Richmond City Council
March 22, 2022

MAKING WAVES FOUNDATION

HILLTOP SPORTS FIELDS

APPLICATION FOR GENERAL PLAN AMENDMENT, ZONING

CHANGE, CONDITIONAL USE PERMIT, AND DESIGN REVIEW
Hilltop Drive at San Pablo Avenue
Richmond, CA

September 9, 2021

Contents

1. Project Description

2. Land Use Entitlements

3. Making Waves Foundation

4. Real Estate Development Team

5. Development Experience

campus llc: Doug Giffin
17 Vista Way | Fairfax, CA 94930
510-710-4845 [email protected]
Making Waves Academy: Patrick O’Donnell
3045 Research Drive | Richmond, CA 94806
510-243-5203 [email protected]

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SECTION 1 – PROJECT DESCRIPTION

PROJECT DESCRIPTION

Making Waves Foundation proposes to create a state-of-the-art sports facility (“Project”) on a vacant 13-acre site to the south of Hilltop Drive between the Richmond Parkway and San Pablo Avenue (Assessor’s Parcel Number 405-050-052, the “ Property”). The Hilltop Sports Fields will serve both Making Waves Academy middle and high school and the broader Richmond community.

These facilities would support team sports for the school, which is located across San Pablo Avenue from the proposed facility and would supplement the play areas and fields available at the main school campus. In addition, Making Waves is excited about the phenomenal, combined benefit to the school and the community of this fantastic facility. The Foundation is committing to let the community and neighbors use the facility for at least 50% of the facilities operating hours. Groups wanting to use the fields include the City of Richmond, the YMCA, Richmond SOL, the Hilltop Speed Track Club, and the United States Pickle Ball Association.

The complex would include:
 Regulation soccer field
 400-meter track
 Practice field
 4 Tennis courts
 3 Pickle ball courts

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EXISTING SITE CONDITIONS

The approximately 13.05-acre Property is vacant land with no existing buildings. A portion of the Property is improved with a driveway that serves the site and the adjacent JOINN Innovation Campus. A landscaped hill that is 50 to 60 feet tall provides a large natural separation between the proposed sports facility and the JOINN campus. The closest building on the JOINN site is over 500 feet horizontally from the sports facility.

The San Marcos Apartments are located across Hilltop Drive to the north of the Project. The Hilltop Village Condominium project is located across San Pablo Avenue to the east of the Project.

Country Club Vista Park is located across Richmond Parkway to the west of the Property.

The proposed sports facility will buffer and provide a good transition between the R&D uses at the JOINN innovation campus and the surrounding residential and park uses.

Section of Hill Separating Sports Fields from R&D Campus

Hilltop Sports
Fields
Country Club
Vista Park
Making Waves Academy
JOINN Innovation Park
Hilltop
Village
San Marcos
Apartments

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PROPOSED DEVELOPMENT AND USES

The Project will include fields, support buildings, parking, and landscaping that will create a 13-acre state-of-the-art facility. The facility will have three distinct components that are separately secured.

1) Main Field
a. Regulation artificial turf soccer field
b. 400-meter rubber coated track with 9 lanes
c. Field house
d. Ticket booth
e. Trash enclosure

2) Small Artificial Turf Practice Field

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3) Tennis and Pickle Ball Area
a. 4 Tennis Courts
b. 3 pickle ball courts
c. Restroom building

PROPOSED SITE AND BUILDING DESIGN

The Project will develop the P roperty with the uses described above. The site will have a heavily landscaped perimeter compatible with the surrounding neighborhood and open spaces. The site design includes a bio-retention system and storm water control plan to treat all on -site storm water and reduce the environmental impact of the athletic fields and buildings.

In addition to the site improvements, play fields and courts, the Project proposes to construct a Field House as well as several accessory site structures. A total of 3,466 square feet of structures would be built on the Property as detailed in the table below.

Summary of Buildings by Area
Size
(SF)
Field House 2,450
Ticket Booth 114
Trash Enclosure 102
Restroom Building 800

Total New Buildings 3,466

Each of the three components of the fields (Track/Field, Practice Field, and Tennis/ Pickle-Ball Area) has its own identifiable entrance and is easily accessible for both pedestrians and vehicles. The Field House is served by well- screened parking lots which facilitate site logistics and security.

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The proposed buildings are designed to form attractive, modern and inviting sports fields. The proposed buildings would be modestly scaled and well -screened with trees and California native planting. These new one-story athletics buildings will be constructed of site -cast concrete, with colorfully painted recessed panels, projecting aluminum sunshades and identity graphics panels.

The concrete panel construction is contextually compatible with the language of the J OINN Innovation Park adjacent to the Sport Facility. The design uses the latest in sustainable technology to construct durable, high quality buildings with low future maintenance needs and small ecological footprints. In addition, use of artificial turf fields greatly reduces water consumption for the Project.

The P roject will provide sustainable and durable buildings and state -of-the-art facilities that will support athletic activities for the school and community now and for years to come. The new Making Waves sports facility will beautify this section of Hilltop Drive and contribute to the health, well-being and enjoyment of the community.

PHASING

MWF has a fixed budget for the project and current pricing allows for the full project to be built in a single phase. If construction cost escalations cause the price to exceed this fixed budget, construction would be phased to allow the soccer field and track to be built immediately and to delay construction of the practice field, tennis courts, and pickle ball courts.

CIRCULATION

A shuttle van would be used to transport students between the main campus and the sports fields. Safe pedestrian routes are available should students, staff, or visitors choose to travel by foot. In addition, the Project will provide 159 parking stalls and 14 bicycle parking spaces.

BICYCLE AND PEDESTRIAN CONNECTIONS

The Richmond Bicycle Master Plan proposes a number of improvements to interconnect the existing bicycle network in the city. In the study area, the plan includes Class II bike lanes along Hilltop Drive and Richmond Parkway and a Class III bikeway along Research Drive. A pedestrian ramp connects the Project to the sidewalk on Richmond Parkway to create a strong link and gesture towards the campus.

