City Center Specific Plan Amendments And Background Report City of Richmond
PLANNING COMMISION FINAL DRAFT January, 2001 TABLE OF CONTENTS
Page
LIST OF TABLES...... v
LIST OF FIGURES ...... vi
INDEX...... viii
OVERVIEW...... xiv
1.0 INTRODUCTION AND BACKGROUND ...... 1
1.1 General Histor Location...... d yan 1 .
1.2 Regional Market Overvie Projectiond wan f Markeso t Demand...... 1 .
1.3 Summary of Issues and Opportunities...... 6
1.4 Existin Land g Lanan de Conditions...... dUs 3 1 .
1.5 Relationship to Existing Plans...... 24
2.0 AREA WIDE PLAN GOAL OBJECTIVED SAN S ...... 6 3 .
2.1 Areawide Planning Distric Projecd tan t Areas...... 6 3 .
2 Specifi2. c Project Planning Areas...... 6 3 .
3 Illustrativ2. e Plan...... 0 4 . Page
2.0A TRANSIT VILLAGE AREA PLAN ...... 432-A.1
3.0 LAND USE ELEMENT...... 42
3.1 Land Use Goals and Objectives ...... 42
3.2 Permitted Uses...... 44
3.3 Space and Site Requirements...... 50
4.0 CIRCULATION AND PARKING ELEMENT ...... 54
4.1 Circulation and Parking Goals ...... 54
2 Stree4. t System Policies...... 5 5 .
4.3 Parking Policies...... 59
4.4 Transit System Policies...... 64
4.5 Pedestrian and Bicycle Facility Policies...... 65
0 URBA5. N DESIGN ELEMENT...... 6 6 .
5.1 Urban Design Goal Objectives...... d san 6 6 .
5.2 Areawide Urban Design Policies...... 66
5.3 Specific Sub-area Urban Design Policies ...... 71 Page
0 CONSERVATION6. , RECREATIO OPED NNAN SPACE ELEMENT ...... 1 8 .
1 Conservation6. , Recreatio Oped nan n Space Goal Objectives...... d san 1 8 .
2 Areawid6. e Conservation, Recreatio Oped nan n Space Policies...... 1 8 .
3 Specifi6. c Conservation, Recreatio Oped nan n Space Policies ...... 3 8 .
7.0 PUBLIC FACILITIES ELEMENT...... 8 8 .
7.1 Public Facilities Goals and Objectives ...... 88
7.2 Areawide Utilities...... 88
0 9 3 Publi7. c Safety ......
8.0 IMPLEMENTATION...... 5 9 .
8.1 Regulatory Approach...... 5 9 .
2 Developmen8. t Mechanisms...... 8 9 .
9.0APPENDIX...... 11 1 MITIGATING MEASURES IDENTIFIE ENVIRONMENTAE TH Y DB L IMPACT REPORT ALREAD T WHICNO E HYAR INCLUDEE TH DN I SPECIFIC EXISTINPLAN I R NO G POLICIE REGULATIOND SAN S
1 11 1 Lan9...... e dUs .
9.2 Plans and Policies...... 111 Page
9.3 Transportation...... 11 1
9.4 Fire Protection...... 112
5 Polic9. e Protection...... 2 11 .
9.6 Schools...... 112
9.7 Water System ...... 112
9.8 Geology and Seismicity...... 113
9 Hydrology...... 9. 3 11 .
3 11 9.1Qualitr 0Ai y ......
9.11 Noise...... 113
10.0 CREDITS...... 115 LIST OF TABLES
Page
1. Growth in Space by Land Use - Richmond City Center - 1986 to 2005 ...... 5
2. Specific Plan Area Land Resources...... 17
. 3 Project 10-A Development Standards...... 0 3 .
4. Spac Sitd eean Requirements...... 2 5 .
5. Proposed Off-Street Parking Requirements...... 63
. 6 Planning-Level Cost Estimate Budgetinr sfo g Purposes: Capital Improvement Program - Circulatio n Elements ...... 0 10 .
. 7 Detailed Estimated Cost Streer sfo t Improvements...... 1 10 .
8. Planning-Level Cost Estimates for Budgeting Purposes: Capital Improvement Program - Utility Elements...... 102 LIS FIGUREF TO S
Page
1. Regional Location...... 2 .
2. Summary of Key Issues and Opportunities...... 8
. 3 Study Area Generalized Land Use...... 4 1 .
4. Existing Land Use...... 18
5. Parcelization and Ownership...... 22
6. Land Utilization ...... 23
7. General Plan Designation...... 25
8. Redevelopment Plan Designation...... 27
9. Existing Zoning...... 32
10. Areawide Development Framework ...... 37
11. Illustrative Plan ...... 41
TWO-A: Transit Village 1. Richmond Transit Village...... 2-A, 2
2. Phasing Diagram ...... 2-A, 3
3. Elevations...... 2-A6 , Page
TWO-A: Transit Village 4. Open Space ...... 2-A7 ,
5. Public Streets and Plaza...... 2-A, 8
. 6 Private Street Lanes...... d san . 2-A9 ,
12. Land Use...... 43
13. Permitted Land Uses by Sub-area...... 45
14. Specific Development Guidelines...... 51
15. Circulation Policy Diagram ...... 56
16. Prototypical Design Cross Section Harbour sfo Linkagy rWa I-580...... o et 8 5 .
17. Prototypical Design Cross Sections for Marina Way Linkage to I-580...... 60
18. Parking Policy Diagram...... 61
19. Urban Design Policy Diagram...... 67
. Memoria20 l Park Site Detail Illustrative Concept...... 4 7 .
21. Memorial Park Site Commercial Prototypes...... 76
22. Memorial Park Site Residential Prototypes...... 77
23. Areawide Conservation, Recreation and Open Space Policy Diagram...... 82 Page
24. Utilitie s- Stor m Sewer ...... 9 8 .
25. Utilitie sSanitar- y Sewer...... 1 9 .
26. Utilities - Water...... 92
3 9 27. Utilitie ...... s Ga s- .
28. Sources of Financing...... 103 INDEX
Page Page LAN ELEMENT...... E DUS 2 4 . On-site Open Space Requirements...... 53 Busines Personad san l Services...... 7 4 . Parking...... 49 Detailed Description of Community Facilities...... 9 4 . Permitted Uses...... 4 4 .
Detailed Descriptio Commerciaf no l Space and Site Requirements...... 50 Office/Retail/Institutional Uses...... 6 4 . Specific Land Uses...... 46 Detailed Description of Residential Use...... 49 Title 24 Requirements ...... 47 Development Intensity...... 50
Exemptions to the Site and Facility Requirements...... 3 5 .
General Commercial Uses...... 48
Generalized Land Uses...... 4 4 .
Height Limits...... 0 5 .
Lan Goale Objectives...... d Us san 2 4 .
Minimum Parcel Size...... 53
Noise Criteria...... 53 Page
CIRCULATIO PARKIND NAN G ELEMENT...... 4 5 .
Circulatio Parkind nan g Goals and Objectives ...... 54
Improvements...... 5 5 .
Linkages to I-580...... 57
Parking Policies...... 59
Parking Sub-area 1...... 2 6 .
Parking Sub-area 2...... 62
Parking Sub-area 3...... 4 6 .
Parking Sub-area 4...... 64
Parking Sub-area 5...... 4 6 .
Pedestria Bicycld nan e Facility Policies ...... 5 6 .
Street Classification...... 53
Street System Policies...... 54
Traffic Capacity...... 54
Transit System Policies...... 64 Page Page
URBAN DESIGN ELEMENT...... 6 6 . Memorial Park Sub-area...... 2 7 .
Areawide Urban Design Policies...... 66 Multiple-Family Neighborhood Sub-areas...... 9 7 .
BART Parking Area Sub-area/Transit Village...... 8 7 . Pedestrian Arcade...... 5 7 .
BART Station Sub-area...... 72 Pedestrian Circulation ...... 68
Building or Building Complex Pedestrian Circulatio Oped nan n Space...... 2 7 . Identification Signs...... 0 7 . Phasing...... 2 7 . Building Prototypes...... 75 Single-Family Neighborhood Sub-area...... 79 Business Establishment Signs ...... 70 Social Security Payment Center Sub-area...... 78 Central Core Sub-area...... 71 Specific Sub-area Urban Design Policies...... 71 Central Open Space...... 73 Street Setbacks and Build-to Lines ...... 67 Commercial Signs...... 9 6 . Transition Existino st g Neighborhoods...... 8 6 . General Commercial Sub-area...... 80 Urban Design Goals and Objectives ...... 67 General Requirements...... 69
Ground Floor Commercial/Retail Requirements...... 8 6 .
Kaiser Facility Sub-area...... 8 7 . Page Page
CONSERVATION, RECREATION Midblock Pedestrian Passes...... 87 OPED AN N SPACE ELEMENT...... 1 8 . Nevin Mall Improvements...... 4 8 . AC Transit Screening...... 85 Pedestrian Network...... 83 Areawide Conservation, Recreation And Open Space Policies...... 1 8 . Plazas and Parks...... 83
Buildings of Historic Merit...... 83 Promote Entrance Privato st e Development...... 7 8 .
City Center Plaza Improvements...... 6 8 . Provide Direct Access to City Center Plaza And to BART...... 86 Closur eStreets...... h t betwee9 d an h t n8 4 8 . Renovat Expand ean d City Center Plaza...... 6 8 . Connection to BART ...... 85 Retain Memorial Park...... 5 8 . Conservation, Recreatio Oped nan n Space Goal Objectived san s ...... 1 8 . Retain Planted Median...... 5 8 .
Extend Existing Networ Passagef ko s ...... 7 8 . Specific Conservation, Recreation And Open Space Policies...... 83 Linkages to I-580...... 84 Street Landscaping...... 4 8 . Macdonald Avenue Improvements...... 5 8 . Street Tree Improvements...... 5 8 . Marin Biky aeWa Route...... 4 8 . Streetscape System...... 84 Memorial Park Improvements...... 85 Page
PUBLIC FACILITIES ELEMENT ...... 8 8 .
Areawide Utilities...... 8 8 .
Fire Protection Services ...... 4 9 .
Gas System...... 0 9 .
Police Protection Services...... 90
Public Facilities Goal Objectives...... d san 8 8 .
Public Safety...... 90
Sanitary Sewers ...... 0 9 .
Storm Drainage...... 8 8 .
Water System...... 0 9 . Page Page
IMPLEMENTATION...... 5 9 . Required Areawide Improvements...... 99
Administration of a Specific Plan...... 96 Sectio Title: n1 , Purpose And Applicability...... 7 9 . Adoption of a Specific Plan...... 95 Sectio Application...... : n2 7 9 . Assessment Districts...... 105 Sectio : Procedurn3 Consideration...... r efo 7 9 . Capital Improvement Program ...... 9 9 . Sectio : Developmenn4 d tan Conformance Wit Projece hth A 10 t Design Review Criteria ...... 98 Redevelopment Plan ...... 96 Source Financing...... f so 9 9 . Developers Fees...... 8 10 . State Community Redevelopment Law...... 104 Development and Design Review Procedure...... 98 Funds...... x Ta Sats eGa 9 10 . Development Mechanisms...... 8 9 . State Support...... 109 General Funds...... 104 TDA Funds ...... 109 General Obligation Bonds...... 104 The Mello-Roos Community Facilities Act...... 107 Joint Development Considerations for BART...... 98
Regulatory Approach...... 95
Reimbursement District...... 99 OVERVIEW Citizens Advisory Committe usind e an marke gth t demand projections, ROMA Design Group was commissioned by the Richmond City Council to prepare a specific plan in accordance with California planning law. In turn, the land use WHA SPECIFIA TS I C PLAN? scenarios developed as part of the Specific Plan were reviewed by Lynn Sedwa Associate& y r consistencfo s y with their Under Californi (Governmenw la a t Code Section 6545. 0et market projections. seq.), a city or county may use a specific plan to develop specific regulations, program legislatiod san implemeno nt s it t In preparation of the Specific Plan, ROMA Design Group adopted general plan. A specific plan is intended to be a bridge prepared three reports: Existing Condition Recend san t Trends: betwee e locanth l general plad individuaan n l development Summary Issue d Opportunitiesan s . Preliminary Goald an s proposals. They contai e regulationsth n , conditionsd an , Objectives: Urban Design Framework. Evaluatio f Criteriano , programs necessary to implement the mandated elements of the and Development Alternatives; and Evaluation of Alternatives. general plan for a "specific" area within a community. They Upon completio secone th f no d report Citizene th , s Advisory n combinca e zoning type regulation d othean s r regulatory Committee hoste joina d t meetin e Citth yf o gCounci d an l schemes into one document which can be tailored to meet the Planning Commissio Octoben ni f 198o r updato 6t e then mo needs of the specific area. the status of the project and to gain concurrence with the direction of the Specific Plan. This document is based on the CITE HOYTH D CENTEWDI R SPECIFIC PLAN COME findings of that meeting and the culmination of the Citizens ABOUT? Advisory Committee's work.
