April 2007 Point Richmond Shores Principles Report MIG Team Daniel Iacofano, Principal-in-Charge, Ph.D., FAICP, ASLA Anchi Mei, Project Manager Vikrant Sood, Planner

Hotson Bakker Boniface Haden Norm Hotson, Principal

City of Richmond Bill Lindsay, City Manager Richard Mitchell, Planning Director Steve Duran, Community & Economic Development Agency Director Alan Duran, Redevelopment Director Cheryl Gilmer, Administrative Secretary

Richmond City Council Gayle McLaughlin, Mayor Nathaniel Bates, Vice Mayor Maria Viramontes Tom Butt Ludmyrna Lopez John E. Marquez Jim Rogers Harpreet Sandhu Tony K. Thurmond

Special Thanks To: Beverly Galloway and the other members of the Coalition of Concerned Citizens of Point Richmond Jonathan Livingston Ben Helber, Rick Nelson, PJ Stambuagh, and Brett Foley of Toll Brothers, Inc. Trails for Richmond Action Committee (TRAC) TABLE OF CONTENTS

Point Richmond Shores Design Principles Report

TABLE OF CONTENTS

1 : INTRODUCTION Background Project Objectives Site Context Site Analysis

2 : COMMUNITY DESIGN OBJECTIVES Purpose Development Character Access and Circulation Views Summary Table

3 : SITE LAYOUT AND DESIGN CONCEPTS Purpose Multiple Product Type Terraced Building Massing “Fingers” Building Configuration Rear and Side Access for Automobiles Increased Useable Waterfront Area Potential for Stronger Park Connection

4 : CIRCULATION AND ROAD DESIGN CONCEPTS Purpose Conceptual Diagrams

5 : ADDITIONAL DESIGN ELEMENTS Terminal One Building San Francisco Bay Trail Richmond Yacht Club

6 : NEXT STEPS

APPENDIX Site Observations by Norm Hotson point richmond shores1INTRODUCTION INTRODUCTION

A. Background and History B. Planning Process

The Point Richmond Shores Commu- Three workshops were held to en- nity Design Workshops gathered and gage the community in planning for engaged the community on the issues the site. The first workshop held on and opportunities related to the rede- December 16th, 2006, reviewed and velopment of a 14 acre bayfront site discussed the project issues, design (commonly known as Terminal One) objectives and opportunities of the on Dornan Drive at Brickyard Cove proposed site development. The feed- Road in Point Richmond. Through back generated at this meeting created Workshop #2: Community Design a series of three public workshops, the Community Design Objectives. stakeholders created design objec- The Objectives related to the four tives for the site and explored feasible topics of Development Character, design options that resulted in the Building Design, Access and Circula- articulation of design guidelines in tion and Views. this summary report. The second workshop held on Saturday, January 27, 2007 was an interactive charette with community members to explore various site plan options that best represent the Com- munity Design Objectives. Partici- pants were divided into three small groups for a site planning and design exercise. Following the small group Community member sharing charrette exercise, everyone reconvened into outcomes a large group to identify and discuss common themes.

The third workshop held on February 24, 2007 summarized the outcomes of the small group design process from the second workshop and identi- fied the common Community Design Concepts that resulted from a com- parative analysis of the results of the small group design exercises. Community members work together in the interactive design charrette

 Point Richmond Shores Design Principles Report INTRODUCTION

C. Site Context Active residential and boating com- The Miller-Knox Regional Shoreline munities of the Brickyard Cove homes The project area is located in the Point Park and the San Francisco Bay Trail and the Richmond Yacht Club are Richmond neighborhood of the City connections to the west and north located nearby. of Richmond, Contra Costa County. of the site set a strong precedent for Located on the San Francisco Bay on natural and recreational connections in the southern shoreline of Richmond, the future development. the site has stunning views of San Francisco and the East Bay waterfront. The project is located within a rich The project site is bounded on the east social and historic context. Historic by the Richmond Yacht Club, on the Point Richmond is located nearby View of project site from the water south by the San Francisco Bay, and on Dornan Drive. Point Richmond’s on the west and north by the Miller- unique charatcter, historic building Knox Regional Shoreline Park. fabric, and mixed-use developments are assets that form the local context As Richmond continues to grow and of the project. Adjacent to the site develop, its shoreline and waterfront in Miller-Knox Park, the large Ferry areas will continue to change. The Point structure also serves as a dramat- Port of Oakland, Rosie the Riveter ic mark on the cultural landscape. World War II Home Front National Historical Park, and future redevel- opment of the Ford Peninsula all set strong examples for innovative think- ing in connecting design and develop- ment on Richmond’s waterfront.