TRAFFIC AND PARKING CONSIDERATIONS

This Property is centrally located, is convenient to several residential neighborhoods and easily accessible by public transportation. It also has good public transit access with 2 AC Transit lines accessible on the adjacent Hilltop Drive. The Property is easily accessible by auto from I-80, Richmond Parkway, San Pablo Drive, and Hilltop Drive.

A traffic study has been prepared by Kittelson & Associates (May 2021) to analyze the performance of the intersections around the school. The study found that the Project would not have significant impacts on traffic in the area. The provided 159 parking stalls were found to be sufficient for the facility as well.

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COMMUNITY USE OF FACILITIES

Making Waves proposes neighborhood and community use of the sports facility. Public use will be available when the facility is not in use by Making Waves. The Foundation is committing to let the community and neighbors use the facility for at least 50% o f the facilities operating hours.

Preference for rentals will be given to Richmond based not for profit organizations. Public use includes free use by the project neighbors and a nominal hourly rental in line with the fees charged by WCCUSD for community organizations. The Summer Lane and Country Club Vista HOAs along with the Hilltop Neighborhood District have shared that they are excited about the positive outcomes the project will bring for their members through their use of the facilities. In addition, the following community groups would like to use the facilities when they are built.

1) City of Richmond Community Services Department
The City of Richmond Recreation and Parks Commission has evaluated the project and concluded it would be a valuable reso urce for the Richmond Community. In addition, Richmond’s Community Services Department (Department) would like to use the track & field and tennis facilities. Potential programs include:

 Youth Summer Camp
o May include Tennis and Soccer activities
o 11am-1pm, Monday through Thursday
 Year-Round Soccer League
o Adult and Youth Leagues
o During school year
o Hours and weekly schedule to be determined
 Flag Football League
o Youth League
o Fall Months Only
o Hours and weekly schedule to be determined

The summer program would last 4-6 weeks, would serve up to 230 kids, and employ 10 to 18 people.

In addition, the soccer and flag football leagues would employ 2-3 people in addition to contracted referees.

A letter from the Richmond Recreation and Parks Commission has been provided to Making Waves and a draft Memorandum of Understanding (MOU) has been provided to the Recreation Department for evaluation.

2) Hilltop Family YMCA
The Hilltop Family YMCA would like to use the fields to re-start their youth summer camps. These were discontinued several years ago due to insufficient space in their Hilltop facility and the impact it was having on adult members. There is a strong need/demand for their program and they are ready to negotiate an MOU. They really want this program back and cannot do it without this facility. The program is anticipated to generate 50 to 60 jobs.

A letter from the Hilltop Family YMCA has been provided to Making Waves Foundation.

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3) Hilltop Speed Track Club
The Hilltop Speed Track Club is interested in using the track and field facilities for their existing club members and to support future expansion.

The Hilltop Speed Track Club’s seasons run from October to February and January to July.

A letter from the Hilltop Speed Track Club has been provided to Making Waves Foundation.

4) Local Soccer Teams
Richmond’s club soccer team, Richmond SOL, needs additional field space closer to where their families live. The y have shared that safe and accessi ble fields are increasing difficult to find in Richmond, limiting their ability to maintain and expand their teams. San Pablo United Youth Soccer Club would also like to use the fields and has expressed the same concerns over availability.

Club soccer seasons typically run from September to December and February to July.

Letters from both organizations have been provided to Making Waves Foundation.

5) United States Pickle Ball Association
The United States Pickle Ball Association reached out to share that there are no pickle ball courts in Richmond and requested that courts be added to the project. Further research was completed into community demand for pickle ball courts and a significant community need was identified. The broad age range (5 through 90+ years old) and ease of entrance to the sport have garnered a rapidly growing user base. In response to the community request, three courts have been added to the Project.

Community Feedback

Letters with feedback from a wide variety of community groups were sent to Making Waves and are provided with this application. Letters are included from:
• Richmond Community Foundation
• YES Families
• Pogo Park
• Richmond Rotary Club

Neighbor Use

Neighbors to the facility will have free access to the track, soccer field, tennis courts, and pickle ball courts (Neighbor Use). The track and soccer field will be unlocked and open during Neighbor Use hours. Neighbors will be able to run or walk on the track or play on the field free of charge. Neighbor Use is from 8am to dusk when not in use by the school or being rented. Making Waves will post an online use calendar so neighbors will know when they can access the facilities. Making Waves will work with the neighbors to allow limited evening use of the tennis courts with lighting if so desired. A limited number of parking stalls will be placed outside of the fenced and gated parking areas to allow for some Neighbor Use parking.

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Community Use

Structured rental of the facilities will be available for community groups. A Making Waves employee will be on-site during facility rentals and a nominal hourly fee will be charged to cover the cost of that employee. During hourly rentals, the restrooms and parking will be made available to the group renting the facility. Making Waves will not profit off of the rentals. Preference for rentals will be given to Richmond based not for profit organizations.

School Use Hours
Current school use during the school year is projected to be weekdays from 4 to 7pm with occasional use during the school day and on some Saturdays. Summer use will primarily be for a few one to two weeklong camps associated with the school teams. School use of the facility will change over time and the Use Policy will be updated to reflect changes to these hours. Making Waves will allow neighborhood and community use of the sports facility. A draft neighborhood and community use policy that details how and when the facility can be used is included and has been based upon the use policy of the West Contra Costa Unified School District. Neighbor and community feedback will be taken into account in creation of the policy to make sure that the facility functions well within the neighborhood while providing use to a wide range of individuals and groups within the neighborhood and community. Examples of uses that could occur are use of the fields, track, and courts by local soccer, track & field, tennis, and pickle ball teams and groups

COMMUNITY NEED

Communications with the community have made it clear that there are insufficient community sports facilities in Richmond in general and almost completely lacking in the northern part of Richmond. The figure on the following page demonstrates this showing the available fields and their proximity to the proposed Hilltop Sports Fields.