This document include e Richmonth s d City Center Specific SPECIFIE TH S I CW PLAHO N ORGANIZED? Plad backgrounnan d reports beeha nt I . prepared undee th r guidance and direction of a Citizens Advisory Committee The Specific Plan is organized in parallel with the structure of regularlt whicme s hha y ove las e months0 rth t2 . the City's General Plan. It includes the following chapters:
The background reports and the Specific Plan are the result of a 1. INTRODUCTION AND BACKGROUND: This chapter two-part planning process e firs Th e proces.t th par f o t s summarizes the setting and conditions that existed prior to include o studietw d y Lynb s n Sedwa Associates& y n a , the preparatio plane r th whic f fo ,n plao e hth n provisions economi d reaan cl estate marketing firm e City hireth y . b d are tailored. This includes the history and location, a Respectively, the studies included an analysis of the past trends regional market overview, a summary of development and present economic conditions of the City Center area and a issues and opportunities, existing land use and land regional market overview and projections of market demand e arefoth ra from 198 2005o 5t . Unde e guidancth re th f o e conditions relationshie th d Specifian e , th f po c Pla otheo nt r . 4 CIRCULATIO PARKIND NAN G ELEMENT: This plan regulationd san s coverin Cite gth y Center Area. chapter identifies the circulation and parking improvements necessary to serve the development intensity anticipated in . 2 AREA WIDE PLAN GOAL OBJECTIVESD SAN : This e marketh t projection e Specifid provideth an sn i r c fo d chapter sets the overall framework for the City Center. It Plan. The "street system" is defined and improvements identifies broadly the goals and objectives for development described for adding streets and widening existing streets to Cite th y f o Center. (More detailed goal objectived san r sfo accommodat projectee eth d traffic parkine Th . g provisions the various elements of the Specific Plan are included at the are defined that establish a number of parking sub-areas in beginnin f eacgo h chapter.) This chapter identifies project which off-street parkin providee b n gca centralizen di d lots planning areas within the City Center that comprise r structureso additionn I . , specific parking requirementr sfo significantly interrelated parcels wher s importani t i e o t t developments in the City Center are defined. Parking coordinate developmen orden i t achievo t r goale eth d san restrictions, suc s precludinha g off-street parking along objectives. And finally, this chapter includes an certain streets, are established which will aid in achieving "Illustrative Plan" for the City Center. This figure urbae somth f neo design provision Plane transie th f Th .so t graphically depict realistie son c pictur developmenf eo t that syste s i mdefine d interrelationshipan d s between could be achieved under the provisions of the Specific Plan. developmen d thesan t e public services d finallyAn . , provision made sar pedestriar efo bicycld nan e facilitieo t s . 3 LAN E ELEMENTDUS : This chaptee mosth s ti r serv Cite eth y Center. fundamental component of the detailed provisions of the Specific Plan. This chapter identifies the permitted uses and 5. URBAN DESIGN ELEMENT: This chapter provides the e basith c spac d sitan e requirement r varioufo s s areas design framework for the City Center by first establishing within the City Center. The space and site requirements the overall design intent for the entire area and then specific include provisions for: design provisions for project sub-areas. The areawide design provisions include: height limits Street setback "build-tod san " lines development intensity Ground floor commercial/retail requirements on-site open space requirements Pedestrian Circulation improvements minimum parcel size Transition existino st g neighborhoods noise criteria Commercial signs 7. PUBLIC FACILITIES ELEMENT: This chapter identifies e publith c facilities require supporo dt e developmenth t t Building materials and colors envisioned in the Specific Plan. It includes a description of the existing utility infrastructure and describes an overall 6. CONSERVATION, RECREATION AND OPEN SPACE upgrading approach recommende accommodato dt e future ELEMENT: This chapter define e provisionth s r fo s development. It also includes provisions for public safety, conservin improvind gan recreatioe gth oped nan n space including polic fird ean services. qualities in the City Center. It establishes areawide provision ther sfo : 8. IMPLEMENTATION: This chapter defines the implementation approach and techniques available to Streetscape system implement the public improvements included in the various plan elements. It includes a description of the: Pedestrian network Specific Plan adoption process Plazas and parks Design review procedure Building historif so c merit Development mechanisms (such as joint development additionn I , specific improvement definee ar s d withie nth provisions for the BART property, a capital City Center area. These improvement associatee sar d with: improvement program, and sources of financing the capital improvements) - Linkages to I-580 - Linkages to I-580 Nevin Mall improvements
Macdonald Avenue improvements
Memorial Park improvements
City Center Plaza improvements
Midblock pedestrian passages ONE: INTRODUCTION - the completion of a new Kaiser Medical Center and the AND BACKGROUND Social Security Payment Centerd ;an road widening d streetscapan s e improvement n mani s y parts of the area. 1.1 GENERAL HISTOR LOCATIOD YAN N In 1973, BART opened the Richmond Station within the City e Cit f RichmonTh yo s locatedi d alon westere gth n coasf o t Center area, thereby providing a significant transit link to the Contra Costa County, California, 16 miles northeast and across San Francisco Bay region. the Bay from San Francisco. The area covered by the Specific e cit th e arey Pla f th generallo as i n y bounde y Barretb d t The Knox Freeway (I-580), connecting the Richmond-San Avenue, 19td 20tan hh Streets mid-bloce th , k line between Rafael Bridge with Interstat s undei , 80 er constructioe th t na Bissell and Chanslor Avenues, and 6th-7th Street. In addition, present time and will substantially increase the proximity of the the Specific Plan study included the area bounded by Ripley- City Center with the regional highway network. Roosevelt Avenues, 28th Street, Ohio Avenue, and Garrard Boulevard (see Figure 1). The City Center area emerged as The City Center today is a major underutilized land resource in Richmond's business and retail center in the 1920's and the Bay Area with substantial infrastructure improvements and 1930's d gre an ,n importancw i e citth y s a industrializee d consolidated land holdings. during World War II. Since the more recent establishment of Hilltop Mal Interstatn o lprimar e th , e80 y retai Cite l rolth yf eo Center has significantly declined (see Figure 1). 1.2 REGIONAL MARKET OVERVIEW PROJECTIOND AN MARKEF SO T DEMAND responsa s socio-economie A th o et c declin Cite th yf eo Center , in 1966 the City of Richmond established an urban renewal The Regional Market overview and projections of market area within the general area of the City Center and began deman o e studieseconth tw s f i do ds undertake y Lynb n n redevelopment efforts. Many major objectives of the renewal Sedway & Associates. The purpose of these studies was to effort have been achieved. They include: provide economic and real estate market data to guide the policies adopted by this Specific Plan. e rehabilitatioth r removano f blighteo l d buildinge th n i s renewal plan area; The following summary of findings considers scenarios of economic activity in 5-, 10-, and 20-year increments. The realizatioe th - severaf no l housing projects; figureCite th yr Centefo s r containe this di st fir reporno m e ar t projection f expecteo s d economic activity t rathebu ,e ar r FIGURE 1 REGIONAL LOCATION
RICHMOND CITY CENTER SPECIFIC PLAN indications of general directions and magnitudes of change that FIRE sectors (financial services, insurance, and real estate would occur under various sets of underlying economic sectors). assumptions. - In the spring of 1986, the supply of office space in the East General Findings of the Market Analysis s abouwa ty 45.Ba 5 million square feet f whico , h 37.8 millio s occupiei 7 nmillio 7. d s vacanti nan d . These Population growth in the East Bay is expected to remain estimates include only privately-owne leased dan d private strong over the next twenty years, and Richmond should office space. share full n thai y t growth assuming constructiof o n appropriate residential units. Total Easofficy Ba t e spac projectes ei increaso dt 54.o et 6 million square feet by 1990, to 62.9 million in 1995, and to Future office developmen e Richmonth n i t d City Center 9 millio7 y 2005b n . Total e periogrowtth r dfo h will will depend on office construction within its market area amoun o 33.t t 5 million square feet n increasa ,4 7 f o e anshare dth Cite eth y Cente abls ri captureo et . percent. This growth is forecast to increase approximately millio7 1. n square feet annually throug time th el hperiodal s Richmond is part of the East Bay office market, which considered. include f Alamedo l sal Contrd aan a Costa Counties. Office construction in the market area is a byproduct of regional Office locations decision markee th n si t are guidee aar y db economic growth as well as office usage patterns, which consideration rent/costf so , accessibility, housin whiter gfo - resul demana n i t r officdfo e space. Total employmens i t collar employees, and proximity to other businesses. In projecte o increast d e almos 0 percen5 t t ove e nexth r t terms of accessibility, the most important factor is twenty years, more than twice the rate of population automobile access -as reflected in proximity to highways, growth. leve f congestioo l e majoth f o rn roads d parkinan , g availabilit - ybecaus e automobile commutine th s i g Office employment will grow much faster than general preferred means of transportation for white-collar workers. employment due primarily to greater growth in the white- collar sectors. The twenty-year growth is projected to be New rail transit systems generally spur economic activity more tha percent0 8 n , increasin e numbegth f offico r e only if they represent significant improvements in workers in the market area from 168,000 today to 306,000 accessibility. To date BART has not had a substantial in 2005. Most of that growth will be concentrated in the impac n eitheo t r office locations decision r offico s e basic industries (i.e., agriculture/mining, construction, construction because most areas serve BARy db T already manufacturing, wholesale trade professionad an , l services), were well served by other forms of transportation. The with the greatest share in professional services and the most noticeable impac f BARo t s bee Tha o slo t ne wth suburbanization of office construction in other areas. 221,000 squar e 7 percen e Cit4 feet th r yo f , o totalt ; BART's importanc increasy futuree ema th n ei , however, virtually all of the construction in Richmond occurred more s highwaya s become more congeste mord dan e housins gi tha yearn nte s agoe importanTh . t reasonlace f th ko r sfo developed clos BARo et T stations. recent office construction are: limited highway accessibility and the inadequate supply of housing within the City for Conclusions for the Richmond City Center higher-paid workers, bot f whicho h limi potentiae th t l size of the white-collar work force in the area. Richmond also e numbeTh f householdo r n Richmond'i s s spherf o e has suffered from poor perceptions within the market area. influenc projectes i e increaso dt abouy eb percen9 2 t t over Richmond enjoys certain locational advantages, sucs ha the next twenty years, compared to 22 percent growth in proximit majoo yt r employmen transportatiod an t n centers the market area overall. This growth will add almost 10,000 and large parcels of assembled, inexpensive, developable households to the sphere of influence, with 75 percent of land, but these have not been sufficient to compensate for this added before 1995 in contrast to the employment the deficiencies identified. growth pattern, whic s concentratei h e subsequenth n i d t ten-year period. Thus, housing availabilit s expecteyi o dt Exact forecast officf so e developmen smala r fo tl area such precede office development, which corresponds well with as the Richmond City Center are difficult to develop with requiremente th officr sfo e attraction significanA . t portion precision. Thus, three scenario f growthso , summarizen di of this housing would be for higher-paid employees (e.g., Tabl , hav1 e e been prepared, each incorporating different Carriage Hills, Brickyard, Marina Bay). underlying economic assumptions for the City Center:
General deman r housin dfo aree th an gi woul d 1,15dad 4 In the high-growth scenario, it is assumed that e Citunitth y o t sCenter' s housing stoct retaini f i k s it s Richmond's locational advantages - large parcels of current market share, as shown in Table 1. The area assembled, inexpensive, developable land; proximity to probably could support more units, however f residentiai , l major employmen transportatiod an t n centers, good dan development were allowe designate w parceln do no t no s d improving accessibility - are recognized by developers for residential use. Deman r housinofficw fo dne ey b g and employers. Richmond and its City Center would workers is projected to be small relative to overall housing capture office growt n excese averagi h th f r o s pe e deman Cite th yn di Center . capita rate for the market area. This assumption is based on numerous parallels with Concord, where office - The City of Richmond contains 483,000 square feet of space is now about one-third more than the per capita office space ,r capit whic percenpe 8 Eas1 e y as th hi Ba t f o t average thin I . s scenario, office growth would tota1 2. l average (total office space divide populatioy db e th n i n million ove e nexth r t twenty years, wit e averaghth e spher f influence)o e e CitTh y. Center contains about annual rate growing over time as thresholds of growth TABLE1
GROWTH IN SPACE BY LAND USE* RICHMOND CITY CENTER, 1985-2005
1995-1990 1990-1995 1995-2000 2000-2005 1985-2005 RESIDENTIAL DEVELOPMENT Total Units 381 467 215 90 1,154
OFFICE SPACE: Business Services Growtw Lo h 4,010 4,040 4,878 4,908 17,836 Moderate Growth 4,010 163,216 246,746 248,263 662,235 High Growth 92,230 277,952 372,354 374,644 1,117,180 OFFICE SPACE: Other Low Growth 89,990 72,960 7,622 7,592 178,164 Moderate Growth 89,990 108,784 161,755 160,237 521,766 High Growth 84,770 252,048 334,646 332,356 1,003,820 OFFICE SPACE: Total Low Growth 94,000 77,000 12,500 12,500 196,000 Moderate Growth 94,000 272,000 408,500 408,500 1,184,000 High Growth 177,000 530,000 707,000 707,000 2,121,000
RETAIL SPACE: Office Based** Low Growth 5,644 4,618 739 739 11,740 Moderate Growth 5,644 10,900 16,350 16,350 49,244 High Growth 8,484 21,209 28,279 28,279 86,249 RETAIL SPACE: Resident Based Total 38,947 30,839 13,808 5,750 89,343 RETAIL SPACE: Total Growtw Lo h 44,591 35,457 14,547 6,489 101,083 Moderate Growth 44,591 41,739 30,158 22,100 138,587 High Growth 47,431 52,048 42,087 34,029 175,592
*Offic retaid an e l space expresse termn di f squarso e feet. **Includes restaurants ,percen5 estimate6 o t totaf 0 to 4 t ld a space .
Source: Lynn Sedwa Associate& y s - are reached. Office space would total 400,000square approximately 12,000 squar e low-growte th fee n i t h fee n 1990,925,00i t 0 square fee 3 n 1995i 2. t d ,an scenario for office space; 50,000 to 80,000 in the moderate- million square fee 2005n i t . growth scenario; and 85,000 to 145,000 in the high-growth scenario. Restaurant cent of the total. Space would account moderate-growte th n I - h scenari assumes i t oi d that over for 40 to 65 percent of the total. time Richmond's economy would more closely resemble those of other East Bay cities and the City - Residential e growtareth an i hwoul d support Center would shar than ei t growth. Office e spacth n ei approximately 90,000 square fee f retaio t l spac addition ei n City Center would increase to 1.4 million square feet by to the office-related retail space. The City Center is not 2005 increasn a ,millio 2 1. f eo n square feet. expecte recapturo dt formes eit r regional market sharr efo retail spending, however, because the market is already - Under the low-growth scenario, the City Center would well serve y shoppinb d g centers with competitive add only enough office spac servo et e local population advantages over the City Center. growth. Total growth would amoun 200,00o t t 0 square feet over the next twenty years. This would be Sources equivalent to two moderate-sized 8- to 10-story buildings. Lynn Sedway & Associates. "Regional Market Overview and Projection f o Markes t Deman r Richmonfo d d City e CitMucth yf o hCente r space woul e occupieb d y b d Center—1985 to 2005." Prepared for the City of Richmond, business services. If East Bay projections are an indication, March 1986. these services would account for about 660,000 square feet f spaclow-growte o th n ei h scenarimillio1 1. d noan square feet in the high-growth case. 1.3 SUMMARY OF ISSUES AND OPPORTUNITIES
Some of the office space would be likely to take the form e issue d opportunitieTh an s s withi e Citnth y Center Specific of retail-type space, particularly on the ground floor level. Plan area result fro interactioe mth f manno y physica s wela l l Especially likely would be business services and FIRE as market factors. While overall market demand is not sectors, which are more client-oriented. The exact considere thin di s descriptio f issueno opportunitiesd san e th , proportion would depend upon the types and designs of relationship between the marketability of various uses in buildings approve areae th r . dfo specific location s intrinsii s discussione th o ct . This summary of issues and opportunities considers, independently, topics Absorption of office space would support moderate levels relate land an d lano dt e conditions dus , existing plans, visual of retail growth. Such retail growth would total resources, transportation factors, infrastructure factorsd an , environmenta publid an l c service factors. Figure 2 is a diagram of the Summary of Key Issues and neighborhoods. This physical interruption of the retail role Opportunities. A more detailed identification of these issues of Macdonald Avenue currently provides a western and opportunities follows. boundar primare th o yt y retail district.
