ATTACHMENT B
FINDINGS WITH FACTS
PROJECT DESIGN REVIEW PERMIT #DRP 17-01
(BAYFRONT-CREEKSIDE APARTMENTS)
Section 42.500 of the Zoning Ordinance requires the following findings with facts be made by the Planning Commission in order to approve a design review permit:
FINDING NO. 1: The proposed plan complies with all provisions of Chapter 42 (“Design Review”) and other pertinent provisions of the Hercules Zoning Ordinance and applicable zoning and land use regulations, including but not limited to the Hercules General Plan as amended and any specific plan so long as the Site Specific Design Review Provision and Conditions of Approval are carried out.
FACT 1.1: The General Plan and Zoning District for this project is Planned Commercial Residential (PC-R) which allows for 40 residential units to the acre, which the LARGER Bayfront project area entitlements average 40 residential units to the acre as an overall average .
FACT 1.2: The proposed project is also located within the adopted Hercules Waterfront District Master Plan (HWDMP) area within the Transit Village Sub-area Block “N and is designated in the Regulating Code T5-MST Main Street Transition and the T5-VN Village Neighborhood districts. The project designs were reviewed for conformity with the allowed Building Form Standards (which includes height, building placement, building form, encroachments, frontage types, and required parking standards), Architectural Standards (which includes allowed styles, massing, façade composition, roof form, windows, doors, storefronts, and elements), Civic Space Standards for a Pocket Plaza and a Neighborhood Park, Street and Circulation Standards and well as Land Use allowances through the Composite Use Table. Plan set pages G-003.1, G-003.2, G-003.3, G-012 contain the bulk of the comparative analysis as to what is required and what is being proposed and conform to the form based code once the conditions are incorporated. Staff has asked that the texture on the Spanish Revival be a smooth, hand troweled finish and that clay barrel S tiles be used on the project as approved by the Planning Director.
FINDING NO. 2: The approval of the design review plan is in the best interests of the public health, safety, and general welfare.
FACT 2.1: The project has been reviewed by the Planning, Public Works, Engineering, Police, and Fire Departments. At a level of consideration appropriate for design review, the project appears to satisfy concerns for public safety, unless as otherwise noted in this staff report. Ongoing review and approval of public safety issues will be required prior to building permit approval.
FACT 2.2: The Project Site will be served by adequate infrastructure and utilities including fire protection, sewer, water, and drainage. The site is designed with pedestrian-oriented amenities and adequate parking. Approval of this plan is in the best interest of the public health, safety and general welfare and consistent with the development concepts for CG zone, the Central Hercules Plan, and surrounding properties.
FACT 2.3: The Bayfront EIR includes a set of mitigation measures that apply to projects proposed within the Larger Bayfront Project area. Those mitigations applicable to this project are reflected in Exhibit 1 to the Planning Commission Draft Resolution 17-02. Mitigation measures that relate to site and building design have been reviewed, and the project design and conditions of approval will ensure the project meets these requirements.
FINDING NO. 3: General site considerations, including site layout, open space and topography, orientation and location of buildings, vehicular access, circulation and parking, setbacks, height, walls, fences, public safety, and similar elements have been designed to provide a desirable environment for the development.
FACT 3.1: The proposed site plan has taken into consideration both pedestrian and vehicular access to the site as well as on site circulation most suitable for a neighborhood/community shopping at this location. Building and parking orientation has been laid out in consideration of public safety, efficiency and avoidance of potential circulation conflicts adjacent and within the project site.
FACT 3.2: The project will be a part of a future Waterfront Parking District to ensure that the site together with the future neighborhoods and the future Intermodal Transit Center will efficiently utilize parking. Interim parking measures were put into place through conditions to allow some initial parking principals to be implemented as outlined in the HWDMP.
FACT 3.3: The site plan for the project has been reviewed for provision of public amenities, and the project as proposed appears to provide a desirable environment. It respects the characteristics of Refugio Creek by placing lower intensity development there, while providing an interesting and varied street edge along Bayfront Blvd and John Muir Parkway. It also provides a place of respite to community members who visit the interior gardens during the day. The retail portion of the project is suited for café or restaurant outdoor seating near the creek. In addition, the bulk of parking will be underground so that the building edge will not be dominated by pedestrian unfriendly parking areas.
FINDING NO. 4: General architectural considerations, including the character, scale, and quality of the design, the architectural relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing, and similar elements have been incorporated in order to insure the compatibility of this development with its design concept and the character of adjacent buildings.
FACT 4: The closest existing nearby buildings are homes across Refugio Creek to the south. The project places the three story townhomes closest to these neighbors with the larger four story apartment building set behind to respect the scale of the Bayside Village neighborhood. The apartment building will create a transition to larger scale future development to the north and west, and distributes the lengthy building mass into five distinct volumes. Each section has a separate style with a clear relationship to the street edge.
FINDING NO. 5: General landscape considerations, including the location, type, size, color, texture, and coverage of plant materials at the time of planting and after a 5-year growth period, provision for irrigation, maintenance and protection of landscaped areas and similar elements have been considered to insure visual relief, to complement buildings and structures, and to provide an attractive environment for the enjoyment of the public.
FACT 5.1: The majority of landscape is in the interior of the project and near the creek, with a variety of active and passive landscape areas and transitions between public spaces (including sidewalks, the courtyard and the creek trail) and the townhouse units. Street trees are also proposed along the street perimeter. In addition, an attractive green edge along the south side is provided to ensure a positive experience for creek trail users.
FACT 5.2: Placement and design of the Pocket plaza and Neighborhood Park reflect the standards of the HWDMP and provide a desirable environment for the development.
Att B Design Review Findings with Facts supporting Hercules Bayfront Creekside Apartments 3