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Publicly Available Regulation Soccer Fields

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SECTION 2 – LAND USE ENTITLEMENTS

PROPOSED GENERAL PLAN AND ZONING CHANGE

The P roject proposes to amend the Property’s General Plan designation from Business/Light Industrial (“LI”) to Public, Cultural, and Institutional (“ PCI”) (the “GPA”) and to make corresponding zoning amendments, changing the zoning from Light Industrial (“ IL”) to PCI. Section 2 -1 provides details of the requested General Plan Amendment and Section 2-2 provides details of the requested rezoning. In addition, the Project requests Design Review Approval and a Conditional Use Permit.

SECTION 2-1: APPLICATION FOR GENERAL PLAN AMENDMENT

The Project would require the GPA to change the Property’s General Plan land use designation from LI to PCI. The PCI designation, which allows school accessory uses with a conditional use permit, is more suitable to the Project than the LI designation, which is intended for industrial and research and development uses. Municipal Code section 15.04.813.040 requires an application to amend the General Plan to describe how the amendment conforms to the General Plan’s goals and the public benefit created by approval. These issues are addressed below.

GENERAL PLAN GOALS SUPPORTED BY THE GPA

Multiple General Plan goals are supported by the GPA, particularly goals and policies related to expanding recreational opportunities in the City, including the following:

1. Goal ED1: An Appealing Place to Live and Work
Foster neighborhoods, commercial and industria l areas and public spaces that are safe and welcoming environments to live, work and visit. Effective public safety services, neighborhood revitalization efforts, opportunities for cultural and recreational activities, affordable housing, socially and environmentally responsible businesses and a diverse and expanded tax base will contribute to this environment.

[Comment: The high quality sports facility would provide safe and welcoming recreational activities in the northern portion of Richmond making this area a more appealing place to live.]

2. Goal ED3: An Educated and Skilled Workforce
Develop a skilled and educated workforce to support existing businesses and emerging industries. Equip residents with the skills and education necessary to participate in l ocal and regional economies across a variety of sectors, and be fully engaged in the workforce. Encourage existing employers to expand and new employers to move their operations into the City by providing a strong local labor pool.

[Comment: The high quality sports facility would expand Making Waves, the YMCA, the City of Richmond, and numerous sports clubs services and their employment base. It is estimated that the project would create 70 to 98 new jobs at the site.]

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3. Policy ED1.2 High Quality Infrastructure and Public Services Provide a range of high quality infrastructure and public services for residents and visitors.

Adequate and well-maintained infrastructure such as streets, freeways and utilities are essential for improving the quality of life f or residents and attracting businesses to locate in Richmond.

Public amenities such as schools, libraries, parks, emergency and public safety services and public transit add to the attractiveness of a community.

[Comment: The high quality sports facility would add to the attractiveness of the community.]

4. Action ED1.B Neighborhood Revitalization Initiative
Consider developing an initiative to support the revitalization of neighborhood -level community facilities and infrastructure. Explore opportunities for partnerships to coordinate programs and activities among schools, community centers and non -profit organizations aiming to make neighborhoods safer and more positive for local youth and residents.

[Comment: The sports facility is a pa rtnership project which would have coordinated programs and activities among schools, community centers and non -profit organizations aiming to make neighborhoods safer and more positive for local youth and residents.]

5. Policy ED7.4 Neighborhood-Serving Retail
Promote local -serving retail and public amenities at key locations within residential neighborhoods along the Richmond Parkway. Support development of small-scale neighborhood nodes that provide a range of neighborhood -serving retail, public amenities and services to residents within walking distance of their homes. Revitalizing Richmond’s neighborhoods can reduce dependence on cars, improve access to daily goods and services, promote small business development and increase opportunities for social inte raction and reduce crime by increasing street use and natural surveillance.

[Comment: The sports facility is situated within walking distance of residential development along Richmond Parkway. This will increase opportunities for social interaction and r educe crime by increasing street use and natural surveillance.]

The Following Policy is in the General Plan Land Use Element. However, it Relates to Economic Development Goal ED1: An Appealing Place to Live and Work (noted Above)

6. Policy LU2.4 Equitable Distribution and Access
Continue to promote equitable distribution of community facilities and infrastructure. Community facilities should continue to be located near residents in order to serve as neighborhood centers and maximize use. As Richmond grows, facilities will be sited to accommodate current and future residents. Prioritize the development of new, upgraded or revitalized parks; community facilities such as libraries, medical centers and schools; circulation and safety improvements; and infrastructure in neighborhoods that are currently underserved, have a high proportion of low - income households, and are impacted due to high crime and physical blight.

[Comment: Relative to southern Richmond, northern Richmond is currently underserved with regard to sports facilities. All but one of the sports facilities in Richmond are on the south side of Richmond or near San Pablo. Approving the proposed sports facility would promote a more

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equitable distribution of sports facilities in Richmond and make northe rn Richmond a more appealing place to live and work.]

7. Vision for the Education and Human Services Element
Richmond nurtures a culture of lifelong learning. The City collaborates with public, private and nonprofit sectors to increase educational opportunities. Services are affordable and conveniently located.

The GPA is consistent with the vision for the Education and Human Services Element, particularly the statements that “[t]he City collaborates with public, private and nonprofit sectors to increase educational opportunities” and desires “[s]ervices are affordable and conveniently located.” The GPA would allow the creation of a world-class sports facility that gives Making Wave’s students and the greater community access to convenient recreational ame nities and opportunities to learn a sport and associated skills, such as leadership, persistence, and teamwork.

8. Goal CF1 and Policies CF1.1, GM2.1, and LU1.3 - A Range of High -Quality Community Facilities and Infrastructure
Maintain high-quality facilities and infrastructure to serve diverse community needs. Upgrade, maintain and expand infrastructure to meet current and future needs and provide an effective and consistent level of services and utilities in all neighborhoods. Facilities and infrastructure may include community and recreation centers, parks and playgrounds, libraries and senior centers, schools, multi-use trails, pedestrian-scale lighting, and police and fire stations.