View of project site from Seacliff Drive

Point Richmond Shores Design Principles Report  INTRODUCTION

D. Site Characteristics

The project site was once part of the All above ground tanks associated San Francisco Bay and later filled with the terminal operations con- in. Subsequently, the site served as a ducted on the property have been Port of Richmond terminal for over removed, and all underground storage 70 years. The primary industrial use tanks known to exist on the property of the site was the storage of liquid have been removed. Extensive soil and products such as petroleum and groundwater remediation has been vegetable oils. The site ceased being completed on the project site. The Brickyard Cove, circa 1977 used as an active port terminal in the City has undertaken an in-situ ther- early 1990s. A 94,000 square foot mal treatment (heating the soil) for warehouse that is partially constructed volatile organic compounds associated over the water and its pier are the with contamination due to solvents, largest structural remains. In addi- soil excavation and disposal of certain tion, several railroad tracks remain in petroleum impacted soils, a vapor the ground. Site elevation decreases control system, and a soil manage- gradually by eight feet from north to ment plan have all been completed. south. There is a capped contamination zone that will have slurry walls under- ground to contain residual substances. No building will be allowed on the contamination zone.

 Point Richmond Shores Design Principles Report COMMUNITY point richmond shores DESIGN 2OBJECTIVES

The community planning process began with the formulation of Community Design Objectives. These Objectives will help guide future development on the site. The principles fall into four primary categories:

• Development Character • Building Design • Access and Circulation • Views

The Design Principles Report is a broad conceptual document. It does not identify specific design standards. However, the principles convey the City’s desire for well-planned, quality development that enhances the entire community. As site develop, these principles will ensure that the community needs and goals are met.

Point Richmond Shores Design Principles Report 11 COMMUNITY DESIGN OBJECTIVES

DEVELOPMENT CHARACTER

DC1: DC3: World Class Waterfront Design Material and Community Compatibility The Point Richmond Shores devel- opment should follow the design The building skin and material palette precedents of high-quality waterfront of the development should be chosen developments both locally and glob- to blend with existing neighborhood ally. Some possible successful water- materials and the site’s surrounding front design precedents include but natural features. Sausalito are not limited to: Tiburon, Oakland waterfront, San Francisco waterfront, Marina Green, Marina District, the Italian coast, and Vancouver, British Columbia.

DC2: Contextual Design

This project should connect people to nature. As such, development char- acter should respond to local cultural Brickyard Cove residences history and natural environment celebrated by the community. The ori- entation of the existing neighborhood is toward the water and residents would like development character to reflect the qualities of a “maritime village”. Nearby residents in Point Richmond north of the Dornan Drive tunnel also urge the develop- ment character to respect the historic nature of the site and to draw upon the historically-sensitive developments in Point Richmond. At present, there Coastal context is community concern about the incompatibility of the “resort-feel” in the proposed design.

12 Point Richmond Shores Design Principles Report COMMUNITY DESIGN OBJECTIVES

BUILDING DESIGN

BD1: Building Mass and BD3: Articulation Building Configuration

The massing of new housing should Should the existing Brickyard Cove be designed to create a people-scaled, Road become closed off to through fine-grain development that fits into traffic, the proposed development the existing neighborhood. Major at- should be sited as far north against tention should be focused on creating the hillside while still allowing for fire soft building edges through a terraced access. building design that appeals to local neighbors and visitors. Human-scale Development BD4: Sufficient Building Setbacks BD2: Size and Scale Buildings should be sufficiently set back from Ferry Point Way and The proposed development should be moved as far north as possible. of a size and scale that is both eco- nomically feasible yet contextual for the neighborhood. Building heights Large Grain Fine Grain and development density should be of an appropriate scale for the lo- cal community. Building heights are particularly important and should be minimzed along the prominent public edges of the development, i.e., Ferry Point Way.

