint and lead containing paint on the
painted surfaces of the provided sample locations. All observed painted surfaces were in good
condition and are not expected to pose a health and safety concern to the occupants of the
Project No. 511365
June 24, 2025
Page 39
subject property at this time; however, based on the presence of LBP OR LCP at the subject
property, AEI recommends the implementation of an O&M Plan to prevent potential exposure
to workers and/or building occupants prior to any renovation or demolition activities. It should
also be noted that construction activities that disturb materials or paints containing any
amount of lead may be subject to certain requirements of the OSHA lead standard contained
in 29 CFR 1910.1025 and 1926.62.
8.3 NATURALLY-OCCURRING RADON
Radon is a naturally-occurring, odorless, and invisible radioactive gas. According to the United
States EPA, radon is the second leading cause of lung cancer. Natural radon levels vary and
are closely related to geologic formations, soils, and foundation construction. Radon may
enter buildings through basement sumps or other openings such as cracks and other holes in
foundations.
US EPA Map
In 1993 the United States EPA prepared a map to assist National, State, and local organizations
to target their resources and to implement radon-resistant building codes. The map identifies
counties of the US with the greatest potential for elevated indoor radon levels based on indoor
radon measurement data, geology, soil parameters, and foundation types. The map divides
the country into three radon zones based on potential radon accumulation, but is not to be
considered predictive of radon accumulation.
The 1993 EPA map identifies the following three radon zones:
•Zone 1 - Highest potential for radon accumulation; average indoor radon levels may be
greater than 4 pCi/L
•Zone 2 - Moderate potential for radon accumulation; average indoor radon levels may
be between 2 and 4 pCi/L
•Zone 3 - Low potential for radon accumulation; average indoor radon levels may be
less than 2 pCi/L
It is important to note that elevated levels of radon can be found in all three zones, and the
EPA and other agencies recommend site-specific testing to determine radon levels at a specific
property. Therefore, while the map does give an indication of the propensity of radon gas
accumulation in structures in a county, elevated radon levels may be found in all three radon
zones.
It should also be noted that EPA's 1993 Map of Radon Zones, while useful, was based on
limited data collected prior to 1993 and therefore may be supplemented with available
state-developed or other data to further understand the radon potential for a specific area.
According to the US EPA, the radon zone level for the County is Zone 2, which has a moderate
potential for radon accumulation.
Radon sampling would be necessary to determine site-specific radon conditions. Radon
sampling was not requested as part of this assessment.
Project No. 511365
June 24, 2025
Page 40
8.4 SUSPECT MOLD OR MICROBIAL GROWTH CONDITIONS
Molds are simple microscopic organisms which can often be seen in the form of discoloration,
frequently green, gray, white, brown, or black. When excessive moisture or water accumulates
indoors, mold growth may occur, particularly if the moisture problem remains undiscovered
or unaddressed. As such, interior areas of buildings characterized by poor ventilation and
high humidity are the most common locations of mold growth. Building materials, including
drywall, wallpaper, baseboards, wood framing, insulation, and carpeting, often play host to
such growth. Mold spores primarily cause health problems through the inhalation of spores or
the toxins they emit when they are present in large numbers. This can occur when there is
active mold growth within places where people live or work.
Mold, if present, may or may not visually manifest itself. Neither the individual completing this
inspection, nor AEI has any liability for the identification of mold-related concerns except as
defined in applicable industry standards. In short, this Phase I ESA should not be construed as
a mold survey or inspection.
This activity was not designed to discover all areas which may be affected by mold growth on
the subject property. Rather, it is intended to give the client an indication if significant (based
on observed areas) mold growth is present at the subject property. Potential areas of mold
growth, such as in pipe chases, HVAC systems, and behind enclosed walls and ceilings, were
not observed as part of this limited assessment.
AEI observed interior areas of the subject property building to identify the potential presence
of mold. AEI did not note obvious visual or olfactory indications of the presence of suspect
mold, nor did AEI observe obvious indications of significant water damage. As such, no bulk
sampling of suspect surfaces was conducted as part of this assessment and no additional action
with respect to suspect mold appears to be warranted at this time.
Project No. 511365
June 24, 2025
Page 41
9.0 SIGNATURE OF ENVIRONMENTAL PROFESSIONALS
I declare that, to the best of my professional knowledge and belief, I meet the definition of
Environmental Professional as defined in § 312.10 of 40 CFR Part 312.
I have the specific qualifications based on education, training, and experience to assess a
property of the nature, history and setting of the subject property.I have developed and
performed the all appropriate inquiries in conformance with the standards and practices set
forth in 40 CFR Part 312.
Prepared By:Reviewed By:
Tad Mikasa L. Alex Benedict, MPH
Project Manager Senior Author
Project No. 511365
June 24, 2025
Page 42
10.0 REFERENCES
Item Date(s)Source
Soils Information June 6, 2025 EDR GeoCheck®
Depth to Groundwater Information Accessed June 2025 Closed Cleanup Site at 692 San
Ramon Valley Boulevard obtained
from GeoTracker
Aerial Photographs 1939-2022; non-inclusive EDR
Sanborn Map Report/Search June 6, 2025 EDR
City Directories 1975-2020; non-inclusive EDR
Historical Topographic Maps 1896-2021; non-inclusive EDR
Environmental Health Department June 11, 2025 Contra Costa County Health
Department
Fire Department June 11, 2025 San Ramon and Danville Fire
Prevention District
Building Department June 23, 2025 Danville Building Department
Planning Department June 23, 2025 Danville Parcel Information
Assessor's Information and Parcel
Map
June 20, 2025 Contra Costa County
Other Agencies Searched Accessed June 2025 SWRCB GeoTracker, DTSC HWTS,
and DTSC EnviroStor, CalEPA
Regulated Site Portal,BAAQMD
Oil and Gas Wells June 23, 2025 California Geologic Energy
Management Division
Oil and Gas Pipelines June 23, 2025 NPMS Public Map Viewer
https://www.npms.phmsa.dot.gov/
PublicViewer/composite.jsf
Regulatory Database Report June 6, 2025 EDR
Interview with Owner June 12, 2025 Mr. Bill Eppler
Interview with Key Site Manager June 17, 2025 Mr. Jefferson Peterson
Radon Zone Information 1993 US EPA Map of Radon Zones
https://www.epa.gov/radon
Project No. 511365
June 24, 2025
Page 43
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