The GPA supports Goal CF1 and Policies CF1.1, GM2.1, and LU1.3. Unl ike the existing LI General Plan designation, which is intended for light industrial businesses, the PCI designation will allow the development of a new, well-designed recreation facility that would serve community recreational needs.

9. Goal PR2 - A Range of Quality Recreation Programs and Services Develop and expand recreational services and enrichment opportunities to best serve people of all incomes, cultural backgrounds, ages and levels of physical capability. Provide a range of conveniently accessible, stimulating programs and services that meet the diverse needs of the community and improve the quality of life of all residents.

The GPA supports Goal PR2. Unlike the existing LI General Plan designation, the PCI designation would allow the development of a new, well-designed recreation facility that would serve community recreational needs. The recreation facility would meet ADA requirements, allowing access to people of all physical capabilities.

10. Policy GM2.1 – A Range of High-Quality Community Facilities and Infrastructure Maintain high-quality facilities and infrastructure to serve diverse community needs. Upgrade, maintain and expand infrastructure to meet current and future needs and provide an effective and consistent level of services and utilities in all neighborhoods. Facilities and infrastructure may include community and recreation centers, parks and playgrounds, libraries and senior centers, schools, multi-use trails, pedestrian-scale lighting, and police and fire stations.

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The GPA is consistent with and supports Policy GM2.1. The PCI General Plan designation allows the development and expansion of community facilities such as school recreational facilities that would serve diverse community needs. The proposed GPA and school accessory facility would implement Policy GM2.1.

11. Goal HW1 - Improved Access to Parks, Recreation and Open Space Improve access to a variety of high -quality, well-activated parks and recreational opportunities for all residents. Locate resourc es and programming that support a range of activities close to neighborhoods. Provide opportunities for increased physical activity and social interaction by providing well-maintained playgrounds, parks and open space provide

The GPA supports Goal HW1. U nlike the existing LI General Plan designation, the PCI designation will allow the development of a new, well -designed recreation facility that provides opportunities for increased physical activity and social interaction. In addition, recreational facilities within the City of Richmond are primarily located in the southern portion of the community and development would provide a recreation facility in an area that is currently unserved.

12. Policy PR1.4 - Joint-Use Opportunities
Promote access to non -City operated parks and recreational facilities. Existing resources operated by the East Bay Regional Parks District, school district, community groups or others may support residents’ interim needs for convenient access to parks and community centers.

Joint-use opportunities serve to more efficiently utilize existing facilities and amenities, host programs in convenient neighborhood locations, better activate community areas so that they are in use during the day and in the evenings and enable the City and partners to share the cost of maintenance, upgrades and improvements for the benefit of the entire community.

The GPA supports Policy PR1.4. Unlike the existing LI General Plan designation, the PCI designation will allow the develo pment of a new, well -designed recreation facility that serves Making Waves’ students and, through a joint -use agreement or similar contract, would provide new recreational opportunities to City residents.

13. Action PR1.F - Joint-Use Agreements
Pursue joint-use agreements with West Contra Costa Unified School District, East Bay Regional Parks District, neighboring cities, public agencies, private entities and nonprofit organizations that own and operate facilities within the City. In addition to providing more space for recreational and enrichment programming, strategic partnerships can provide the benefit of shared renovation, development, maintenance and operational costs.

The GPA supports Action PR1.F. Unlike the existing LI General Plan designation, the PCI designation will allow the development of a new, well -designed recreation facility that serves Making Waves’ students and, through a joint -use agreement or similar contract, would provide new recreational opportunities to City residents.

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PUBLIC BENEFITS SUPPORTING THE GPA

The GPA would result in new, high -quality recreational facilities, which benefits the public over existing conditions, which is an empty lot. Recreational opportunities promote a healthy lifestyle and social interactions impor tant to building strong communities. The Project also would provide an appropriate transition between the industrial/R&D use to the south and the residential and recreational uses on all other sides.

REQUIRED FINDINGS

To approve a proposed General Plan amendment, the City must make the following findings, which it can for the reasons stated below:

A. The proposed amendment will contribute to the public health, safety, and general welfare or will be of benefit to the public.

The amendments to the General Plan are required for the development of the Project because the current General Plan designation is no longer consistent with a zoning that allows school accessory uses, such as the proposed sports facility. The PCI designation allows the site to be developed with a wide array of public, institutional, and cultural uses, including schools, commercial recreation facilities, community gardens, museums, day care centers, government buildings, parks, and social service centers, that would be compatible with the residential and recreational uses that border the Property on three sides and also could serve employees at industrial/R&D use to the south.

The Project would develop an attractive, modern and inviting sports facility that w ould benefit the public by providing athletic activities for the Making Waves school and the broader Richmond community. The Project would improve the aesthetics of the surrounding portion of Hilltop Drive with high-quality facilities and landscaping and contribute to the health, well-being and enjoyment of the public.

B. The proposed amendment is consistent with the General Plan goals, unless the goals themselves are proposed to be amended.

The GPA is consistent with the General Plan goals, particula rly its vision for the Education and Human Services Element , which states, “[t]he City collaborates with public, private and nonprofit sectors to increase educational opportunities” and desires that “[s]ervices are affordable and conveniently located.” The GPA would allow the creation of a world -class sports facility that gives Making Wave’s students and the greater community access to convenient recreational amenities and opportunities to learn a sport and associated skills, such as leadership, persistence , and teamwork. Such amenities also support the City’s goal to increase community recreational opportunities in areas other than shoreline areas and the hills (Parks and Recreation Element at p.

10.22) through, among other things, pursuing joint use agree ments that allow community use of school or other private recreational facilities (id. at pp. 10.20, 10.28; Policy PR1.4 ), as well as the other goals and policies listed on pages 8 through 10 of this application.

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C. The proposed amendment retains the in ternal consistency of the General Plan and is consistent with other adopted plans, unless a concurrent amendment to those plans is also proposed and will result in consistency.