Land Use and Land Conditions The primary retail street within the City Center area is Macdonald Avenue. While large gaps extene occuth f n i ro t 1. Commercial Function retail street frontage, this portio s distinctivi n e from other section f Macdonalo s d becaus s lac it f generao kf o e l The commercial district of the City Center area is presently a commercial uses (including automotive) detracting from the vestige of the former downtown and will be limited by the more pedestrian-oriented streetscape. Along Nevin Avenue, on future demand for office and retail uses. A retail function, the other hand, recent development has undermined its however, is important to the future character and 24-hour potential as a major retail street frontage. There are a number vitality of the City Center, regardless of the intensity or f opportunitieo s suggeste existine th y db g conditione th f o s emphasi overale th f so l development. Specific attributee th f so City Center's retail district: existing setting provide opportunitie wels sa constraints a l n si plannin retaie gth l function: - Macdonald Avenu s convenienha e t curbside parking. Development plans for the Specific Plan area should take concentratioe Th potentiaf no l retail street frontage should into consideratio importance nth f convenieneo t curbside be limite corea o dt , pedestrian-oriented district; adequate parking along portions of Macdonald Avenue when and convenient street parking and off-street parking for establishing its overall traffic carrying capacity. patron neededs si . Much of the area's retail character derives from the - The extent of the retail core is interrupted by the BART remnant 20' 30'd san s commercial building stocke Th . tracks overpass separatin core gth e fro Civie mth c Center Market Square redevelopmen d Winteran t s Building area centered around 23rd Street. Because of the lack of reconstructio hige nar h quality environments that enrice hth direct street acces Macdonalo st d Avenu vicinite th n ei f yo shopping quality of the City Center. Sensitive infill between the underpass, this barrier provides a boundary definition existing buildings of architectural merit and building fro mprimara y retai e morl th distric e wesed th an to t t restoration present difficult but significant opportunities to general commercial uses thae locatear t Macdonaln do d improve the overall quality of the retail district. east of the tracks. Whil e publith e c plaz Macdonald t Harboua an y Wa r d The extent of the retail core is defined to the west by the Avenue is presently an underutilized public amenity, the recently developed single-family residential rol vitalitd plaze ean th f ayo area coul significantle db y FIGURE 2 SUMMARY OF KEY ISSUES & OPPORTUNITIES enhance imagretaie e th th f d leo districdan t improvey db 3. Key Development Sites supporting area. Major development opportunities withi Cite nth y Centee th e rar Though Nevin Avenue is designated a pedestrian mall in large, assembled parcels with vacant or marginal uses, and the the General Plan, and portions are closed to traffic and significant amount of land owned or controlled by public improved with pavin d landscapingan g , previous major agencies. Significant issues affecting these sites include the land use commitments disrupt the continuity of retail street appropriat intensitd an e f developmenteus yo . Amony ke e gth frontage. These commitments include the Social Security development opportunities are: Payment Building and surface parking lot and the Parking Authority's parking structure. The future role and character Redevelopmene Th t Agenc r Citthren yo yow e significant Nevie th f no Avenue Mall should take into consideration parcels with potentially convenient walk-in connections to both the immediate constraints to a retail function while the regional transit service. A potentially successful project recognizing potential long-term opportunities represented would carefully integrate vehicula pedestriad an r n access, by the pedestrian-oriented street. enhanc e on-siteth e open space amenities, carefully mass structure o maximizt s e street visibility, accommodate 2. Residential Function realistic phasing minimizd an , adverse eth e impact f traiso n and auto noise. The residential districts of the City Center area include a mixed-density older residential community in the south and e RedevelopmenTh t Agency own a significans t east sections, with recent residential development two-storf so y parcel adjacent to Memorial Park that could be oriented townhouses, three-story apartment structures, and two small around the existing stand of mature trees and have direct neighborhoods of single-family residences. The recent pedestrian linkages with BART and the public plaza. The developments are the result of Redevelopment activities that possible inclusio a retai f o nl street frontage along have added residents to the Specific Plan area. Macdonald Avenue poses important design and feasibility issues. Depending on the mix of uses, this site represents an pattere Th f thino s developmen resultes ha t broaa n di d range opportunity to set the direction for the development of residential types within the Specific plan area. There is still character and phasing of the entire City Center. substantial opportunity for additional residential infill within the older neighborhoods that could provide additional units and The City owns a significant site adjacent to Machinist upgrade the area surrounding the commercial core activities. Place, with a recently proposed mixed-use project. The propert s gooha y d visibility o direcn t tbu , acceso t s Macdonald Avenue. It is deep enough to permit some design flexibility, but will be impacted by its proximity to major noise generators (i.e., Amtrak, e BARTth d an , presently require resolution of the existing right-of-first- Macdonald Avenue underpass). refusal on air rights that the City holds.
- Adjacen Kaiseo t t r Permanente Medical Cente sita s ei r that - The Social Security parking lot represents another long- s beeha n subjec negotiatioo t t n with future Kaiseth r efo r term land resourc potentiad ean l development site largA . e addition of a 200-bed hospital facility. The adjacent portion expans parkineof conveniena gis t holding patter lannfor d f Nevio n Stree s beeha t n abandone e Citth o t yy b d in commercials it centers d e an siz f thiTh t o e. lo s accommodat e expansionth e e issuOn .e relate o thit d s imposition on both Nevin Avenue and Harbour Way parcel is the future extension of Nevin pedestrian mall provide real constraint vitalite retaie th th o st f lyo function through to the Nevin Recreation Center. A second issue is Cite th yf o Center long-tere Th . m potentia thif o l s centrally e feasibilitth f maintainino y e Macdonalth g d Avenue located site could provide important development frontag n grouni e d floor retail usee Nevith f ,i n Street intensification opportunities when land prices make parking frontage is developed as a pedestrian mall with commercial structures feasible. The difficulty of achieving the uses. cooperation of the Federal government would require a very long lead time. Still, the site should not be overlooked Between 8th and 9th Streets and south of Macdonald in evaluating future intensification opportunities. Avenue is a large Redevelopment Agency parcel. This area furthes i r removed from BAR r majoTo r automobile access 4. Renovation and Infill than any of the major development opportunities and is adjacent to a marginally developed area to the southwest. Renovation opportunities or key infill sites within the Specific Plan area are generally smaller parcels within block areas, The BART parking lots represent a long-term development sometimes with existing buildings of some architectural merit. opportunity when the price of land in the City Center While there are often difficult constraints associated with their increases beyond the cost of providing replacement parking development (e.g., inadequate parkin siten go r substantia o , l for BART patrons. The two sites, on either side of the cost r bringinsfo g buildings into Conformance with healtd han station, represen significana t t long-term land reserve with safety codes), these sites represent important opportunities. substantial development potential. Current BART policy These opportunities include: reinforcing the existing fabric or dictates that any development requires a lease agreement "grain" of a pedestrian-oriented retail district, or preserving the which reasonably precludes residential uses because of integrity of the street facade of an older structure that market resistance e propertTh . s gooha y d accesd an s contribute retaie th o lst characte districte th renovatiof y ro Ke . n visibility wels i t i ;l landscaped andpresens it n ,i t condition, or infill opportunities include: does not negatively impact development of adjacent land. o executT developmena e t agreemen lane th d n woulo t d The Hotel Don is a significant physical resource of The basic elements for an attractive open space system serving potential landmark quality. The tall poured concrete e Citth y Cente e alreadar r placn yi r plannedeo e majoTh . r structure with a brick facade helps to enrich the visual components include: the Nevin Avenue Mall, Public Plaza, qualit streetscapee th f yo . Whil currentls i t ei y vacand an t Memoria Nevie l Parkth d n Recreatio,an n Center additionn I . ,a in disrepair, findin a viablg e commercia r thifo s e us l number of high quality open space linkages exist in the heart of important visual resource would add immeasurably to the the City Center because of the street tree planting and physical qualit Cite th y f yCenteo r area. Current proposals pedestrian scale of the streets. for this structure include renovation for office or residential use. An open space system tying together these various elements and supporting adjacent development objectives is presently Nevin Avenue currently provides important vehicular lacking. Once established, it could potentially help to: structure access to the heart of the City Center, including direct the roles of the various streets, provide substantial amenities access to the Parking Authority's structure and delivery for adjacent development, and provide convenient pedestrian vehicle acces r existinfo s g development. Althouge th h acces BARo st capitalizTo t thin eo s transportation resourcs ea e streewidtth s narrowf i to h , pedestrian d vehiclean s s economin a c generator opee Th .n space system could alse ob easily coexis a pleasan n i t t setting e NeviTh . n Street utilized to create the gateways to the City Center and improve frontage provide numbesa f smaller-scaleo r d infill project the definition and image of the area. opportunities f the o n potentiall l mca Al . y providn a e important ground level street frontage amenity that could The AC Transit yard is a significant visual blight within the improv pedestriae eth n amenitie street/malle th f so . City Center area. Visual screenin f thio g s facility froe mth street would improv opee eth n space systedesirable b d man e Macdonald Avenue is currently the primary retail street regardles e futurth f eo s characte Cite th yf o rCenter . Current with convenient curbside parking t alsI . o serven a s a s plans include on-site improvements, but no major changes in arterial throug e Citth hy Centere o th site t Tw a s. facilitye th f o e . us intersectio d Macdonalf Harbouo an ny y ke e Wa r ar d opportunity sites at what is an important intersection in the Transportation Factors City Center. Neither site is appropriate for on-site parking. Consequently y futuran , e development must providr fo e 1. Street System appropriate parking in a convenient location. The street system within the Specific Plan area has been 5. Open Space System substantially improved as part of the redevelopment process. In addition regionaw ne , l improvement e plannear s r undeo d r construction that will serve the area. The Knox Freeway and I-80 improvements will improve - Ther significana s ei t surplu f publiso c parking suppln yi loca regionad an l l access. the City Center area, which could accommodate new demands. - The North Richmond Bypass could improve downtown access, and potential connections should be considered. - Peak parking demand at major private facilities (i.e., the Social Security Payment Center)e otheth n r o ,hand , - The 23rd Street railroad grade separation project is an typically exceeds 90 percent of available supply. important element affecting study area access. Factors affecting future development of the City Center: - Vacant parcel f lano s d coul e developeb d s interia d m parking facilities or permanent joint use Factors affecting future development of the City Center: parking/commercial projects.
Localized constraints on the street system serving the City - On-street parking is an important service for retail uses, and Cente havy impacn rma ea accessn o t . an important consideration with respect to the trade-offs relative to parking supply and traffic capacity. Marina Way capacity is limited to two lanes by the railroad overcrossing. . 3 Transit
Harbour Way is a narrow four-lane facility, constricted The Specific Plan area is served by BART, AC Transit, somewha on-streey b t t parking sout f Citho y Center. Traveler's Transit Amtrakd an , .
Barrett Avenue Street,h wes 6t Macdonal d f o tan , d Avenue, Surplus transit capacity will attract and accommodate riders withi e Citth n y Center Specific Plan area e limitear , d generate developmenw ne y db Cite th yn i tCenter . capacity streets; both could incorporate two lanes in each direction if parking was removed. Utilities
2. Parking e studTh y are s veri a y dense with existing storm drainage, sanitary sewe wated an r r facilities l appea adequate Al .b o t r e Off-street parking spaces include approximately 2,000 private existine foth r g development excep r somfo t e minor localized spaces and 1,100 public spaces. There is only one parking problems. Dependin future th n ego development, relocations structure, wit6 parkin22 h g spaces. On-street parkins i g and realignment existine th f so g systemnecessarye b y sma . provided throughou e Specifith t c Plan aret restrictebu a n do streets closcentrae th BARo en t i l d retaiTan l district. Center area to the Santa Fe rail yards at Garrard Boulevard. Environmental This study area includes entirel e Projecth y t 10-A Redevelopment Area as well as portions of adjacent As part of the analysis that was conducted during the neighborhood l sidesal n so . preparatio thif no s Specific Plan environmentan a , l revies wwa conducted to identify potential impacts and recommend A survey of existing land use within the study area was possible mitigation measures. During the course of the complete pars da f thi o t s Specific Plan preparation (ROMA). evaluation of alternatives, this environmental review was The generalized use mappee ar s block-by-bloca n do k basis, extende o defint d e more precisel e impactth y f variouo s s indicatin predominane gth t land uses (see usee FigurTh s . e3) intensities and kinds of development. This Specific Plan has include: been prepared as a "mitigated plan" in that it incorporates directly intplae oth n provision l feasiblal r sfo e mitigationo st Residential: multiple family, single family d mixean , d identified impacts. density
As part of the continuing environmental component of this Commercial Specific Plan preparation and approval, it is anticipated that an expanded study wil completee b l negativa d dan e declaration Industrial prepared as the appropriate environmental documents to accompany this Specific Plan. - Community Facilities: civic center, schools, parksd an , churches. In addition e Cits prepareth ,ha y circulated dan negativda e declaration for the amendment to the Richmond General Plan - Vacant that was drafted to bring the Specific Plan and General Plan into Conformance. Within the study area is the Specific Plan area for which land use development policies and guidelines were prepared. The land use pattern in this area has been mapped separately in 1.4 EXISTIN LANGD LANAN D E CONDITIONDUS S more detail and is not shown on the study area figure.
Study Area Existing Land Use A number of coherent neighborhoods or districts are recognizable despit e generalleth y fragmented e naturth f o e e studTh Richmone y th are r afo d City Center Specific Plas ni land uses surroundin e Citgth y Center area. Notable among generally bounded by Ripley and Roosevelt Streets on the these neighborhoods or districts are: nort Ohid han o soutStreee stretched th hn an o t s fro Civie mth c FIGURE 3 STUDY AREA GENERALIZED LAND USE 1. Public Facilities 4. Industrial Districts
The Civic Center complex; A concentration of large-scale industrial uses at the extreme northwest corner of the study area, dominated by a major The two-block area Gompers High School; steel fabrication facility;
The two-block area public park, community center, and A concentratio f manufacturinno othed gan r industrial uses City museum. alon northere gth southerd nan n boundarie AT&Se th f so F Railroad ROW, with access generally fro north-soute mth h 2. Commercial Districts cul-de-sacs that serve the residential areas immediately adjacent. This area includes the City of Richmond Public The auto-oriented strip commercial along both sides of Works Corporation Yard. 23rd Street through the length of study area; Except for these major identifiable areas, the land use pattern n establisheA d medical professional office complex within the study area, and surrounding the Specific Plan area, is concentrated along Broadway e shorth , t diagonal street characterizef single-familo x mi a multiple-famild y db an y y connecting 23rd Street with Macdonald Avenue. residential uses intermingled with commercial useeved san n industria lwestere useth n si n portio stude th f yno area. These 3. Residential Districts areas include a large number of vacant lots, substandard lots and structures, and vacant buildings. Metropolitan Square, an enclave of well-kept single family homes located between the Broadway diagonal and the Specific Plan Area Existing Land Use BART tracks; Richmone th aree r Th afo d City Center Specific Plan includes Atchison Village, a successful and notable housing the partial blocks along the outer perimeter of Barrett Avenue cooperative locatee extremth t a d e westerne edgth f o e on the north, Bissell Avenue on the south, 6th Street on the study area and physically bounded on two sides by railroad west d 19t 21sd an , han t Streeteaste th .n o sThi s study area tracks. includes all of the redevelopment project area, however, the boundaries are not coterminous with the Project 10-A Redevelopment Area.