Sufficient Setbacks

Point Richmond Shores Design Principles Report 13 COMMUNITY DESIGN OBJECTIVES

ACCESS AND CIRCULATION

AC1: AC3: Water Connections Ferry Point Way Road Design The surrounding community pre- Point Richmond Shores has world- fers a median-divided southern road class views of the San Francisco Bay. along the waterfront while minimiz- The proposed development should ing driveways entering the housing be oriented to the water and provide development from the southern ring Kayakers launching at Miller Knox Park public access to water recreation op- road. Waterfront park should have 2 portunities. - 4 handicapped parking spaces with 20-25 total parking spaces at most. AC2: (Refer to Section 4 for more detailed Park Connections information regarding design guide- lines for Ferry Point Way.) The proposed development should maximize connections to the great AC4: amount of parkland that surrounds Brickyard Cove Road Design nearly two sides of the site. Specifical- ly, the proposed development should The future development should con- provide access to trails on the hill sider the option of closing Brickyard north of the site and maximize public Cove Road to through traffic and uti- near the waterfront. lizing Ferry Point Way as the primary Multiple Park Connections road. Brickyard Cove Road can re- main accessible for private residential parking, emergency vehicles, bicyclists and hikers. (Refer to Section 4 for more detailed information regarding design guidelines for Brickyard Cove Road.)

Multiple Park Connections

14 Point Richmond Shores Design Principles Report COMMUNITY DESIGN OBJECTIVES

VIEWS

AC5: V1: Brickyard Cove Road Acquisition Public Views

Several community members suggest- There is community concern that the ed the new development should buy size and scale of the proposed housing and build over Brickyard Cove Road development may affect views of the so as to tuck the buildings against the shoreline from Point Richmond as hillside as much as possible. Further well as from the observation bench on environmental assessments will have the hill in the park north of the site. Richmond Yacht Club to be undertaken for the Regional Development height should not ob- Water Quality Board to approve this scure views from the hillside observa- additional development. A sufficient tion bench. Height of buildings to the cost-benefit analysis should weigh the bench varies if parking entry is located importance of investing the resources in the back of the development. There to acquire and incorporate the addi- is also the desire that this develop- tional property into the development ment sets a strong design precedent and its ultimate benefits to the final and inspires additional development project. along Richmond’s waterfront.

V2: Private Views View of project site from Grandview Court, AC6: Point Richmond Richmond Yacht Club Given the stunning views of the Bay from more than 180 degrees, work- The Richmond Yacht Club sits shop participants expressed the need adjacent to the site. The proposed for the proposed development to take development should take into con- advantage of bay views. sideration sightline problems, traffic and noise issues due to boat-carrying trucks, and construction dust. (Refer to Section 5 for more detailed infom- ration regarding development con- struction mitigation measures.)

Point Richmond Shores Design Principles Report 15 Figure 2.1: Community Design Objectives Summary Table

COMMUNITY DESIGN OBJECTIVES

DEVELOPMENT CHARACTER DC1 World Class Waterfront Design

DC2 Contextual Design

Material and Community DC3 Compatibility

BUILDING DESIGN BD1 Building Mass and Articulation

BD2 Size and Scale

BD3 Building Configuration

BD4 Sufficient Building Setbacks

ACCESS AND CIRCULATION AC1 Water Connections

AC2 Park Connections

AC3 Ferry Point Way Design

AC4 Brickyard Cove Road Redesign

AC5 Brickyard Cove Road Acquisition

VIEWS V1 Public Views

V2 Private Views SITE LAYOUT point richmond shores AND DESIGN 3CONCEPTS

Community members expressed their ideas for development on the project in an interactive design charrette. Partipants worked together in small groups using a wooden block model and base map to produce their desired building massing and site layout. The following pages describe the common design layout and design themes drawn from a comparative analysis of the small group designs.

Point Richmond Shores Design Principles Report 19 SITE LAYOUT AND DESIGN OBJECTIVES

Figure 3.1: Community Design Charrette Multiple Product Type Outcomes Highlighted By Product Types Participants chose between two finan- Figure 3.1 on the left shows the cially feasible development density community charrette outcomes color programs. coded by prduct type. The single- loaded, 35’x60’ units are shaded Program A was a multi-family hous- in pink, while the double-loaded, ing development comprising 324 40’X40’ units are shaded in blue. units on double-loaded corridors (i.e. units on both sides of the corridor). Nearly all the groups chose a multiple The development offered a single product type which results in a lower product type, a housing unit measur- number of residential units on the ing 40’ x 40’. Parking was provided in site and thus, decreases the develop- a podium underlying the units. The ment density on the site, The multiple garage extended beyond the residen- product type program offers a range tial footprint with landscaped podium of affordabilities and densities within decking. the two product types. This flexibility allows a denser clustering of housing Program B was a development where at the back of the site while having a multi-family buildings included lesser number of units at the front. an integrated garage, rather than a podium. The parking garages did not extend beyond the edges of the units. It comprised 258 units of two types, double-loaded units measuring 40’ by 40’ and single-loaded units measuring 35’ x 60’.