No City plans other than the General Plan apply to the Property. The GPA does not conflict with any of the City’s adopted plans and would not affect the internal consistency of the General Plan.

D. The proposed amendment has been reviewed in compliance with the requirements of the California Environmental Quality Act.

The City will conduct environmental review of the Project as required by the California Environmental Quality Act based on the application materials submitted by the Project applicant and environmental studies prepared by the City and its consultants.

SECTION 2-2: APPLICATION FOR REZONING

TYPE OF AMENDMENT PROPOSED

This application proposes to rezone the Property from IL to PCI . The reasons for th is proposed change are presented below.

PROPOSED REZONING AND REASONS FOR THE REZONING

The Project requires a rezoning because the current IL zoning district does not allow school accessory to schools, such as the proposed recreational facility. As part of the Project, the Applicant proposes to rezone the Property to PCI. (See Map A, Existing Zoning, and Map B, Proposed Zoning, on page 12 of this application.) The PCI zoning district conditionally allows schools and school accessory uses.

The IL zoning district intended to accommodate a diverse range of light industrial uses, including general service, research and development, warehousing, and service commercial uses. The IL zoning district does not permit school accessory uses, except for conditionally permitted college and trade schools. The proposed PCI zoning district is intended to provide land for development of public, cultural, and institutional uses, such as school accessory uses, that provide services to the community and to provide land for parks and recreation facilities, such as the proposed recreational facility. Conditionally permitted uses in the PCI zoning district include school accessory uses.

The proposed rezoning of the Property would provide an appropriate transition between the existing residential and recreational uses to the north, east, and west and the light industrial/R&D uses to the south. The proposed recreational facilities, which would be allowed under the PCI zoning district but not under the existing zoning, also provide a link between the Country Club that is west of the Property and open space to the north and northwest of the Property. If the proposed GPA is approved, then the Property would have a General Plan designation of PCI; the proposed PCI zoning corresponds to and is consistent with that General Plan designation.

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FINDINGS REQUIRED FOR APPROVAL OF REZONING:

The Project meets the required findings under the following section 15.04.814.050 (“Amendments to Zoning Map and Text Findings”) of the Richmond Zoning and Subdivision Code:

Section 15.04.814.050 – Amendments to Zoning Map and Text

The Planning Commission in recommending, and the City Council in approving, an amendment to Richmond Zoning Code or the Zoning Maps, must make all of the following findings.

A. The proposed amendment is consistent with the General Plan.

The PCI zoning district is consistent with the proposed PCI General Plan designation.

B. The proposed amendment is necessary for public health, safety, and general welfare or will be of benefit to the public.

The amendments to the Richmond Zoning Map are required for the de velopment of the proposed Project because the current IL zoning district does not allow school accessory uses, such as the proposed sports facility, whereas the PCI zoning district conditionally permits school accessory uses.

The PCI zone allows the site to be developed with a wide array of public, institutional, and cultural uses, including schools, commercial recreation facilities, community gardens, museums, day care centers, government buildings, parks, and social service centers, that would be compatible with the residential and recreational uses that borde r the Property on three sides and also could serve employees at industrial/R&D use to the south.

The Project would develop an attractive, modern and inviting sports facility that would benefit the public by providing athletic activities for the Making Waves school and the broader Richmond community. The Project would improve the aesthetics of the surrounding portion of Hilltop Drive with high-quality facilities and landscaping and contribute to the health, well-being and enjoyment of the community.

C. The proposed amendment has been reviewed in compliance with the requirements of the California Environmental Quality Act.

The City will conduct environmental review of the Project as required by the California Environmental Quality Act based on the application materials submitted by the Project applicant and environmental studies prepared by the City and its consultants.

D. For a change to the Zoning Maps, that the subject property is suitable for the uses permitted in the proposed zone in terms of access, size of parcel, relationship to similar or related uses, and other relevant considerations, and that the proposed change of zoning district is not detrimental to the use of adjacent properties.

The amendments to the Richmond Zoning Map to rezone the Property from the current IL zoning district to the PCI zoning district are consistent with the use of adjacent properties. The PCI zoning district allows the site to be developed with a wider array of community-serving uses that would be

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compatible with the residential uses that border the Property, which require such community-serving uses. In addition, the tallest proposed building would be similar in height to nearby three -story townhomes. The proposed rezoning of the Property also would provide an appropriate transition between the existing residential uses to the north and east, the recreation use to the west, and the industrial/R&D uses to the south, which is separated from the Property by a large natural landscaped buffer. The proposed sports facility, which would be conditionally allowed under the PCI zoning district but not under the existing IL zoning, provides a link between and would be compatible with the Country Club and park use that is west of the Property and open space to the north and northeast of the Property.

With regard to site access, a portion of the Property is improved with a driveway that serves the site and the adjacent JOINN Innovation Campus. The Project intends to utilize a shuttle van to transport students between the main Making Waves school campus and the proposed sports facility and would also include sufficient onsite parking and safe pedestrian routes. A traffic study prepared by Kittelson & Associates (November 2017) found that the Project would not have significant impacts on traffic in the area.

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MAPS

MAP A: EXISTING ZONING

MAP B: PROPOSED ZONING

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SECTION 2-3: APPLICATION FOR CONDITIONAL USE PERMIT

Making Waves requests a conditional use permit for the school to operate its sports facility as a school accessory use under the PCI zoning district.

The following details can be incorporated into the CUP:

Use of Facility:

The facility will be used for:

1) Extracurricular activities
a. This is the primary use of the facility
b. Extracurricular activities will be sports such as soccer, track & field, lacrosse, , and soccer
c. Use will be during the week outside of the regular school day and on weekends d. Use will be for both practice and games
e. Infrequent larger events such as sports tournaments

2) Physical education classes
a. Physical education primarily is completed on the main school campus and will be a secondary use of the facility
b. Physical education classes will include sports such as soccer, track & field, lacrosse, and soccer

3) Neighbor and community use
a. Neighbor and community use of the facility will be allowed b. The school will maintain a neighbor and community use policy c. Specific uses and times allowed will be as shown in the community use policy d. The policy will be provided to the public upon request e. Times and availability of use will vary depending on the school’s usage f. A fee may be charged for usage to cover the costs of operating the property

Hours of Use:

The facility may be used Monday through Sunday. The facility will open no earlier than 5 A.M. and close no later than 10 P.M. No games or tournaments will start before 8 A.M.