A survey of existing land use within the Specific Plan Area was completed as part of this Specific Plan preparation (Richmond Planning Department and ROMA). The survey is Residential2. Uses summarized in Table 2. The uses are mapped on a parcel-by- parcel basis (see Figure 4). The uses include: Residential uses occup secone yth d largest land area. Subareas within the Specific Plan area can be identified, including: Residential: multiple famil singld yan e family - The New Multiple-Family Strip. North of Barrett and at the Commercial: office, government office, general extreme north west corner, multiple-family housing commercial, financial medicad an , l related development promoted by the City redevelopment process has established a high quality edge to the commercial core. Community Facilities: Schools, Churches, Handicapped In additionmultiple-familw ne o tw , y project currentle sar y Services, Child Care Citd an ,y Public Works under construction on Bissell Avenue between 12th Street and Marina Way. Parking Single-Familw Ne e Th - y Neighborhood e westerth t A .n Open Space edge of the Specific Plan area, 44 new single-family homes have been developed. These homes provide a distinctly Vacant contrasting e characteimag th e adjacen th o t e f o r t commercial corraggee s welth ea s a ld edg f residentiaeo l 1. Parking Vacantand Land and commercial uses along 6th Street and Bissell Avenue. e predominanTh e studth n yti lanaree s parkingus di a n I . - The Old Mixed-Density Neighborhood. South of the BART o BARtw additio e Tth parcelo t n s totaling som acre2 1 e s station is an older neighborhood built on the original developed as surface parking, there are major surface parking parcelization. This aremajoa s ai r concentratio housinf no g lots serving the Social Security Payment Center and Kaiser Specifie inth c Plan area aree characterizes Th .ai x mi a y db Hospital, Redevelopment Agency land currently used as f single-familo multiple-famild yan y structures largo tw , e parkine commerciath r fo g l used BARan s T overflowd an , vacan scatterina t lotd san severaf go l small vacant lotsd an , scattered parking areas in private ownership. There is one some residual commercial development concentrated along parking structure in the Specific Plan area owned by the Macdonaldd Marinan y aWa . Parking Authority. AC Transit has a major bus storage facility east of the BART tracks and south of Macdonald. TABLE 2
EXISTING LAND RESOURCES IN THE SPECIFIC PLAN AREA (in Acres)
Within Outside Project 10-A Project 10-A Total
1. BART, Railroady RighWa f o t 0.0 9.9 9.9 2. Streets 31.8 25.8 57.6 3. Parkin Vacanr go t BART 1.9 7.0 9.8 Private 13.1 0.3 13.4 City Owned 7.5 0.5 8.0 Other 0.7 0.0 0.7 Total 37.8 13.9 51.7 4. Residential Multiple Family 13.2 4.6 17.8 Single Family 6.8 10.5 17.3 Total 20.0 15.1 35.1 5. Commercial Government 6.6 0.0 6.6 Medical 1.6 0.04 1.6 Other 6.7 5.0 11.7 Total 14.9 5.04 19.9 6. Community Facilities Public Schools 0.5 1.2 1.7 Other 1.2 2.1 3.3 Total 1.7 3.3 5.0 7. Open Space 4.6
TOTAL 110.8 74.4 185.2
Source: ROMA Design Group 3. Commercial Uses and, overall pattere th , f retaino l use brokes si vacany nb t buildings or cleared parcels. One notable exception is the The commercial uses include the vestiges of the former central block northeas d Macdonaldf Harbouo an t y Wa r . This business district of the City Center. However, the current mix block include numbea s f restoreo r d buildings with viable of commercial uses is dominated by government offices with commercial uses and significant ground floor visual some general commercial and retail uses, including two new interest. A central landscaped plaza (owned by the fast food establishments. Redevelopment Agency) provides convenient off-street parkin remodelee accesd reae th gf an th ro o st d commercial Government Offices. The Social Security Payment Center structures. Market Square Mall is a renovated two-story dwarf l otheal s r developmen e Citth yn i tCente scaln i r e commercial project with orientatio boto nt streee hth t side and visual impact. While the largest employer in the and the plaza and with a ground floor pedestrian mall Specific Plan are s hig a(a s 1,70 ha 0 employees durine gth connecting them. There is one neighborhood food market peak summer hiring period) e facilitth , y itsel higa s i fh locate Macdonaln do Streetsh d 8t betwee d an . h n7t security building. It is not open to the public and extensive security provisions kee generae pth l publif eveo e t nth cou General Commercial. There is some auto-related ground floor lobby areas addition I . thio nt s major facility commercial activity, notabl Bisselld t Harbouya an y , Wa r are: 1) a social security district office (open to the public), and along Macdonald at the 19th Street entrance to the Contra ) 2 d a Costan a County Human Services Officn (i e BART station. Along Macdonald Avenuee , th eas f o t space leased fro mprivata e owner). BART overpass, the street takes on the character of its historic strip commercial role. - Medical Facilities. The Kaiser Permanente Medical Center occupie a singls e large parcel assemblee th y b d 4. Community Facilities Redevelopment Agency. Most of the parcel is currently used as surface parking. A single dental professional office Ther numbea e ear f communito r y facilities located withie nth locates i 16tn do h Street sout Macdonalf ho utilized dan n sa Specific Plan area, some privately supported, but most publicly adjacent parking lot with access directly from Macdonald. supported. The facilities include:
Financial Offices. There are two banks within the Specific Three churches. Plan area. Schools. A church school associated with the Lutheran - Retail Services. The existing retail services are clustered Churc Barretn o h t Avenu d 19tan e h Street s wela ,s a l predominantly along Macdonald and Harbour Way. The Gompers High School, occup cito ytw block Bisseln o s l existing ground floor retail frontage is extremely limited Avenue between 7th and 9th Streets. In addition, the FIGURE 4 EXISTING LAND USE (JULY, 1985) School District offices are located between 11th and 12th - Public Plaza. At the southeast corner of Harbour Way and Streets. Macdonald Avenue e Redevelopmenth , t Agencs ha y develope dlandscapea d squar f approximateleo acres1 y1. . Handicapped Services. The former fire station located at The improvements include terraced lawn areas, a paved Barrett Avenue and 19th Street is currently used as e terracesa th f o p , to pave e plazth d t a circulatio n paths facility for handicapped services. aroun perimetee dth lawe th nf largo a rarea d ean , cascade fountain that is not presently operating. Except for the Child Care. As part of a multi-family residential project, a activity s stoarounbu p e adjacenth d o Macdonalt t d child care facility is located on 8th Street. The facility is Avenue e publith , c square suffers froe lacf th mo k owned and operated by the Greater Richmond Community surrounding development and is not significantly utilized. Development Corporation. Memorial Park. An approximately 1.4-acre park site has Public Works. A small storage building has been been designated in the Redevelopment Plan on the Bissell temporarily locate landn do s owneRedevelopmene th y db t Avenue frontage of the large, vacant super block between Agency adjacent to the BART station. The building is used Harbour and Marina Ways owned by the Redevelopment by the City Department of Public Works. Agency. The future park has many mature, full grown trees including specimensized Sycamores, Cedars Camphod an , r . 5 Open Space trees e grounTh . t dimprove no are s i at includebu d s remnant asphalf o s t paving. The existing open space improvements within the Specific Plan area include dedicated parks, an area set aside for a future park - Nevin Mall. As part of the General Plan, Nevin Avenue within the redevelopment area, and various improved between 23r dNevie Streeth d n an tRecreatio n Centes ha r pedestrian zones. been designate pedestriaa d n mall e segmenTh . t between 13th 15th and 19th 18th Streets has been closed to traffic and - Nevin Center. At the extreme western edge of the Specific improved with paving, landscaping fountaia d an , n located Plan area, the City has improved a 4.38-acre site as a park. i nSociae fronth f o tl Security Payment Building male Th .l Formerly two city blocks, 5th Street has been closed off to provides direct pedestrian access to BART and the Amtrak creat largea e , open city park. Improvements withie nth stations. park include a youth recreation center with off-street parking and the West Contra Costa Museum housed in the Other Pedestrian Improvements. A mid-block, land-scaped historic "Old Library Building". pedestrian path has been provided by the Redevelopment Agency between 11t d 12than h Streets adjacene th o t t Agency parking structure e patTh h. interconnects:market square plaza (also use r parking)fo d a secon, d phase are concentrated in the new single-family developments on the development site e Greateowneth y b dr Richmond wester ne Specifi th edg f o e ce oldePlath n rni ared an a Development Corporatio presentld nan y land-scapeda d an , residential district south of Macdonald and east of Marina future mid-block extensio pate th h f neasterlo y througe hth Way. adjacent block. Figur alse5 o indicates contiguous ownership patterne th n i s Parcelizatio Ownershid nan p private sector. These are adjacent parcels with a common owner. In many cases, contiguous ownership can represent the More than 50 percent of the Specific Plan area is owned by intention to control larger parcels for the purposes of private public or quasi-public agencies. With this degree of public redevelopment. This is especially true in areas like that south control of the lands, the area presents the opportunity for a of Macdonald and east of Marina Way. While no time frame is significant leve f publio l c plannin d coordinationan g e Th . apparent e underlyinth , g zonin n thii g s area would permit existing parcelizatio ownershid nan Specifie th r pfo c Plan area higher intensity development wit appropriate hth e assemblf yo are shown on Figure 5. parcels.
The biggest land owner is the City. The City holds direct title Land Utilization to several parcels and also controls land through the Redevelopment Agency e Parkinth , g Authoritye th d an , Land utilization is a measure of the comparative level of Housing Authority. property improvements of the privately owned lands. The measure is based on the ratio of assessed improvement value to Substantial land holdings are controlled by a number of other assessed land value and is taken from the County tax roles. public agencies. Chief among thes Federae BARe th ear d Tan l Social Security Agency. In addition to these, parcels are held Generally a highe, r land utilization ratio indicates thae th t TransitC byA Richmone th , d Unified School Districte th d an , property has a higher degree of economic utility. The lowest United States Post Office. land utilization would indicate that the property is totally undeveloped (e.g., vacant)purposee th r Fo f indicatin. o s e gth Additionally, quasi-public agencies such as the Greater range of land utilization within the Specific Plan area, ratios Richmond Community Development Corporation, EBMUD, are calculated and then classified into ranges (see Figure 6). severan ow T anl parcelsdPT . Since land utilization ratio takee sar n fro assessor'e mth s role, The existing private ownership is spread throughout the they can also be influenced by other factors besides actual Specific Plan area. The largest private land owner is Kaiser value of improvements. Property is usually assessed when it is Permanente Hospital. Significant parcelized private holdings sol wher do n major improvement undertakene sar . Assessments FIGUR E5 PARCELIZATIO OWNERSHID NAN P FIGUR E6 LAND UTILIZATION comparabld an cag nla y developed propert havn yca e different Cite Richmonf Th 1yo . d General Plan assessed valuations. For this reason, land utilization ratios need to be interpreted on a generally comparative level. Trends or 2. The Project 10-A Redevelopment Plan area-wide characteristics are more significant than absolute values. 3. Policy Plan for the Iron Triangle (Local Area Plan)
Specifie th r Fo c Plan area ratioe th , s range dramaticallye Th . 4. The City Zoning Ordinance highest values are generally in the residential and commercial areas improve e redevelopmena resulth s f a do t t process. 5. BART documents including the BART Access Plan and Specifically, the multiple-family projects along Barrett Avenue Joint Development policies and planning reports single-famile th d an y project westere th t a s nplae edgth n f eo area have highese somth f eo t land utilization ratios. Higher Richmond General Plan values are also attributable to the renovated commercial block north-east of Macdonald and Harbour Way and the newer Cite Richmonf yTh o d General Plan contains goal policied san s multi-story office building leaseCounte th o dt y Departmenf o t to guid developmene eth e City Generae th f Th . o t l Plas nwa Human Services additionn I . , ther severae ear l parcele th n i s adopte n 1964i d e ConcisTh . e General Plan documens wa t residential neighborhood sout f Macdonalo h d easf an do t approve 1982n di . Marin wity haWa high land utilization ratios. 1. Land DesignationsUse Sources The General Plan provides for the development of a strong and Cit Richmonf yo d Planning Department visually dramatic community core comprising the Central District e rapith , d transit station e Civith , c e Centerth d an , Contra Costa County Assessor Uptown Business District. The Central District is envisioned as a "compact center" wit a hconcentratio f officeso n , retail ROMA Design Group services, apartments d amenitiean , r pedestriansfo s . Such development will complement the existing commercial 1.5 EXISTING PLAN REGULATIOND SAN S facilities, the Federal Social Security Payment Center, and the BART rapid transit station. (See Figur) e7. The existing regulatory framework for the Richmond City Center Specific Plan include currene sth t policie standardd san s guiding development in the following principal documents: FIGURE 7 GENERAL PLAN DESIGNATION JANUARY 1986 Generae Th l Plan define pedestriaa s n mall along Nevin Street generally located in the western third of the Study Area but stretching from 23rd Street, through the BART facility, to the also extend to the north beyond the Study Area boundaries. community Street h par6t t ka . - Urban Low-Density Residential. The density envisioned is The specific land uses include two commercial designations, 7.0 to 12.9 d.u. per acre. There are two important three residential designations, one industrial designation, and neighborhoods with existing high quality residential identified community facilitie communitd san y parks. environments generall norte Civie soutd th th ho an yt f c ho Center Area. e CentraTh - l Business District e CentraTh . l Business District of Richmond is the principal business, office, General Industry . e generaTheron s i e l industry lans u d service and entertainment center of the Planning Area. It is designation within the Study Area located at the extreme located where major transportation route d facilitiean s s northwest corner adjacen AT&Se th o t t F Railroad ROW. make access convenient and fast. Community Facilities. These includ e Civith e c Center General Commercial Areas. This use includes commercial concentratio wels na schoos a l lStud e siteth n ysi Area. uses that do not fit into a conventional shopping center and t belonCentrae no th o n gd i l Business District e useTh .s 2. Relationship Thisto Specific Plan include automobile-oriented (e.g., along 23rd Street), long- time strip commercial areas (e.g., including portions of Richmone Th d City Center Specific Plan implement basie sth c Macdonald Avenue) includn ca concentratioe d eth an , f no provision e existinth f o s g General Plan. Minor differencen i s medical professional offices (in the triangle formed by specific land uses for a number of areas are a result of the Broadway, Macdonald 23rd)d an , . Specific Plan objectives to protect recently developed multiple- family area single-famild san y areas brino T .Specifi e gth c Plan Urban High-Density Residential Areas. The density and General Plan into Conformance, the City has initiated a envisione s 20.r dmori o 0 e dwelling units (d.u. r acrepe ) . General Plan Amendmen modifo t Generae yth l Plan. These areas are generally located at the northeast quadrant f BARo alond Tan portioga norther e th f no ne edgth f eo The Project 10-A Redevelopment Plan AT&SF Railroad ROW. An urban renewal project, designated 10-A was developed in - Urban Medium-Density Residential. The density 1966 and amended in 1973 with the intent of redeveloping the envisione s 13. i do 19. t 0 9 r acred.upe . . These areae ar s Richmond downtown. The redevelopment area contains 110.8 acres. The boundaries are as shown on Figure 8. FIGUR E8 REDEVELOPMEN T PLAN DESIGNATION (Prio Septembeo t r r 1987 Redevelopment Plan Amendment) Development1. Objectives Specific2. Land ProvisionsUse