20 Point Richmond Shores Design Principles Report SITE LAYOUT AND DESIGN OBJECTIVES

Terraced Building Massing

One common theme through all the Point Way and the future waterfront designs is a terracing of the building park. Sculpting the building massing mass sloping down to the water and in a terrace also heightens the dramatic up towards the hillside. The sloping backdrop of the hill to the north of downwards of building heights to the the project site and thus blends the waterfront creates a softer, more pedes- development into the environment in trian-friendly edge with Ferry a more contextually-sensitive manner.

Figure 3.2: Section Elevations of Community Design Charrette Outcomes

Point Richmond Shores Design Principles Report 21 SITE LAYOUT AND DESIGN OBJECTIVES

Figure 3.1: Community Design Charrette “Fingers” Building Configuration Outcomes Highlighted By Building Layout Given the shape and dimensions of the project site, a “fingers” building configuration proved to be the most effective site layout that maximized views. An added value to this layout pattern is that it breaks up the mass- ing of the building rather than creat- ing large massive blocks.

22 Point Richmond Shores Design Principles Report SITE LAYOUT AND DESIGN OBJECTIVES

Rear and Side Access for Cars Increased Usable Waterfront Area Figure 3.1: Community Design Charrette Outcomes Highlighted By Parking Access and Waterfront Area Several designs featured parking access By locating parking in the rear of the from Brickyard Cove Road rather development or off to the side, an than Ferry Point Way. Other options increase in usable waterfront area was included side entrances into the park- achieved in many of the small group ing structure that are not so promi- designs. nently located near the proposed waterfront park. The overall theme is that private residential parking access should not detract from the water- front experience.

Point Richmond Shores Design Principles Report 23 SITE LAYOUT AND DESIGN OBJECTIVES

Figure 3.1: Community Design Charrette Potential For Stronger Park Outcomes Highlighted By Circulation and Connection Adjacent Park Connection

Several of the designs showed a stron- ger potential park connection due to the minimization of automobile use on Ferry Point Way.

By locating parking access to the proposed housing away from the waterfront park and project site’s western edge along Miller-Knox Park, the potential for stronger connections to both the existing and proposed parks increases. Increased traffic-calm- ing measures and pedestrian-oriented street design techniques along Ferry point Way can also maximize public use of the waterfront.

24 Point Richmond Shores Design Principles Report CIRCULATION point richmond shores AND ROAD DESIGN 4CONCEPTS

With a prominent public waterfront feature, adjacent recreational areas and a vibrant residential community nearby, circulation and access to Point Richmond Shores must consider mul- tiple users and modes of transportation.

Point Richmond Shores Design Principles Report 27 CIRCULATION AND ROAD DESIGN CONCEPTS

Ferry Point Way Design Considerations

Ferry Point Way should be designed • Refer to existing local street designs to maximize pedestrian, bicycle and for roadway and parking dimensions; auto safety. This road should serve as the main road in the project area and • Consider the community preference connect seamlessly with Brickyard is for a center median; Cove Road to the east and Dornan Drive to the west. The design of the • Provide some on-street parking onto road should cultivate a shared public Brickyard Cove Road; experience of the waterfront and not feel like a private driveway to the • Incorporate safety concerns in the proposed housing development. design of the roadway, especially regarding the impact of visitors stop- The following issues should be kept ping and slowing on Ferry Point Way in mind in future stages of the design and the “Pacific Coast Highway” development process: effect of drivers drifting on a curving waterfront road. • Minimize the appearance of the parking entrances of the future devel- opment;

Figure 4.1: Proposed Ferry Point Way

Additional parallel on-street is provided on intermittent portions along the northern side of Ferry Point Way.

28 Point Richmond Shores Design Principles Report CIRCULATION AND ROAD DESIGN CONCEPTS

Brickyard Cove Road Design Considerations

Brickyard Cove Road should be • The appearance of Brickyard Cove Figure 4.3: Proposed Bay Trail Along Brickyard Cove Road designed to serve as private residen- Road at intersections with Dornan tial, emergency vehicle, recreational Drive and at Ferry Point Way (near and bike access. the Yacht Club) should be minimized so as to discourage through traffic. The following issues should be kept in mind in future stages of the design development process:

• Brickyard Cove Road will require less landscaping or design consider- 2’ 10-12’ 2’ ation if it is mostly emergency vehicle, Shoulder Paved Bike Path Shoulder residential and Bay Trail access;

• A parking management plan for Yacht Club regatta days should be developed;

Figure 4.2: Proposed Brickyard Cove Road

Brickyard Cove Road travel lane widths vary. Bay Trail Design Guidelines suggest a range of 10- 12’ for paved trail width.