Large Events:

Specific policies will be maintained for large events. Large events are defined as events with more than one game in a specific day or events that require more parking than is provided at the facility.

For large events, the school or the outside user will:

1) Provide on-site traffic management personnel
2) If off-site parking is required, provide a shuttle vans or other means of transportation for visitors that park at the school’s main campus

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FINDINGS REQUIRED FOR APPROVAL OF USE PERMIT:

The Project meets the required findings under the Richmond Zoning and Subdivision Code Sections:

 Conditional Use Permit – § 15.04.806.040
 School Specific Findings – § 15.04.610.370

Section 15.04.806.040 – Use Permit

The decision -maker must make all of the following findings in order to approve or conditionally approve a Use Permit application. Findings must be made on the basis of the application, plans, materials, and testimony submitted at the hearing. The inability to make one or more of the findings is grounds for denial of an application.

A. The location of the proposed conditional use is in accordance with the General Plan and any applicable specific plan and the land use designations for the project site;

The Project will provide a sports facility for primary use by the Making Waves Academy middle and high school. The Project would comport with the proposed PCI General Plan designation and zoning district, which are intended for institutional uses such as schools, as well as community-serving uses such as recreational facilities . The PCI zoning district conditionally permits school accessory uses and the Project is a school accessory use. The Project also conforms to General Plan policies applicable to the Property, as summarized below:

Policies LU1.3, CF1.1, and GM2.1 state: Maintain high-quality facilities and infrastructure to serve diverse community needs. Upgrade, maintain and expand infrastructure to meet current and future needs and provide an effective and consistent level of services and utilities in all neighborhoods. Facilities and infrastructure may include community and recreation centers, parks and playgrounds, libraries and senior centers, schools, multi -use trails, pedestrian-scale lighting, and police and fire stations.

The Project would create a new, well designed school recreation facility that would serve diverse community needs, and thus would implement Policies LU1.3, CF1.1, and GM2.1.

B. The location, size, design, and operating characteristics of the proposed use wil l be compatible with and will not adversely affect the livability or appropriate development of abutting properties and the surrounding neighborhood;

The Property is located adjacent to the JOINN Innovation Campus and is bounded by the San Marcos Apartments to the north, by Hilltop Village Condominium project to the east, and the Country Club Vista Park to the west. The Project will buffer and provide a compatible transition between the R&D uses at the JOINN innovation campus and the surrounding residenti al and park uses. The proposed buildings associated with the Project are designed to form an attractive, modern and inviting sports facility, and are modestly scaled and well -screened with trees and California native planting that will complement the abut ting properties and surrounding neighborhoods. The Project design uses sustainable technology to construct durable, buildings with low future maintenance needs and small ecological footprints.

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The Project proposes (i) to use a shuttle van to transport students between the main campus and the sports fields, and (ii) improvements to interconnect the existing pedestrian sidewalk on Richmond Parkway to the Property , both of which will minimize disruption from pedestrian and bicycle traffic to the abutting properties and surrounding neighborhood.

Making Waves will allow neighborhood and community use of the sports facility, and will maintain a neighborhood and community use policy that details how and when the facility can be used. Making Waves will incorporate neighbor and community feedback in creation of the policy to make sure that the Project functions well within the neighborhood while providing use to a wide range of individuals and groups within the neighborhood and community.

C. The proposed use will not create any nuisances arising from the emission of odor, dust, gas, noise, vibration, smoke, heat or glare at a level exceeding ambient conditions;

The Project involves the development of a sports facility that includes a soccer field, 400-meter track, practice field, tennis courts, and pickle ball courts. The Project is not the type of use that could result in any nuisances arising from the emission of odor, dust, gas, vibration, smoke, heat or glare at a level exceeding ambient conditions. In addition, because there are no residences directly adjacent to the Project (the residences are located across streets) and games and tournaments would begin no earlier than 8 a.m. and would end by 10 p.m., the Project would not create a noise nuisance.

D. The proposed use complies with all applicable provisions of Article XV; and

Article XV of the Richmond Municipal Code sets forth the City’s Zoning and Subdivision Code, which is intended to implement the City’s General Plan . The Project will comply with the Zoning Code because it is a conditionally permitted use under the proposed PCI Zoning District. The Project does not propose subdivision of the Project site.

E. The site of the proposed use is adequately served by highways, streets, water, sewer, and other public facilities and services.

The Project is served by public facilities and services. Additionally, the Project proposes to use artificial turf athletic fields to reduce water consumption. The Project will include a bio-retention system and stormwater control plan to treat all on-site storm water before it reaches the City’s municipal stormwater system and will not materially increase runoff from the site.

This Property is accessible by automobile from I-80, Richmond Parkway, San Pablo Drive, and Hilltop Drive. The Property is centrally located, with access to several residential neighborhoods and easily accessible by public transportation. The Property has public transit access with two AC Transit lines accessible on the adjacent Hilltop Drive.

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Section 15.04.610.370 – School-Specific Findings

A conditional use permit is required for all new construction of schools and for additions to existing building that exceeds 20 percent of existing floor area. To grant the use permit, the Zoning Administrator or the Planning Commission as the case may be, must determine, based on the information presented by the applicant and the standards of this section, that the following conditions have been met:

A. The school location is appropriate for the use, and that adjacent uses will not be adversely affected;

The Property is adjacent to the JOINN Innovation Campus and is bounded by the San Marcos Apartments to the north, by Hilltop Village Condominium project to the east, and the Country Club Vista Park to the west. The Project will buffer and provide a compatible transition between the R&D uses at the JOINN innovation campus and the surrounding residential and park uses.