While many individual projects have been achieved withie nth e lanconcepe urbaTh e dus th r n fo t renewal plan provider sfo Redevelopment area, most of the objectives that were three basic land uses: commercial, residential, and open space identified for the original urban renewal project are still (plazas, malls parks)d ,an additionao .Tw l classifications were relevant overale Th . l project objectives includ followinge eth : establishe o providt d r alternatfo e e and/or dual lane us d development. These were designate commercial/residentias da l o removt e structurally substandard buildings, eliminate or residential/commercial to indicate a preference. The blighted influences, provide land needed for public alternate or dual land use categories predominate in the land facilities, remove impediments to land development, and e planus , providing substantial flexibilits it r fo y achieve appropriate changes in land use; implementation. The only areas actually designated exclusively for commercial use were: the central core of four blocks provido t - framewore eth k within which restoratioe th o nt bounded by Macdonald, Nevin, Harbour Way and Marina economi sociad can l healtProjece environs it th d f ho an t s Way partiae th ; l block bounde Macdonaldy db , Harbour Way, will be accomplished by private actions; 11th and the City Plaza; and the superblock bounded by Macdonald, Bissell, Harbour Way and Eighth. - to guide development toward a satisfying and total urban environment which reflects concer r higfo n h level 3. Intensity Provisions architectural and urban design principles and which enrich sociale th , educationa culturad an l communitye l th lif f eo ; Withi 110.e nth 8 acres urbae ,th n renewal plan envisioned:
o providt e soun d attractivan d e residence f propeo s r commercial o overalusen - s l intensity limits were economic bas proportiod ean n with emphasis upon private established. housing suitable to the needs of the existing residents; - residential uses - a total of 845 units at an overall average provido t - catalysea extremn a r fo t e economic revitalization density of thirty-five (35) dwelling units per net usable in and around the Downtown Project, thereby creating acre. substantia b opportunitiejo l e unemployeth r fo s d an d underemployed, and to effect the removal of impediments - open space - not less than three acres. (This included the o lant d dispositio developmend nan t through acquisition City Plaza, Memorial Park, and Nevin Street Mall.) and for assembly of land into reasonably sized and shaped parcels serve improven a y db d street syste improved man d public utilities. 4. Development Controls - Conservation,
Development control Redevelopmene th n si t Pla confinee nar d Conservation and Rehabilitation, chiefl parkino yt g standards though residentiar fo , l uses, some additional standards apply. The controls are summarized in - Gradual Rebuilding with Intermediate Conservation or Tabl. e3 Rehabilitationd an ,
n additioI o thest n e standards, thera landscapin s i e g Constructiow Ne Rebuildingr no . requiremen l portion l al use sitt e coverer al th er sno fo f fo tso d by buildings or paved. Within the Specific Plan area, two areas are designated for new constructio r rebuildingo n e nort d wesTh . an h t boundaries 5. Relationship to This Specific Plan (nort f Barreto h d wes f an 8thto t ) have been successfully redeveloped. The large neighborhood south of Macdonald and The Richmond City Center is generally consistent with the generally east of 12th has been only marginally improved. Project 10-A Redevelopment Plan. It does, however, establish a number of more precise or restrictive development Circulation policy in the Iron Triangle Plan begins with the provisions. These more restrictive provisions include such statement that all through traffic shall be discouraged. At the thing s heighsa t limits, parking standards somd an , e sitd ean same time intermodae th , l linkages between BART, vehicular facility requirements and setback standards that are different. access, bus, pedestria d industriaan n l goods movemene ar t cite importants da . Specific street function designatede ar s : Policy Plan for the Iron Triangle (A Local Area Plan) - Arterials. Arterial streets are designated as Barrett Avenue e overalTh Police l goath f e Iroyo l th Plan r Trianglnfo s i e for through traffic, and Macdonald Avenue for commercial revitalizatioe stateth s da enhancemend nan downtowe th f o t n traffic. anintegratioe dth urbae th f nno core with housing, community facilities and commercial land use. The concepts of the Iron - Local Collectors. Marina Way is identified as a local Triangle Plan are based around the attraction of new public and collector. private facilitie e corth eo t sareae policieTh . s generally concentrate on the area surrounding the Project 10-A Pedestrian Way. Nevin Avenue is shown as a pedestrian Redevelopment Plan boundaries. way exclusively withi e corcentee th nth e f rareao d an , "primarily pedestrian" in the eastern and western extremes Residential policies identify four categorie actionf so : whaf thes o wa nt define "downtown"s da . TABLE3
PROJECT 10-A DEVELOPMENT STANDARDS
COMMERCIAL DISTRICT Off-street Parking Building Requirement Setbacks Height
hotels/ motels 1/room+ none none F GS 0 1/30 restaurants 1/100 GSF none none medica dentad an l l 1/200 GSF none none banks and financial 1/200 GSF none none offices t specifieno d none none all other 1/300 GSF none none
RESIDENTIAL DISTRICT
Off-street Land Parking Building Usable Coverage Requirement Setbacks Height Open Space
50% 1/d.u. 15-ft. none 200 s. f./ d. u. . L . froP l mal 12 ft. front 0 ft. side rea. ft r6 0 ft. front at specific locations
Source: Project 10-A Redevelopment Plan, 1973 Richmone Th d City Center Specific Pla consistens ni t witd han Ligh- 2 M t Industria - l will help to implement the Iron Triangle Local Area Plan. - M3 - Heavy Industrial City Zoning Ordinance - CD - Controlled Development (additive; e.g., an overlay Cite Richmonf yTh o d Zoning Ordinance, chaptere 15.0th f o 4 underlyinn a f o p zonezone to gus n eo ) Municipal Code s amendeda , , establishes land uses, development control procedured an s r lanfo s d development 2. The CM Zone within Richmond's city limits. primare Th y designatio Specifie th r nfo c e Plath , n AreCM s ai 1. Existing Designations central business zone. This designation permits limited light industrial in addition to conventional "downtown" land uses. Zoning designations for the Study Area are shown on Figure 9. The CM designation includes all uses permitted in the General zonee Th s within this area include: Commercial (C2d Neighborhooan ) d Retail Services (Cl) districts. Development within these categories is limited to Singl- 1 R e Famil- y Residential residential, retail stores, business offices, professional offices and some related uses. Residentia- D RM - l Medium Density Off-street parking requirement r commerciafo s l developments Hig- 3 R h Ris - e Residential within the CM district range from a low of approximately 1 parking spac r 1,00epe 0 squar esmala feer fo tl building (5,000 Communit- R C - y Reserve to 7,000 square feet), to a high of approximately 1 parking squar0 spac50 r elarga e pe fee r fo et building (10,000 square Neighborhoo- 1 C - d Retail Service fee r larger)o t . Buildings with less than 5,000 square feee ar t exempt from providing off-street parking. Off-street parking - C2 - General Commercial requirement r residentiafo s l dwellings located M withiC e nth r unitpe . e districaree Mucon th a e f ho designatear t s i M dC - CM - Central Business also controlle Redevelopmene th y db t area plan which provides specific parking requirement commerciay sb l use. Residential - M1 - Research and Manufacturing parking requirements with the redevelopment plan are consistent with the zoning. FIGURE 9 EXISTING ZONING (JANUARY, 1986) Heigh buld an tk limitations identifie Zonine th n di g Ordinance developmen r expansioo t existinf no g development musn i e b t allow a 75-foot height limit within a CM area, with provisions Conformance with the applicant's "Controlled Development for increase heighn si t based upo nsetbaca buildinf ko g facade Plan" for the site which must be approved by the City Planning from the public right-of-way. A tower may be built in the CM Commission. area without referenc heighy an o et limitationse lons th a , s ga towee basth f ero doe t exceesno fee0 dlengt6 n i t widtr ho f ho 5. Relationship Thisto Specific Plan the building and does not cover 20 percent or more of the gross lot area. e RichmonTh d City Center establishes d facilitsitan e y standards such as height and floor area ratio, urban design 3. Outside the CM District provisions suc buildins ha g setbacks parkind an , g requirements for the uses permitted. These controls generally incorporate the Within the Specific Plan area, additional zoning designations development standard zonine th n i sg ordinance, though there include: are a number of areas where the controls in the Specific Plan are different than the existing zoning. The Specific Plan - R3, with or without the controlled development overlay; provide a simplifies d applicatio f theso n e standardy b s wit off-sit1 h e parking plac75-fooa r unid epe an t t height reducing the number of specific land use types within the area. limit that can be exceeded with appropriate setbacks. In addition provisione th , s withi Cite nth y Center Specific Plan fo a desigr n review procedure updat e currenth e t zoning , mainlC2 y- along both side f Barretso t Avenue th eas f o t overlaD provisionC e yth r zonefo s , making design review BART tracks, and directly adjacent to the SP tracks south applicabl evero et y project withi Specifie nth c Plan area, except of Macdonald. for single-family residences.
- M2, generally the BART lands but also the AC Transit BART Plans service yard; wit same hth e heigh zoneM C t limit.e th s sa primare Th y planning document settin BART't gou s objectives 4. CD Overlay Zone an dRichmone planth r sfo d statio BARe th s ni T Access Plan. plae Th n focuseparkine th transin d o sgan t connections that overlaD C e yTh zone establishes specific controln o s make BART accessible to its patrons. BART characterizes the developmen alsd an to increase e Richmonsth d City Planning Richmond station as "fairly low daily patronage both in terms Commission's flexibilit respondinn i y communito gt y needs. of production attractionsd san . Total daily ridershi expectes pi d e purposTh f thio e s overlay zonachievo t s i e e good design to increas y onl b e0 percen 2 y t between 198 d 1990.0an " withi requirena d Controlled Development area. Onc parceea l (BART Access Plan.) BART anticipate thir sfo s same perioa d" f lans o beedha n zone o includdt e overlayth e y initiaan , l moderate increase in park/ride demand". 1. BART Parking 4. Air Rights Agreement parkine Th t currentlglo y contain space4 s75 s (718 all-dad yan Futur rightr eai s were BARe provideth t a T r statiodfo pars na t 36-midday spaces) 630 spaces on site at time of amendments. agreemene ofth t between Cite BARth yd madTan 196n ei o 7t BART's parking requirement summarizee sar : das locat statioe a downtown e th n ni agreemene Th . t stipulates that, in the event the District elects to sell or lease any air rights, the deficienco n presentt ya ; City will hav e"righa firsf o t t refusal purchaso t " rightr ai e seth at their fair marke tday0 value determin18 o sCitt e s Th y.ha f ei 100-space deficiency projected by 1990, though no plans it wishe o acquirt s e rightsth e . (BART Agreement, 1967, exist to provide for this increase in demand except for paragraph 12.) possible restriping to increase the number of spaces and the provision of preferential carpool parking; This present arrangement leaves BART in the position to instigate any future joint development. Currently, the District increased parking demand possible with increasinf o e gus does not have any plans to pursue development at the station direct Richmond-San Francisco service. becaus e perceiveth f o e d poor market conditions. (Kerry O'Banion, BART joint development, personal 2. Transit Access communication.) e RichmonTh d BART statio Transiserves C ni A y db t routes Accordin n evaluatioa o t g f joino n t development potential 68, 69, 72, and 78. Generally, these routes provide service to El completed for the District in 1983, the threshold factor for Cerrito, Albany, Berkeley n PabloSa ,l SobranteE , d an , making joint development feasible (assuming a market for the Downtown Oakland. AC Transit indicates that there are no development dollar 5 lana 2 s o i )dt rangse valu0 2 th f n eo i plans to change or increase the level of bus service at the per square foot. (Keyser Marston Associates, BART Joint station. Development Program Task I Report: Relative Joint Development Potential at BART Station Sites, June 1983.) At 3. Amtrak Connection this value, it is reasoned, the cost of providing structured parkin replaco gt e on-site surface BART patron parkine b n gca e RichmonTh d BART station incorporate a platfors r mfo provide joine th ty db developmen t project. This definitios i n Amtrak trains. This connection gives Richmon a duniqu e e assumptionbaseth n do s that t minimuma , , existing patron intermodal facilit e BARth n yi T system providing acceso t s parking must be replaced and that no additional land is this regional and national transportation service. availabl r patroefo n parking threshole Th . d land value usen di this analysi break-evea s si n point, where land valu juss ei t high enough to cover the cost of replacing BART patron parking with structured parkin n otheo g r BART-ownede th lan t a d Richmond Planning Department. General Plan SummaryA : station. Comprehensive Guide to Community Development. June 1977.
5. Relationship to This Specific Plan Richmond Planning Department PolicA . e Iroy th Pla nr nfo Triangle. February 1966. The Richmond City Center Specific Plan is consistent with the BART District's Access Plane SpecifiTh . c Plan does Richmond Redevelopment Agency. Urban Renewal Plar nfo incorporate additional provisions for future development of the Project Area 10-A. As amended through November 12, 1973. BART parking lots, which will improve circulation along Macdonald Avenu wild ean l allo developmenr wfo potentiaf o t l r rightsai provisione Th . futurr sfo r right ai e s developmene ar t consistent wit e BARth h T district-wide polic r futurfo y e developmen statioe th t a t n areas.
Sources
BARTD. Access Plan: Richmond.
BARTD. Agreement wit Cite hRichmondf th y o , 1967.
BARTD. BART Joint Development Program Tas kI Report : Relative Joint Development Potentia t BARa l T Station Sites. June 1983.
Cit Richmondf yo . "Orde Vacatiof ro . 826nNo : Vacating d Closinan g Nevin Avenu h Streets"9t e betweed an . h 8t n September 16, 1985.
Cit f Richmondo y . Zoning Ordinance (RMC 15.04)s A . amended through July 2,1984.
