Franklin Canyon RV Resort
3100 Franklin Canyon Road, Hercules, CA
APN 362-020-021-6
CITY OF HERCULES CITY COUNCIL
FEBRUARY 8, 2022
Presentation Overview
Vicinity and Location Map
Measure M & Zoning Clearance Determination
Requested Permits
◦ Lot Line Adjustment
◦ Vesting Tentative Map
◦ Design Review
◦ CEQA Adoption
Project History
City Council Direction
Project Recommendation
Vicinity and Location Map
Measure M
Voter Initiative approved with 63.1%
support on November 2, 2004
Purpose
◦ Established to protect the Franklin Canyon Area
and nearby open space lands from harmful and
unnecessary development by maintaining the
existing use of the Canyon and surrounding
areas for agriculture, outdoor recreation, very
low-density residential, and open space uses
Established allowable land uses and
development standards
Allowed Uses
◦ One single-family residence on each legal lot
◦ Two rental units in a residence
◦ Agricultural
◦ Small scale, low-intensity rearing, custodianship,
training or care of animals
◦ Commercial uses
◦ Low-intensity outdoor recreation; Short-term occupancy accommodations; Neighborhood stores and services
◦ Institutional and other non-profits that primarily
serve Franklin Canyon Area
◦ City and other gov facilities and uses
Zoning Clearance Determination
6 standards to consider when determining conformance and appropriateness of use per Section 13-5.300 of the Municipal Code
1. The proposed use meets the intent of and is consistent with the General Plan description of the land use classification; and is consistent with General Plan goals, objectives, policies and standards.
▪ Applicant will not develop outside of the existing golf course envelope; therefore continuing to preserve and protect nearby open space lands and surrounding areas for ag, outdoor recreation, very low-density residential, and open space
2. The proposed use meets the stated purpose and general intent of the zoning district in which it is proposed.
▪ Measure M is intended to protect and preserve the Franklin Canyon Area and its open space uses and to make outdoor recreation uses accessible to residents ▪ Proposal includes outdoor recreation and pastime uses, enhance nature observation through the MOU with the John Muir Land Trust, 30 day or less stay for RV Campsites and tent bungalows Zoning Clearance Determination
3. The proposed use is consistent with or shares common characteristics with and is not of greater intensity or density and will not generate greater environmental impact than uses listed in the zoning district in which it is proposed. ▪ Proposed uses are consistent with and share common characteristics with the uses listed in Measure M and will not generate greater environmental impacts than listed uses
4. The proposed use meets specific standards for similar uses allowed within a zoning district.
5. The proposed use can meet the performance standards for the zoning district along with the general performance standards of the City set forth in Chapter 13-31. ▪ Proposed project detail and specific standards listed in Measure M will be confirmed and verified during the Design Review
Zoning Clearance Determination
6. The proposed use does not adversely affect the public health, safety or general welfare of the community nor constitute a public nuisance. ▪ Proposed uses are consistent with the applicable General Plan and zoning standards set by Measure M and therefore should not adversely affect the public health, safety, or general welfare nor constitute a public nuisance.
June/July 2019 Determination:
Proposed project meets the intent of and is consistent with Measure M Requested Permits
Area deeded to JMLT
Lot Line
Adjustment
Parcel 1: 52.16 acres
Parcel 2: 40.12 acres
Vesting
Tentative Map
Parcel 1
Parcel 2
Design Review – Proposal
Overview
Proposal
▪ RV Resort
• Outdoor recreation opportunities: Swimming, playgrounds, pickleball court, ½ basketball court, bocce ball • 24 covered RV storage spaces
▪ Putting green and driving range
▪ Replace clubhouse with dining area
▪ Upgrade maintenance building & new security building
▪ John Muir Land Trust Open Space
• Trail connection with 50 existing parking spaces for trail users Proposal Changes
▪ Bike rental is no longer in a separate building but is now located within the clubhouse Project History
Project Public Hearing
Planning Commission
▪ March 15, 2021 (Study Session)
▪ September 20, 2021(Continued)
▪ October 4, 2021 (Recommended for Approval)
▪ January 18, 2022 (Recommended for Approval)
City Council
▪ October 26, 2021(Recommended project return to PC for additional clarifications) City Council Direction
Provide detail/clarification on the following conditions:
▪ 13: Site plan, elevations, exterior materials, and design elements ▪ Exterior materials are shown in Architectural Plan Set ▪ Tent elevations shown on sheet C2
▪ Typical Class A and B/C RV spaces are shown on sheet C2 ▪ Entry gate and guardhouse elevations shown on sheet L3 ▪ 16: Utility boxes
▪ Final utility plans are required to be submitted to the Community Development Director prior to issuance of building permits
▪ 18: EV parking and recharge stations
▪ 18 proposed spaces
▪ Typical detail shown on sheet C2
City Council Direction
Provide detail/clarification on the following conditions:
▪ 19: Bicycle parking
▪ Proposed east of renovated clubhouse and at the Class B/C pool site (sheets C2 and L3); to be added near tent bungalows (per Planning Commission recommendation) ▪ 20: Signage
▪ Conceptual sign plan shown on sheet 7b
▪ Final font and material selection required prior to issuance of building permits ▪ 21: Landscape & fencing
▪ Master Landscape Plan shown on sheets L1-L6
▪ Plant Pictorial and Preliminary Plant List shown on sheet L8 ▪ 22: Tree Replacement Plan
▪ Tree Replacement Plan shown on sheets L11-L16 with ratios shown City Council Direction
Provide detail/clarification on the following conditions:
▪ 23: Landscape Installation
▪ Licensed Landscape Architect written verification
▪ Final landscape plan to be submitted to Community Development Director prior to acceptance of the installation verification
▪ 24: Walkway Requirements
▪ Paths are a minimum of 5 feet wide (sheets C2 and L2-L5) ▪ Pathway lighting is shown on sheet L9
▪ 30: Roof Equipment
▪ None proposed
Planning Commission Requests
1) Provide no less than 15 electric vehicle parking spaces; 2) Install bicycle parking spaces adjacent to the proposed tent bungalows; 3) Make fences for the dog park a minimum of 5 feet tall; 4) Install a double-gate ‘sally port’ or interior fence with door for access to the dog park; 5) Adjust colors for the RV Resort entry gate/guardhouse (including vehicle boom barrier) for compatibility with the project color board for the clubhouse; and 6) Include letter color alternatives in Final Master Sign Plan (front lettering changed from gold to black).
Planning Commission Recommended Approval to the City Council Staff
Recommendation
Staff Recommendation
Recommend approval for:
▪ Use Permits
◦ Lot Line Adjustment
◦ Vesting Tentative Map
◦ Design Review
▪ Adoption of the CEQA IS/MND
Questions?
Franklin Canyon RV Resort
3100 Franklin Canyon Road, Hercules, CA
APN 362-020-021-6
CITY OF HERCULES CITY COUNCIL
FEBRUARY 8, 2022