B. Adequate access, student drop-off areas and required off-street parking is provided;

The Property is accessible by automobile, has public transit access to two AC Transit lines, and the proposes certain improvements to interconnect the existing pedestrian sidewalk on Richmond Parkway to the Property to provide safe pedestrian routes for students, staff and visitors. To separate pedestrians from vehicular circulation, the Project also provides student drop-off and pick-up zones.

Additionally, the Project proposes to use a shuttle van to transport students between the Making Waves Academy main campus and the Project. The Project will provide 159 off-street parking stalls and 16 bicycle parking spaces.

C. Outdoor play areas are appropriately sized, furnished with facilities and equipment, safe, and secure.

The Project is designed as an accessory athletic and recreation use to the Making Waves Academy main campus. The Projec t, a sports facility, will include fields, support buildings, parking, and landscaping on the approximately 13 -acre Property. The proposed facilities include three distinct componentsthe main field, practice field, and tennis/ pickle ball areathat are separately secured and include distinct entrance points. The Project components are each served by parking lots, which facilitate site logistics and security.

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SECTION 2-4: APPLICATION FOR DESIGN REVIEW

Section 15.04.805.050 – Required Findings, Design Review

The Zoning Administrator or Design Review Board may only approve a design review application if he, she, or it finds that the application is consistent with:

A. The General Plan and any applicable specific plans;

The Project will provide a sports facility for primary use by the Making Waves Academy middle and high school. The Project comports with the proposed PCI General Plan designation, which is consistent with the proposed PCI zoning district. The PCI zoning district conditionally permits school accessory uses and the Project is a school accessory use. The Project also conforms to General Plan policies applicable to the Property, as summarized below:

Policies LU1.3, CF1.1, and GM2.1 state: Maintain high-quality facilities and infrastructure to serve diverse community needs. Upgrade, maintain and expand infrastructure to meet current and future needs and provide an effective and consistent level of services and utilities in all neighborhoods. Facilities and infrastructure may include community and recreation centers, parks and playgrounds, libraries and senior centers, schools, multi -use trails, pedestrian-scale lighting, and police and fire stations.

The Project would create a new, well des igned school recreation facility that would serve diverse community needs, and thus would implement Policies LU1.3, CF1.1, and GM2.1.

B. Any applicable design guidelines;

As explained in Section 2-3, above, the Project meets all the use permit requirements applicable to Schools. The Project would comply with the applicable design guidelines. The Project is appropriate in scale to the Property and adjacent development and provides a transition from the industrial scale and character to the south to the residential and recreational character to the north, east, and west.

The Project provides opportunities for pedestrian and handicapped access and circulation through its design of pedestrian paths and structures that comply with the American s with Disabilities Act (“ADA”). The Project would be constructed of high -quality materials that would age well over the years and would stand up to recreational uses. The Project also is organized to work with the Property’s natural topography to the extent feasible and would be landscaped with trees and drought- tolerant plants.

C. Any approved tentative map, Use Permit, Variance, or other planning or zoning approval that the project required; and

The Project requires a Use Permit; see Section 2-3, above, which explains the Project’s consistency with the City’s Use Permit requirements.

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D. The design review criteria in Section 15.04.805.040 (Design Review Criteria).

 The overall design of the project, including its scale, massing, site plan, exterior design, and landscaping, reflects design integrity and the relationship of form and function in a coherent manner.

The Project’s design will result in a coherent development. The entire Property is proposed for recreational (sports) uses, with each type of recreation (tennis, pickle ball, and track/soccer) existing as a “zone” that relates to the other zones through landscaping, pedestrian paths, and driveways.

The scale and massing are appropriate to the site, with single story buildings that fit well with the nearby apartments and townhomes and are less dense than what is currently permitted on the Property. The Project also works with the Property’s natural topography to the extent feasible and would be landscaped with trees and drought -tolerant plants. The Project would be constr ucted of high-quality materials that would age well over the years and would stand up to recreational uses.

 The project design evidences a sense of place and consideration of scale, mass, height, building siting, and privacy in a neighborhood and commun ity context; does not overwhelm or adversely impact adjoining properties; and respects prevailing setbacks and the scale and heights of neighboring buildings and how they relate to the street.

The Project will buffer and provide a good transition between the R&D uses at the JOINN innovation campus to the south and the surrounding residential and recreational uses to the north, east, and west. The Project is appropriate in scale, with single story buildings that fit well with the nearby apartments and townhomes and are less dense than what is currently permitted on the Property.

The Project would preserve perimeter trees and plant new landscaping, consistent with the street edge, which is consistent with how adjoining properties interface with the street.

 The project has integrated sun/shadow considerations into building and landscape design to provide for human comfort and not create heat islands with large expanses of unshaded paving.

The Project includes trees to shade pedestrian paths as well as parked vehicles. These trees, as well as other landscaping, will prevent heat islands.

 The project design is appropriate to the function of the project and will provide an attractive and comfortable environment for occupants, visitors, the surrounding neighborhood, and the Richmond community at large.

The Project’s recreational facilities are compatible with the surrounding uses, which include other recreational areas as well as residential and R&D uses and are in scale with them. The design of the facilities is appropriate to the Project’s functions. Unlike many other uses, soccer fields and tracks have exact requirements to be “regulation” and the design meets those requirements. In addition, the design separates pedestrians from vehicle s, making both types of travelers feel comfortable. Besides providing a comfortable environment for users and guests, the Project would benefit the community by providing world-class recreational facilities, including a track and lap pool.

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Increasing the community’s a ccess to recreational facilities promotes health and attending and participating in sports activities strengthens the community.

 The project’s design elements, materials, signage, and landscaping are internally consistent, fully integrated with one another, and applied in a manner that is visually consistent with the proposed architectural design.

The Project will be constructed of high-quality materials that can withstand tough recreational users.

The buildings will be constructed of site -cast concre te and include variations in wall depth and colorful panels for visual interest. The landscaping would include plants with colored blossoms as well as grasses that would enhance the architecture.