Richmond Planning Department. Concise General Plan Document. October 1981. TWO: AREA WIDE PLAN GOALS AND OBJECTIVES 2.2 SPECIFIC PROJECT PLANNING AREAS
Mixed Office/Retail District Specifie Th c Plan area wide goal objectived san t forte se s hth conceptual framework that has guided the preparation of the urbae heare th f Th no t design framewor existine th s ki g mixed- Specific Plan. The intent of this Plan is to provide broad use office and retail district. This area is characterized by the directio r developmennfo Cite th yn i tCente r area. These goals remnants of small-scale commercial structures reflecting the and objectives will be achieved by the policies and provisions original parcelization wit a h25foo t wide typical street contained in the constituent elements of the Specific Plan. frontage. This resultin e scalth f eo g development establisheda "fine-grain" visual quality wit hrica h diversit streef yo t facades 2.1 AREAWIDE PLANNING DISTRICTS AND built adjacen properte th o t t y line. This central business district s overlaiwa largey nb r redevelopment projects includine gth PROJECT AREAS BART station area e Sociath , l Security Payment Centere th , A framewor s beeha k n prepare o providt d n area e a wide Kaiser Clinica majo d an r , assembled parcel soutf o h planning and design context for the Specific Plan area. The Macdonald Avenue e Memoriath , l Park sitee primarTh . y framework establishes consistent development sub-areas, and objectives for each of these areas are summarized below: identifies the critical optional development choices in a number specifif o c "project areas". 1. Office/Retail Core Objectives
The development sub-areas include: the core mixed office/ . a Retain degree th o t , e possible fine-grainee th , d commercial retail district, the surrounding multiple-family and single- pattern characterized by the existing parcelization. family neighborhoods, and a general commercial district in the southeast portion of the Specific Plan Area. b. Encourage infill with structures of compatible mass, height, and design quality. Withi e mixeth n d office/retail distric e severaar t l specific project areas whose future land use, intensity, and character c. Reinforc e rol f th eMacdonale o d Avenu principae th s ea l will significantly influence the role of the historic downtown. retail street by concentrating ground floor retail (See Figure 10.) developmen continuoua n i t s commercial street walld an , by retaining convenient curbside parking. FIGURE 10 AREAWIDE DEVELOPMENT FRAMEWORK . Providd e convenient off-street parkin n centralizei g d 3. Memorial Park Development Project Objectives facilities, and prohibit the proliferation of scattered parking lots that retaie breath p lk u commercia l street-wall. . a Encourag majoea r development infill projece tb than ca t phased to reflect market realities and achieve an urban e. Encourage pedestrian movement by completing a density appropriat centras it o et l location. landscaped open space system that interconnects the major existing landmark destinationsd san . . b Consider both commercial offic residentiad an e l user sfo the project area, depending on the overall plan objectives 2. Transit Station Office Intensification Development and developer interest. Objectives c. Encourage continuous ground floor retail uses along . a Utiliz e majoth e r land reservoir adjacen e BARth o t Tt Macdonald Avenu o achievt e a emixed-us e setting station as an opportunity for large-scale commercial office characteristic of an urban location. developmen mixed-usa t e center which includes residential higa t a h e urbaus n density. . d Utilize well-landscaped surface parkinga lots a s convenient "land-holding" strateg r phasefo y d . b Take full advantag e station'th f o e s accessibility b y development, providing interim landscape improvements at encouraging the highest intensity of development in the modest cost and improving the visual quality of the City City Center. area with the greatest building mass and Center. height. . e Provide on-site parkin r futurfo g e offic r residentiao e l . c Utilize well-landscaped surface parkinga lots a s development. convenient "land-holding" strateg r phasefo y d development. unti a structur l e builtb n , ca efreein p u g f. Provide landscaped improvements that interconnect surface lots for development. providing interim landscape Memorial Par a majo( k r open space amenity) wite th h improvement t modesa s t d improvincosan t e visuagth l BART e MacdonalStatioth d nan d Avenue public plaza, quality of the City Center. thus increasing pedestrian movement and linking retail services to this development project. d. Provide on-site parking for any future office development. 4 . BART Parking Area Joint Development Objectives . e Provide landscaped open space improvements that interconnect this important pedestrian destination with Whe. a n market conditions make potentia r right"ai l s other districts withi Specifie nth c Plan Area. devetepment" feasible encourage the development of a major commercial office/retail project that provides it r fo s both single-family enclaves and as multi-family projects (see parking requirement BARr fo sitn s s o wela a eT l patron Appendie th xPla - Policies) d nan . parking. a. Residential Protection Objectives: b. Review the traffic circulation and utility capacity constraints when joint developmen o t s pursuei t d assure - Protect existing residential neighborhoodse th o t , that the project can be served with adequate infrastructure. degree possible, from through-traffic generated by intensification within the mixed-use office/retail . Considec feasibilite rth f exercisino y existine gth g "righf o t district. first refusal" in establishing the arrangements for achieving "aie th r rights" development Protect existing residential neighborhoods from loss of privac r sunligho y t resulting fro e proximitmth f o y Kaiser54. Facility Objectives taller building mixed-use th n si e office/retail district.
a. Consider means of meeting Kaiser's potential development b. Residential Infill Objectives: program for up to a 200-bed hospital and increased parking requirements on the existing site. Encourage the infill of housing on parcels within the multi-family residential neighborhoods at a density Social65. Security Payment Center Objectives appropriate to an urban area within walking distance to BART and with convenient freeway access. . a Consider development control surface th n so e parking lots servin Paymene gth t Cente thamoro y s r an t e intensive eus Permit a range of residential housing types (including in the future will reinforce the pedestrian qualities of Nevin size of unit, building height, and open space provisions) Stree suppord an t overale tth l urban design framework. that encourage both renta owner-occupied an l d housing.
76. Surrounding Residential Neighborhoods Promote private land assembl f smalleyo r parcele th o st extent that they increase design flexibilite th n i y e mixed-usTh e offic d retaian e l distric s surroundei t y b d intensification or rehabilitation of existing existing residential neighborhoods oldee Th . r neighborhoods neighborhoods. contain a wide variation of housing types and densities within single blocks, and characteristically are subdivided into quite - Retain, to the extent practical, the grain of existing small parcels. Newer neighborhoods have been developed as neighborhood y encouraginb s g small-scaled infill projects that avoid disruption of the existing fabric. c. Circulation and Parking Objectives: 2.3 ILLUSTRATIVE PLAN Provide adequate off-street parking for all new residential projects. e characteTh intensitd an r f developmenyo t that might occur under the provisions of this Specific Plan and in response to the d. Open Space Objectives. market conditions anticipated to the year 2005 have been illustrate perspectiva n di e renderin Cite th yf go Cente r Area. Provide landscaped open space improvements within The Illustrative Plan, Figure 11, is not meant to be an explicit Specifie th c Plan area that hel meeo p t opee th t n space depictio e Cit th n 200 i yt f represent o nbu 5 a reasonabls e requirement e residentth f o s s while providing distribution of potential growth in the form of building convenient pedestrian links to the adjacent retail prototypes adapted specifically to the Richmond City Center to services and to BART. achieve development objectives include Specifie th n di c Plan. General87. Commercial District Objectives
Maintain the existing street-oriented general commercial rolr Macdonalfo e d Avenu suppord an e e viabilitth t f o y existing general commercial enterprises.
TransiC A s recentle ha t Th y made improvemente th o t s facility but has not changed its function or operations. Future improvement n sito s e shoul e conditioneb d n o d mitigatin visuae gth l blight along Macdonald Avenue.
Because of the size of the AC Transit parcel and its proximity to BART, consider this site as a potential major commercial office/retail project if the Transit operations are relocated. FIGURE 11 ILLUSTRATIVE PLAN TWO-A: TRANSIT VILLAGE Development Program AREA PLAN Residential 231 Units Commercial Space 24,000 SF Station 3,80F 0S e RichmonTh d Transit Village Area Placomprehensiva s ni e Usable Acre 2 Ope2. sn Space progra creatmo t livablea e neighborhood that integrates home- Parking Structure 120,00F 0S ownership, high-density housing, home employment, retail, and public facilities in close proximity to a new intermodal The above program includes the following components and land-uses: transit station proposee Th . d activities will reinforc City'e eth s commitment to foster a wide range of community development 1. Housing endeavors, as articulated in the Consolidated Plan and the Iron Triangle-Woods Revitalization Area Plan and enhance the City Drawing upon the scale and architecture of adjacent Center of Richmond. housing and principles of classic development, the housing elemen e projecth f o tt maintain e charactesth e th f o r A variet townhousf yo e types, including "live/work" units that existing city fabric. Most houses face onto community place home offices at the streetfront, will draw first-time greens, encouraging community and neighborhood homebuyer Richmondo st . Pleasant, pedestrian-oriented streets interaction l stree. al The e t ar yoriente d with porcher o s will connect active plazas, shopping, and parks with the transit live/work spaces directl streee garaged th n an ty o s loaded station. Finally, a cultural arts facility will bring night-time from small lanes in the rear. The project includes a total of activities to the Transit Village. for-saleunit1 23 t affordabla s market-ratd ean e pricese Th . breakdown of unit type and phasing is as follows: e intermodaTh l transit station (which gained conceptual approval from the Design Review Board), is central to the Phase I PhasI eI project uniqus i onl e t I Are.y th ythas n e i Ba i statio at i e t th n ni ' Live/wor15 k 50 17 to provide servic o BARTt e TransitC A , d AMTRAKan , . 15' Townhouse 19 3 However, several surface parking lots and vacant city-owned 20' Standard Townhouse 33 46 land surround the station, isolating it from the surrounding ' "SA22 " Live/work 9 0 neighborhood Transie Th . t Village plan call freeinr sfo thip gu s 22' "SA" Townhouse 21 33 land by consolidating all the station parking into a single- Sub Total 132 99 garage. By providing high-density housing within walking TOTAL 231 distance of the station and incorporating retail and services, the plan promotes transit ridershi connectd pan statioe e sth th o nt larger community. TWO-A, FIGURE 1 RICHMOND TRANSIT VILLAGE TWO-A, FIGUR E2 PHASIN G DIAGRAM Live/work Townhouse. Live/work townhouses featur flexiblea e , "bonus" root ma street-level. In units that are close to the station flex rooms migh usee b t s smalda l offices, business startups r shopso , . Farther from the station these rooms might serve as a home office, den, family room r eveo , nthira d bedroom. Privacy for the home on these compact, urban streets is achieved by elevating the main living spaces to the second and third floors. Wit s proximitit h e demanBARo yt th d r Tan dfo flexible home office space, this housing type can be a very important component of a new urban village.
Standard Townhouse. The Standard townhouse is a unit type seen regularly throughou y AreaBa t provideI e . th t s relatively high densities while still allowing for ownership possibilities. The kitchen, dining and living room are on the first floor and the bedrooms and baths are upstairs.
Single-Aspect Townhouse. The Single-Aspect Townhouse is a unit that mitigates sound vibratiod an n issues inheren sitee th . o Locatet frone th t tda e primarth e unie th ar tyf o living spaces: living room, dining room, and bedrooms. Bathrooms, closets and other utility spaces are placed in the back. (e.g. rail road right-of- way). The back of the building uses smaller windows and more insulation to establish a "sound-wall," buffering the living spaces and the rest of the site from the noise. 2. Retail neighborhooe th d thagrade th t e change allows. Entrances to the station occur on Nevin Street on both sides of the Retai planlocates e areai o l th smaltw f A .s o n di l amount train tracks, both leadin undergroune th o gt d train station. f retailo , supporte BARy db T Pedestrian traffic adjacens i , t to the station on both the east and west sides of the station 4. Open Space d frontan s Nevin Avenue e seconTh . d area lies between Macdonal parkinw dne Avenue gth structured ean , neae rth Useable open spac vers ei y importan e overalth o t t l plan. Cultural Facility. The retail component is designed to Each block is situated around a mini-park, which becomes provide convenient services for transit patrons, residents of the main focus of the specific areas within the project. The the project, and patrons of the Cultural facility rather than largest mini-par s oveki r hal acren a f . Most houses face compete with existing retail e retaiTh . l component directly ont parkse oth , establishin eyes-on-the-streen ga t encourages evening activity in the neighborhood. During approach to security. In addition, tot-lots and mini-parks t providei y da e s th service residentso st , commutersd an , are scattered throughout the site. All homes have private workers within the neighborhood. At night it may offer yards and porches except for the most urban units on Nevin dining establishment serviced san residentr sfo patrond san s Avenue which have large decks. of the Cultural Art facility. Public plazas mark the major gateways to the site, at 3. Inter-modal Transit Center Macdonald and 15th, Nevin and Marina, Nevin and 19th, ane blocth d f Nevio k n Avenue betweee th n d 15an th This facility, including both BAR Amtrad Tan k Stations entranc e transith o et t station. Streetscape improvements and connecting to AC Transit, is the only one of its kind in such as landscaping, street trees, and street lights occur on Areay thmaie eBa Th . n entranc Centee Nevin th o o et s ri n the major routes, particularly marking bike and pedestrian Avenue, which will transform fro msunkea n pedestrian- routes between the transit station, neighborhood services, only walkway into an active automobile and pedestrian and surrounding neighborhoods. Landscaping along street. Raising the street to grade level allows better access Macdonald Avenu e C TransisoftenA s lote Bu ,th ts for pedestrians, bikes, and cars and creates a safer and more improvin e pedestriath g n experienc n Macdonalo e d engaging environment for pedestrians as they walk to the Avenue l interconnectee al park e Th . ar s y tree-lineb d d station. It also pulls the station into the neighborhood sidewalks with street right of ways. fabric, connecting it to the housing, retail, and services within the community. The original long, slow descent into the station created a physical barrier between the station and the community instead of the short, quick connection to TWO-A, FIGURE 3 RICHMOND TRANSIT VILLAGE TWO-A, FIGUR E4 OPEN SPACE TWO-A, FIGURE 5 PUBLIC STREETS AND PLAZA TWO-A, FIGUR E6 PRIVATE STREET LANED SAN S 5. Streets Circulationd an 7. Parking
Opening Nevin Avenu automobileo t e s between Marina - Parking Structure. A 4 story, 680 space parking and 15th Street allows convenient automobile access to the structure wil e builb l consolidato t t e BART's surface station. Cars approach the station along Nevin, drop off and parking lots, freein surface gth e lotdevelopmentr sfo A . cornere th exit d pica 15n an o ,t p thku Street. Similarlye th , storo tw y retail component faces Macdonal wild dan l Nevin Street approach fro Ease mth t terminate rounda t sa - stay in scale with the existing retail on Macdonald. To stationaboue th t a t , allowing pick-u drop-ofd pan f before confor style area e scald th face th ef an th f mo , t o eo exitine Eas n th Nevio t o t g n Avenue. Nevin Avenue e parkinth g structur t bacse ks i e behin e retailth d , remain principae sth l pedestrian statione routs th it o t et bu , creating a pedestrian oriented streetscape along partial openin automobileo gt s bring statioe sth n closeo t r Macdonald Avenue. Acces parkine th o st g structurs ei communitye th rese f th o t , allowin gvarieta f convenienyo t on 15th and 16th Streets. approaches to it and better overall accessibility and visibility. - Retail Parking. Parking for the retail along Macdonald Avenu locates ei d both along Macdonald Avenun i d ean Nevin Plaza, or Nevin Avenue between 15th and 16th e BARth T parking structure adjacen . Primarit o t t y Streets, remains closed to automobiles and forms the major parking for the retail on Nevin Avenue, at Marina Way gatewa e stationth o y t t provide I . s pedestria d bicyclnan e t 19a thd Streean s locatei t Nevin do n Street. Although access and sits adjacent to the parking garage, providing Marin d 19an ath Streets will also provide important automobile drivers with direct access to the plaza and the parking for the Nevin Avenue retail, they can not station. technicall e counteyb d because they include existing parking spaces. 6. Performing Culturaland FacilityArt - Residential Parking. Each unit type includes parking Locatee mosth t t a dvisibl e e projectcorneth f o r , space n attachei s d garages accessibl y alleywayb e s Macdonald Avenue and Marina Way the Performing and behind the units. Visitor parking is on the main streets Cultura t FacilitAr l y symboacta rejuvenatioe s sa th f o l f no and alleys. the area. It benefits from the excellent transit connections of the Transit Village as well as the large amount of available stalls in the parking garage during the off-peak evening hours. It is approximately 30,000 square feet and will be built in Phase III. Parking Space SizConfiguratiod ean Unir npe t Parking Provide Unir dPe t
Phase 1 Phase 2 Total Unit Garages (2/unit) Live/Work (Tandem8 13 ) 40 178 0 6 Single-Aspect 66 126 Standard Townhous6 6 e 92 158 4 Subtota26 1 l 198 462
Parkins Provided for Visitors
Phase 1 Phase 2 Total Alleys 6 30 36 On-Sit0 6 e "Streets" 40 100 Perimete0 3 r Streets 33 63 Subtotal 2 360 301 661
Parking Provide Retair dfo l
Phase 1 Phase 2 Total On-Site "Streets" 16 12 28
6 37 Total 313 689 THREE: LAN ELEMENE DUS T Increase the viability of commercial office development in the City Center by accommodating short-range market demand stimulato st e economic activity. The Land Use Element of the Specific Plan establishes the type, location and intensity of land uses to be permitted in the Retain sufficient development opportunitieo t s Richmond City Center Specific Plan area and defines specific accommodate potential commercial office developmenr tfo site and facility requirements for these land uses. The overall the foreseeable future. land use pattern is shown on the accompanying plan map describes i (Figurd an ) de12 further below. Promote the development of neighborhood-serving retail populatioe usesth s ,a n increase stimulato st e demand.