Point Richmond Shores Design Principles Report 29

ADDITIONAL point richmond shores DESIGN 5ELEMENTS

This section outlines several additional design concepts to take into consider- ation as design development continues in this project.

Point Richmond Shores Design Principles Report 33 ADDITIONAL DESIGN ELEMENTS

1. Utilize Terminal One Building 3. Richmond Yacht Club

Several community members ex- As a close neighbor to the develop- pressed support for preserving por- ment project, the Richmond Yacht tions of the existing Terminal One Club would like the following issues structure and to reuse materials in the to be considered in the final condi- proposed waterfront park. tions of approval for the project:

2. San Francisco Bay Trail • There should be a roadway design that is compatible with the entrance TRAC would like to see that the San to the Yacht Club. Truck and trailer Francisco Bay Trail is continued in rigs need sufficient access into the fa- two segments around the project site cility. The new road alignment should -- a commuter trail along Brickyard be included in the scope of work of Cove Road as well as a recreational the developers and at no cost to the bike path along the water on Ferry Yacht Club, including landscaping Richmond Yacht Club Point Way. The commuter trail along and irrigation. Brickyard Cove Road should be on the northern side of the road so as • Locate the garbage transfer area of to continue the bike path and land- new development such that it is not scaping currently being developed upwind of the Club’s bar and restau- along the adjacent areas to the east rant. (the open space in front of Brickyard Landing.) Care should be taken to • Mitigate dirt, silt and dust during make safe crossings along both inter- construction. The developer should sections. (See diagram to the right.) hire a full time clean-up crew that The paths should following Bay Trail can keep the harbor, its boats, and Design Guidelines which suggest their rigs clean for the duration of the 10-12’ of paved bike path and two 2’ demolition. shoulders. (Refer to lower diagram on Safe Bike Crossing Intersections right.) • Keep all water run-off away from the club property at all times.

34 Point Richmond Shores Design Principles Report point richmond shores6NEXT STEPS

The next step in the planning of the former Terminal One site is the preparation and processing of a final development plan that reflects the ideas that emerged from the com- munity meetings. The final project design should be developed with the ongoing input and feedback from the community.

The Point Richmond Shores Com- munity Design Process represents an opportunity for the City of Richmond to establish a strong, compelling design and development with the support, knowledge and needs of the local community. This study has laid the groundwork for a success- ful integration of many community objectives. The vision and framework documented in this report will be realized through the continued efforts of Richmond’s dedicated residents, business-owners, elected officials and staff.

Point Richmond Shores Design Principles Report 37 point richmond shores APPENDIX

APPENDIX

SITE OBSERVATIONS BY NORM HOTSON

Norm Hotson, principal of the Van- 2. Cultivate A Feeling of Place couver-based architectural firm Hotson Bakker Boniface Haden (HBBH), pre- Next, Mr. Hotson expressed the need sented observations of the site and his for a design to respond to the feeling recommendations for approaching site of place. In the location of our project, design. Mr. Hotson emphasized the fol- the site area’s surrounding topography lowing three points in his presentation. and expansion of hillside should inform the design of future development. 1. Respect Historical Patterns The adjacent housing development, Brickyard Landing, demonstrates this Mr. Hotson emphasized the importance contextual approach. Mr. Hotson added of building on and working with the that the waterfront feature of the Point past. The location and material rem- Richmond Shores development should nants of the docks, rail lines and existing respond to the hill to the north by scal- road all provide good precedents for fu- ing down building massing as it nears ture designs. Mr. Hotson complimented the water’s edge. the “rail to trail” design feature in the proposed Toll Brothers plan as it reflects 3. Create A Strong Waterfront this historical approach. Mr. Hotson Connection suggested that the new development could also retain a corner or portion of Mr. Hotson felt that the new develop- the existing warehouse structure on the ment should take maximum advantage pier as an interesting material compo- of its waterfront location. Therefore, nent in the new proposed waterfront Mr. Hotson’s preference was not to put park. a major road so close to the water’s edge. He suggested instead a possible two- road configuration with Brickyard Cove Road as a more fast-moving, local com- muter road and Ferry Point Way as a multi-user, public access parkway with a strong recreational focus. A meandering road alignment and special paving mate- rials would further encourage pedestrian activity and slower driving along Ferry Point Way.

Point Richmond Shores Design Principles Report 41

point richmond shores