 The project contributes to the creation of an attractive and visually interesting built environment that includes a variety of building styles and designs with well -articulated structures that present varied building façades, rooflines, and building heights within a unifying context, compatible with the surrounding neighborhood.

The Project contributes to the creation of an attractive and visually interesting built environment through use of color, landscaping, and well -designed buildings. To create a cohesive design, buildings are generally the same height, but there are subtle changes in façade depth. The buildings include articulation that acts to highlight entries and shield windows from heat gain. The Project is compatible with the surrounding neighborhood, which includes open space areas, industrial/R&D, and residential uses.

 The project design does not substantially limit public views and vistas from public parks and publicly owned open space.

The Project would not limit public views or vistas from public parks or publicly owned open spaces.

While there are public parks near the Property, the area is urbanized and the Project would not interfere with any important public views or vistas.

 Parking areas are designed and developed to buffer surrounding land uses, minimize stormwater run-off, and provide shade for internal walkways.

Parking areas are designed to buffer surrounding land uses and serve the various recreational facilities that comprise the Project. The parking areas include trees for shade and include clear paths for pedestrian travel. In addition, parking areas are not oversized, which minimizes stormwater runoff from impervious surfaces. Moreover, the Project includes LID features t hat would keep some stormwater onsite and also clean stormwater before sending it into the municipal stormwater system.

 Lighting and lighting fixtures are designed to complement buildings, be of appropriate scale, provide adequate light over walkways and parking areas to create a sense of pedestrian safety, and avoid creating glare.

The light fixtures are made of high-quality materials that complement the buildings and are scaled to provide adequate light for recreational users, pedestrians, and drivers. Site lighting along paths and

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in parking lots creates a sense of safety . Where feasible, lights would be full cutoff to prevent light spillover and glare. In addition, lights would be LEDs, which minimize light spillover compared to conventional incandescent lighting.

 The proposed building design and landscaping supports public safety and security by allowing for surveillance of the street by people inside buildings and elsewhere on the site.

The design supports public safety and security by having gates at each drive entrance off that branch off of the main drive and, as noted above, including adequate lighting in appropriate areas.

 Landscaping is designed to be compatible with and enhance the architectural character of the buildings on site. Proposed planting materials avoid conflicts with views, lighting, and signage.

The landscaping generally would be drought-tolerant and native. Planting materials include sweet olive, bird of paradise, dwarf coyote bush, Berkeley sedge, rosemary, coast liv e oak, and coast redwood. Plants would be placed in areas that would not block views and that would enhance the Project’s architecture. In areas with lighting and signs, plants would be low to avoid conflicts.

 The project’s design supports the community’s energy conservation efforts.

The Project is designed to meet the current version of the Building Code, which requires very efficient buildings. In addition, all exterior lights would be LEDs, which reduce energy. As noted above, to conserve water (which uses energy) landscaping generally would be drought tolerant where feasible.

These features make the Project consistent with the City’s energy conservation efforts.

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SECTION 3 – MAKING WAVES FOUNDATION

The Making Waves Foundation (MWF) has been supporting the children of Richmond for over 30 years. Making Waves launched in 1989 as an after-school tutoring and support program for a few dozen 5th graders in its beloved community of Richmond, California. Since then, we have evolved into a pioneering, multi -faceted driver for education equity. Committed to advancing educational opportunities for children of color from historically underrepresented and underserved communities, we provide students access to o pportunity, the support they need to succeed, and the agency to pursue their chosen postsecondary pathway.

MWF is a non-profit that supports Making Waves Academy (MWA), a 5 -12 grade public charter school serving students in Richmond, CA, and operates CAP, a college success program serving students serving students from MWA and the broader Contra Costa community by providing critical bridges between college acceptance, college graduation and career.

MWF is among the first organizations to focus on both college access and success as a strategy to support underserved and underrepresented students – from 5th grade through early career.

Together, MWA and CAP form a unique, holistic educational model that supports students academically, socially, emotionally, and financially on their journey to, through, and beyond college.

Our goal is to significantly increase college graduation rates for underserved and historically underrepresented students in Contra Costa County.

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SECTION 4 – REAL ESTATE DEVELOPMENT TEAM

DEVELOPMENT MANAGEMENT – CAMPUS LLC
www.campusllc.com

Campus LLC is a real estate development consulting firm providing management of the entire development cycle from site selection through project completion. Campus llc was formed to leverage the decades of development experience of Chamberlin Associates and apply it to the speciali zed aspects of school and office campus site selection, entitlement, design, financing, and construction. At the heart of our mission, we want to provide high quality working and learning environments. We work with our clients to provide the desired level of design at the best possible pricing through smart planning, contractor relationships, and true value engineering that preserves the features of a campus that make it exceptional. Campus knows that in the educational world, a one-month delay causes a one-year delay in opening and we manage the development timeline to quickly and efficiently deliver new projects.

Campus is the development manager for the Making Waves campus expansion.

ARCHITECT - STUDIO BONDY ARCHITECTURE

Studio Bondy Architecture brings decades of professional experience and leadership to educational and institutional projects. They address the entire range of issues that are intrinsic to educational projects, including programming, sustainability, design applications, capital needs, fund-raising, accessibility, safety, constructability, and maintenance. SBA provides complete architectural, planning and interiors services from programming and conceptual design through construction contract administration. Their portfolio includes a wide range of thoughtful and successful projects for over 40 schools in California, including classrooms buildings, libraries, studios, laboratories, lecture halls, performance spaces, sports and recreation facilities, student centers, and administrative offices.

They pride themselves in developing lasting relationships with their clients while designing innovative, high-performance, and contextually sensitive schools that engender positive and enduring places for learning, playing, and growing. With their clients’ input, they design buildings that realize the possibilities of place, while discovering new connections among existing elements and weaving complex programs into a purposeful whole. Their work melds the unique needs of each client, the particularities of each site, the interplay of space and function, of light and form, with rigorous attention to detail.