Enhance the retail commercial role of Macdonald Avenue 3.1 LAND USE GOALS AND OBJECTIVES in conjunction wit e intensificatiohth e surroundinth f o n g area by retaining existing retail activities and strengthening developmend an lan e e Th dus t goal objectived san s are: the viability of a pedestrian-oriented street frontage. Goal : Encourag1 e private investmen e Citth yn i tCente o t r Restrict the development of general commercial uses increase economic activity, provid employmenw ne e d an t withi primare nth y retail commercial distric enhanco t t s eit housing opportunities, and create a viable urban neighborhood. pedestrian quality. Goal Encourag: 2 developmene eth balancea f to d commercial Goal : Enhanc4 neighborhooe eth d qualities withi e Citnth y and residential district of an appropriate intensity to take Center by carefully integrating new residential development of advantage of the regional accessibility provided by BART, appropriate density into a cohesive, mixed-use pattern. improved highway e existinaccessth d an g, investmenn i t public infrastructure. Attrac residentw e ne Citt th yo t sCente y providinb r g opportunitie multi-familw ne r sfo y development. Goal 3: Accommodate the existing and future demand for commercial developmen e Citth yn i tCente y creativelb r y Promote greatese th o t , t extent feasible, market-rate, "entry- utilizing the existing amenities to immediately promote level" residential development to increase opportunities for development that is compatible with the long-term owner-occupied housing. intensificatio areae th f .no Minimize, to the greatest extent feasible, the displacement of existing residents from the City Center area. FIGURE 12 LAND USE Goal 5: Improve and enhance the neighborhoods surrounding . 2 Mixee dUs the City Center are strictly ab y enforcing existing ordinances relativ publio et c nuisances, weed abatement, traffic violations 3. Residential and drug-related activities, and continuing to promote and expan City'e dth s Concentrated Neighborhood Rehabilitation 4. Community Facilities and Improvement Program for the Iron Triangle neighborhood. More detailed definition of each of the use types specifically Improve the visual quality along major thoroughfares permitte e show e lane matrixar dth us dn ni ,e FigurTh . 13 e leadin e Citth y o gt Cente r throug removae hth f debrio l s residential landesignatione dus s providprotectioe th r efo f no abandoned an d automobiles. the existing single-family neighborhood centere Streeh 7t n tdo between Bissell and Nevin Avenues, and the provision of Develop plans for road improvements to the west along higher density, multiple-family designations surrounding the Macdonal d Barretan d t Avenues (e.g., road widening, Central Mixed Office/Retai l e single-familCoreth n I . y undergroundin utilitiesf go , street trees). neighborhood designation e Plath , n doe t permino s t more intense developmen d protectan t e neighborhooth s d from Eliminatio druf no g traffickin related gan d crime activities. unnecessary through-traffic. The multiple-family designation permits intensification of development up to the maximum Improv existine eth g housing surroundine stocth n ki g area. density permitted for residential development in the Plan.
Revitalizatio Iroe th n f nTrianglo e neighborhood. The office/retail/institutional land use designation refers to an office use with supporting commercial activities that are 2 PERMITTE3. D USES compatible with the surrounding uses. Generally, uses are limited to those that are characterized by a high employee to developed square foo f spaco t e ratio. This will limit useo st Generalized Land Uses those that can particularly benefit from close proximity to the BART Station. The general commercial land use designation Four general land use designations, as shown in figure 12, are refer broadea o t s r rang f generaeo l commercial activities with provided for in this Specific Plan: characteristicalla y lower intensit developmenf yo oriented an t d mor automobilo et e access. 1. Commercial FIGURE 13
PERMITTED LAND USES SUB-AREY B A (SEE FIGURR , PAGFO E14 , E51 SUB-AREA IDENTIFICATION)
NOTE specifiy An : c uses withi lann a categor e dus y which require special approval under the Richmond Municipal Code 15.04 must still obtain special approval. e mixed-usTh e designatio n Figuri n 2 provide1 e e th r fo s concentration of such uses, as provided for in the Urban Design integratio a singl n i n e projec f boto t h residentiad an l Policy Diagram, Figure 17, are intended to provide commercial/office/retail uses. The specific range of permitted convenience, enhanc e publith e c outdoor t spacesno t bu , use types is detailed more precisely for sub-areas, however, the adversely compete with the major concentration of such use mixed-use designation represents greater flexibility in types. integrating diverse activities. In the mixed-use designation, housin specificalls gi y permitte t requiredno t dbu . e specifiTh c land uses identifie Figurgroupee n di ar 3 1 e d into four major categories: Commercial Office/Retail/Institutional The community facilities designation recognizes the need to Uses; General Commercial Uses; Residential Usesd an ; provide public facilitie supporn i s f otheo t r land uses including Community Facilities. open spaces such as plazas, malls, and parks; public parking are schoolsa& governmend an , t offices. 1. Detailed Description of Commercial Office/Retail/Institutional Uses Specific Land Uses Use Types. Commercia typee us l s includ distributioe eth d nan e definitionTh s that follo eacr wfo h lan type intendee dus e ar d sal rentar eo provisioe goodf th o l d s an f services no . to identify broad use types with a detailed description and examples of uses included and examples of uses excluded. Administrative and Professional Services. The Administrative These use types represent categories of land uses that have Professional Services type us e refer officeo st privatf o s e firms similar characteristics rather than comprehensive listf o s or organizations or public or quasi-public organizations which permitted uses. In this way, the land use provisions of the Plan are primarily used for the provision of professional, executive, can be flexible enough to allow administrative review of management or administrative services. Typical uses include individual projects or changes in marketing patterns that can administrative offices, legal offices, or architectural firms. Any make exhaustive lists quickly obsolete. drive-up service is specifically excluded.
Figur , Permitte13 e d Land Use y Sub-areab s , identifiee th s Retail Sales. The Retail Sales use type refers to places of specific range of permitted use types for each development business primarily engaged in the sale or rental of commonly area and indicates whether the use is permitted unconditionally used goods and merchandise, but excludes those classified as upor o n conditional approva zonine th y b lg administratoe th f ro Agricultural Supplies and Services, Animal Sales and Services, City. Conditional approva requires i l variet a type e r us dfo f syo Automotive and Equipment, Business Equipment Sales and so that as the area develops, the major concentration of retail Services, Construction Sale Servicesd san , Gasoline Salesd an , sales establishment businesd san personad san l services wile b l any drive-up service followine Th . Retaie gar l Sale typese sus . concentrated alon e majoth g r pedestrian routes. Secondary a. Convenience Retail Sales. The Convenience Sales use type minor o r processing natur firmso et , rather than individuals, refer o establishmentt s r placeo s f busineso s s primarily and where the storage of goods other than samples is engaged in the provision of frequently or recurrently prohibited. Typical uses include secretarial services, needed small personal items or services for residents within telephone answering services blueprinr o , t services. reasonable walking distance. These include various general retail sale personad san l service appropriatn a f so e sizd ean b. Communications Services. e CommunicationsTh Services scal o mee t ee abov th t e criteria. Typical uses include use type refers to establishments primarily engaged in the neighborhood grocer drur yo g stores. provision of broadcasting and other information relay services accomplishe f electronido througe us d e can hth b. Eating and Drinking Establishments. The Eating and telephonic mechanism t excludebu s s studios, Drinking Establishments use type refers to establishments telecommunication service center r telegrapo s h service or places of business primarily engaged in the sale of offices. prepared foodd beveragean s r on-premisefo s s consumption. Typical uses include restaurants, short order c. Entertainment, Sports and Recreation. Entertainment refers eating places or bars. to establishments or places primarily engaged in the provision of cultural, entertainment, and other events to . c Food Beveraged an Retail Sales. Foode Beveraged Th an spectators as well as those involving social or fraternal Retail Sales use type refers to establishments or places of gatherings. These entertainment use types are those business primarily engage retaie th n ldi sal f food eo an d conducted withi enclosen na d building wit hcapacita f yo beverages for home consumption. Typical uses include 500 or fewer people. Typical uses include small theaters or grocerie delicatessensr so . meeting halls. Sport Recreatiod san n refe establishmento t r s or places primarily engaged in the provision of sports or d. General Retail Sales. Generale Th Retail Sales type us e recreation by and for participants. Any spectators would be salrefere rentar th e o o st l fro premisee mth f goodso d san incidentanonrecurrina n o d an l g basis. Include sportn di s merchandise for personal or household use, but excluding and recreation use those sar e conducted withi enclosen na d those uses listed above. Typical uses include department building. Typical uses include athletic clubs. stores, apparel stores or furniture stores. d. Finance, Insurance Reald an Estate Services. Finance,e Th Business Personaland Services Insurance and Real Estate Service use type refers to establishments primarily engage e provisioth n i d f o n . a Business Support Services. Businesse Th Support Services financial, insurance, real estate or securities brokerage type us e refer establishmento t s s primarily engagee th n di services. Typical uses include insurance agencies or real provisions of services of a clerical, employment, protective estate firms. e. Medical Services. The Medical Services use type refers to 2. General Commercial Uses establishments primarily engage e provisioth n i d f o n personal health services including prevention, diagnosis Use Types. General commercial use types include commercial and treatment or rehabilitation services provided by activities and support operations which generate minimal noise, physicians, dentists, nurses and other health personnel, as odor, smoke, waste material and similar items which may well as the provision of medical testing and analysis negatively impact the environment. Such uses include, but are services, but excludes those classified as any public use t limiteno , auto-relatedto d service r minoo s r manufacturing, type. Typical uses include clinics, medical offices, dental printing service smalr so l assembly services. laboratorie healtr so h maintenance organizations. Auto Services. e AutoTh Services e typus e refero t s f. Personal and Repair Services. The Personal and Repair establishments primarily engaged in the repair or service of Services e typus e refer o establishmentt s s primarily vehicles but excludes retail vehicle sales or showrooms. engaged in the provision of informational, instructional, Typical uses include auto repair shops, automotive supplies, personal improvement, provision of laundering, dry etc. cleaning or dyeing services as personal services and similar services of a non-professional nature, and to establishments Minor Manufacturing or Assembly. The Minor Manufacturing primarily engage e provisioth n i d f repaino r serviceo t s or Assembly use type refers to commercial activities with individuals and households, rather than firms, but excludes minor manufacturin r assemblo g y operation t excludebu s s services classifie s a Entertainmend r Transieno t t major fabricators with significant warehousing or outside Habitation, industrial laundry services, laundry agencies, storage requirements. diaper services r lineo , n supply services. Typical uses include photography studios, driving school r reducino s g . a Printing Services. Printinge Th Services type us e refero t s salons y cleanerdr , , laundries, self-service laundromats, printing presse printind san g establishments. apparel repair firm r musicaso l instrument repair firms. . b Assembly Services. Assemblye Th Services type us e refers Transient Lodging. Transient lodging refers to establishments to commercial uses which may or may not manufacture primarily engage e provisioth n di f lodginno g servicea n o s their primary product on the premises such as drapery less-than-weekly basis with incidental food, drin othed kan r shops, cabinet shops, upholstery shops, and similar uses. sales and services intended for the convenience of guests. Lodging services involve the provision of room and/or board. Typical uses include hotels, motel r transieno s t boarding houses. 3. Detailed Description of Residential Use establishments or food and beverage sales and all outdoor public pedestrian or bicycle circulation improvements. Use Types. Residentia e typeus l s includ e occupancth e f o y Excluded use vehiculae ar s r uses suc s parkinha g exceps a t living accommodations on a wholly or primarily nontransient necessary to provide deliveries to adjacent uses except where basis t excludbu ; e institutional living arrangements involving specifically Planotee th nn di provisions opee Th . n spaces shall those providing 24-hour skilled nursin r medicago l card ean permi l necessaral t y vehicular circulation uses, suc s autha o those providing forced residence, such as asylums and prisons. circulatio r transino t vehicle circulation s identifiea , e th n i d circulation policy diagram or permitted by subsequent plans. Urban High Density. The Urban High Density use type refers e residentiath o t l occupanc f attacheo y d living unita n o s Parking weekly or longer basis. Typical facilities include apartment houses or condominiums. . a Public Parking. Publice Th Parking type us e refera o t s permanent facilit n suppori y f areo t a wid r districo e t Urban Medium Density. Urbane Th Medium Density type us e parking and can include structured parking facilities. residentiarefere th o st l occupanc attachef yo r semi-attachedo d living unita weekl n o s r longeyo r basis. Typical facilities b. BART Parking. The BART Parking use type refers to include apartment house condominiumsr so . parking services involving garage d lotan s whice ar h operated by or for BART to serve BART patrons. Urban Density.w Lo Urbane Densityw Th Lo typ e us e refero st the residential occupanc detachef yo d living units. c. Temporary Parking. The Temporary Parking use type referinterin a o st m developmen daytime f th o r e fo eus e us t 2. Detailed Description of Community Facilities vehicular parking. Typical uses r partiallwoulfo e b d y improved public parkin r supporfo g f commerciao t l Use Types. Publi typee cus s includ performance eth f utilityeo , developmen e Specifith n i t c Plan area. Excluded uses educational, recreational, cultural, protective, governmental, woulvehicular fo e db r storage parksV R , , etc. and other uses which are strongly vested with public or social importance. Schools. Schoolse Th e typus e refer publio t s c educational institutions for elementary or junior high school age children Open Space. The Open Space use type refers to the d officean r administrativo s e service n suppori e s th f o t improvement r publifo s c open space. Public open space educational purpose. Specifically excluded are high schools or improvements can include landscaped or paved areas for public institutions requiring major recreational resources suc plas ha y gathering or outdoor use areas to support private development fields. suc s outdooa h r seatin r adjacenfo g t eatin d drinkinan g g Government Services. The Government Services use type refers Development Intensity to governmental or public administrative offices, special district offices, social service offices and similar uses and Development intensit s measurei y n differeni d t wayr fo s rights-of-way. This use also includes quasi-public offices such commercial and residential uses. as public utility offices. Floor Area Ratio (FAR e permissiblth s i ) e floor arer fo a commercial developments measured in gross square feet per 3 SPAC3. SITD EEAN REQUIREMENTS t acr f ne developablo e e parcel. Parking areae s b shal t no l counte permissibldin e development. The space and site requirements establish the specific project development conditions for building height limits, the D.U./ residentiae Acrth s ei l densit permissiblr yo e numbef o r permitted density or intensity of land use, the usable open dwelling units per net acre of developable parcel. The range space requirements,) minimum parcel size noisd an , e criteria. establishes the minimum and maximum permitted. A minimum Setback requirements from property line e includear s n i d density is established to assure that residential projects in the Chapter 5, Urban Design Element. City Center are e buila sufficientlar at a t y high density appropriate to this location convenient to major public Figur identifie4 1 e s sub-areas withi e Specifith n c Plar fo n circulation improvements such as BART. which particular Spac d Sitan ee Requirements will varo t y meet Plan objectives. These include provisions for building height, development intensity, and open space requirements. Table 4 establishes these requirements for each development sub-area identifie Figurn di . e14
Height Limits
Building height limits are the maximum permissible height in storie r numbeo s f feeo r t above finish grade e heightTh . s permissible in the Specific Plan are generally lower than permitted in the existing zoning for the CM zone which covers most of the City Center area. The lower story heights reflect a more realistic development intensity based on anticipated market potential. FIGUR 4 E1 SPECIFI C DEVELOPMENT GUIDELINES SUBAREAS TABLE 4
SPAC SITD EEAN REQUIREMENTS
Bldg. Height Limit Approx. Development Specific Development No. of Intensity On-Site Guidelines Sub-areas Stories Feet FARa D.U./Acreb Open Space Requirementc
1. Centra! Core 4 55 2.5 N/A None 2. Transit Village Area 6 15 2.5 N/A site th e aref o a % landscaped15 / plaza 3. Memorial Park Area 4 55 2.0 or 20.o 0t 200 s.f./d.u. common space 40.0 + 60 s.f./ d.u. private spaced, or, if commercial, 15% of site area landscaped plaza 4. Kaiser fac. Area 4 55 2.0 N/A 15 f %sitlandscaped/plaze o ear a 5. Soc. Security Area 6 75 2.5 N/A 15% of site are landscaped/plaza 6. Single Family 2/3 35 N/A to 12.9 Per zoning code building setbacks Neighborhood 7. Multi-family Areas 4 55 N/A 13.0 to 200 s.f./d.u. common space 19.9 s.f./d.u0 6 + . private space 8. General Commercial 4 55 1.0 N/A 5% of site area for parcels over 2 acres in size
NOTES:
a. FAR = Permissible floor area ration in gross square feet per net acre of development parcel. Parking areas including those in structure shall not be counted in permissible development. . D.U./Acrb eResidentia= l densit r permissiblyo e numbe f dwellinro t acrg f ne developmenunite o r spe t parcel. Range establishes both minimum maximud an m permitted. c. Open Space = Usable area expressed in percent of net parcel size devoted to landscaped plazas, private yards, courtyards, or exterior pedestrian circulation. Landscaped setback aread an s s above ground level which provid r publiclefo y accessible usable ope ne include b spac y ema n i d determining compliance. e commoTh . d n open space requirement residentiar fo s l units withi Memoriae nth l Park projec entirele Memoriay b tb arey t ama me y l Parke Se . Chapte desigr fo 6 r n consideration f Memoriaso l Park. Title Requirements24 On-site Open Space Requirements requires A - lawy dl multi-familb al , y dwelling projects shall On-site open space requirements landscapee referth o t s r do employ noise mitigation measures contained in Title 24 of paved area of projects on the ground level or above grade on Californie th a Administrative Code. accessible decks or plazas but does not include parking areas or storage areas. Design housing complexe n suci s a hmanne o t s a r incorporate hallways, open spaces d lobbiee an th , f o s For residential projects, usable open space requirements are building alon walle gth s facin majoe gth r noise generators. establishe r botfo d h common open spac d privatan e e open space. Common open space refers to areas accessible to all - Design interior f dwellinso g unit sucn si hmannea o t s a r occupants of an individual residential project. Private open locate the more noise sensitive rooms, such as bedrooms, space e enclosereferth o t s d yards, balconie r decko s f o s away from the portions of the units facing the major noise individual units generally outsidee opeth o nt . generators.
Areas devoted to community gardens shall fully qualify on a Locate doors, and most of the windows on sides of one for one basis for the requirement of common open space buildings facing away from the major noise generators. requirements for residential projects. Install double-paned windows where appropriate.
Minimum Parcel Size Incorporate into multiple family housing projects landscaping improvements, such as water fountains, which No minimum parcel sizes are provided for in the Specific Plan. masn impace ca kth f intrusivo t e traffic noise. However, minimum parcel sizes establishe e existinth n i d g zoning code shall prevail. (This still needs verification under regulations of zoning ordinance.) Exemption SitFacilite d th ean o st y Requirements Where undue hardships, practical difficulties r consequenceo , s Noise Criteria inconsistent with the general purposes of this Plan result from the literal interpretation and enforcement of the site and facility Becaus existine th f anticipateed o gan d noise levels associated requirements imposed by this Plan, the City, upon receipt of a with the traffic corridors and BART and SP trains going verified application from the owner of the property affected, through the Specific Plan area, all residential uses throughout stating fulle ground e th applicatioy th e factf th o s sd an n Specifie th c Plan area shall employ noise mitigation measures. pertaining thereto, and upon its further investigation, may grant These mitigation measures can include: adjustments under such conditions and safeguards as it may Improve the Harbour Way connection to the regional determine, consistent wit generae hth l purpose intend san f o t highway network in conjunction with the completion of the this Plan. Other basic requirements of this Plan shall not be Knox Freeway. eliminated, but adjustments thereof may be permitted provided such adjustments are consistent with the general purpose and - Accommodat e nee r lefth e fo dt turn f Macdonalof s d intent of this Plan. Avenu a manne n i e r that doe t disrupno s e desireth t d pedestrian activity along this street.
Goal : Ensur2 n adequata e e suppl f securo y e parking conveniently locate o support d e lane patterth tus d d an n FOUR: CIRCULATIOD NAN intensity of the City Center. PARKING ELEMENT Utilize the existing surplus off-street parking to provide for commercia w neede th ne f so l development.
4.1 CIRCULATION AND PARKING GOALS AND Where feasible, promote the joint use of parking facilities OBJECTIVES of major institutional or commercial developments in order to minimize the total requirements for off-street parking. goale objectived Th san s are: Utilize existing publicly owned vacant lan r interifo d m Goal I: Promote safer and easier access by eliminating existing surface parkin manago gt lane eth d supply durin ggraduaa l traffic constraints throughou Cite th ty Center arealond aan g intensificatio Cite th y f nCentero . major 'arterial e Knorouteth o xt s Freeway (I-580d an ) Interstat. e80 Goal Tak: 3 e advantag regionae th f eo l accessibility provided y BARb integratiny Tb g convenient automobile, pedestrian, first-levea s A l action roadwae th , y widening identifien di and bus circulation with future development intensification in Figure 15 is recommended to retain curbside parking. As the City Center area. congestion warrants, investigate removal of the median strip to increase street capacity along developed portions of Assure that BART maintain adequatn sa e parking supply Macdonald Avenue. Curbside parking controls shall be r BARfo T patrons. (Verificatio stils ni l neede r Amtradfo k considered as a low priority method of increasing and AC Transit patrons.) Macdonald Avenue's street capacity. Control entrance and exit points to the BART station to c. Minor Streets: minimize conflicts between pedestrians and vehicles. - remainde Citf ro y Center streets
4.2 STREET SYSTEM POLICIES Traffic Capacity followine Th g specific policies pertai Cite th y o nt Cente r Street Future traffic improvements should be made to accommodate System: new traffic generated as new development occurs. Improvement existine th o st g street networ t e neeb no o dt o kd 1. Street Classification implemented immediately, but rather in a phased fashion consistent wit increase hth traffin ei c frodevelopmentw mne . 2. Traffic Capacity Improvements . 3 Improvements roadwayw Ne a .d roadwa an s y improvements shoule b d 4. Linkages to I-580 provided to permit the phased implementation of the Memorial Park project sub-area: Street Classification Extensions as shown on Figure 15 and detailed in the Street classification Cite th yr Centesfo r shall include: Urban Design Element:
. a Major Thoroughfares: - 11 th Street-60'ROW - 12th Street-60'ROW Macdonald Avenue - 13th Street-60'ROW Barrett Avenue Harbour Way (south of Barrett Avenue) roadwaw Ne y within Memorial Park Project subarea, Marina Way (south of Barrett Avenue) s showa d detaile n Figure o Urbanan th 5 1 n ei dn Design Element: . b Secondary Thoroughfares: Between Marina Way and the 13th Street - 6th Street Extension-45'ROW - 19th Street Between 11th Street Extensio 12te th hd Streenan t Bissell Avenue Extension-45'ROW FIGURE 15 CIRCULATION POLICY DIAGRAM - Widening in order to maintain adequate width for Harbou t Macdonala y Wa r d Avenu conjunction I e- n street parkin s showga detailed Figurn no an 5 1 en di wit approace hth h widenings discussed above, upgrade Urbae th n Design Element: and relocate traffic signals to correspond to additional through lanes on Macdonald Avenue and turn lanes on Macdonald Avenue - Reserve the following Harbou (lefy r righo tWa r t turn lanes s necessary)a , , property sections for future widening when traffic d optimizan e signal timing with regar o left d t turn conditions warrant 8-foon a : t sectiosoute th hn no capacity. side of Macdonald Avenue between Harbour Way Marind an a Way 6-fooa ; t sectio norte th hn n o sid e of Macdonald Avenue between 11th Street and Marina Way at Macdonald Avenue - In conjunction Marina Waya futur r s turnoutfo ;bu e n 8-fooa , t with the Macdonald Avenue widening project section on the north side of Macdonald Avenue discussed above, upgrad relocatd ean e traffic signalo st betwee 5 fee2 h nt d 9t Harboueas an f o ty Wa r correspond with additional through lanen o s r fo intersectioStreet d an ; n approach Macdonald Avenue optimizd an , e signal timing with improvements &foon a , t sectionorte th hn n o sid e respec lefo t t turn capacity. f Macdonalo d Avenue from o Marin16tt y h aWa Street. 12th Street at Macdonald Avenue - The signal at 12th Stree Macdonald an t d Avenue shoul e madb d e fully b. Intersection Upgrades, as shown on Figure 15: operational to improve the 12th Street traffic access to Macdonald Avenue from new and existing Harbour Way at the intersection with Macdonald development, given increased through-traffin o c Avenue - Reserve the following property sections for Macdonald Avenue. future widenings 8-foon a ; t sectio wese th tn nsido f eo Harbour Way to a point about 108 feet north of Linkage I-58o st 0 Macdonald Avenue, for a parking/auxiliary lane, which would ultimately be extended to Nevin Avenue Connections to the regional roadway network could be with potential redevelopment of the old Social improved and thereby make the City Center area more easily Security Building in the central part of this block; an accessible. Desirable future cross sections for City Center &foot section on the east side of Harbour Way for the regional access include: length of the existing park at this corner, for future turn capacity improvements. a. Harbour Way: Figure 16 illustrates the suggested cross section Harbour sfo betweey Wa r n Macdonald Avenud ean Cutting Boulevard sectioe Th . n pertainin segmene th o gt t FIGURE 16 PROTOTYPICAL DESIGN-CROSS-SECTIONS FOR LINKAGES TO I-580 north of the railroad right-of-way to Bissell Avenue would This segment would not involve any roadway widening, involve widening the existing 65 to 68-foot right-of-way to but would involve landscaping (street trees), sidewalk/ ease th fee t7 n 7 sideo t , where feasible maintenancd an , f eo curb/gutter improvements, lighting modifications, and a 15-foot building setback basie Th . c 77-foot cross section pavement markings. would includ followine eth g element eacn so he th sid f eo centerline: The section in Figure 17 which represents a two-block segment betwee e gradth n e separation nort f Ohio h o - 7.5-foot sidewalk with street trees Avenu Bisseld ean l Avenu constraines ei narroa y db - w50 8-foot parking lane foot right-of-way. Within the existing 50-foot right-of-way, 12-foot travel lane two 11-foot travel lanes, a 12-foot shared bike lane/parking 11 -foot travel lane lane, and two 8-foot sidewalk/landscaping strips would be maintained bike Th .e lane woul installee db e eas th tn do Total curb-to-curb width woulfeet2 6 compares a ,e db o dt streete sidth f coincido eo t , e wit pedestriae hth n walkway 47 feet existing. which is incorporated into the undercrossing north of Ohio Avenue. No changes are suggested for the undercrossing. The section in Figure 16 which pertains to the segment south of the railroad right-of-way to Cutting Boulevard e sectioTh Figurn ni whic7 1 e h illustrate e suggesteth s d would involve the same physical cross section, but would cross section between Nevin Avenu Bisseld ean l Avenue t involvno e property acquisition. would involve pavement markings and landscaping within the existing right-of-way 14-fooA . t shared bike land ean . b Marina Way: Figur illustrate7 1 e s three suggested cross parking lane would be installed on the east side of the street sections which would be built within the existing right-of- e consistentob t wit e segmenhth t described abovd an e alony wa g Marin betweey Wa a n Macdonald Avenud ean provide direct access to BART. Three travel lanes would be Cutting Boulevard e sectioTh . n Figuri n 7 whic1 e h provided in the remaining space. This provides flexibility represent concepe segmene sth th r fo t t from Ohio Avenue with respect to function, to use one lane as a left turn lane to Cutting Boulevard would involve the following elements (the middle auxiliarlanen a r )o y lane (the west lane). eacn o hroadwae sidth f eo y centerline: 4.3 PARKING POLICIES 12-foot sidewalk with street trees 14-foot shared bike lanparkind ean g lane The following specific policies pertain to City Center parking 14-foot travel lane i nparkine eacth f ho g sub-areas identifie Figurn di . e18 FIGUR 7 E1 PROTOTYPICA L DESIGN CROSS-SECTIONS FOR LINKAGE I-58O ST 0 FIGURE 18 PARKING POLICY DIAGRAM . d On-street parking shal maintainee b l d with appropriate time Parking Sub-area 1 limits. a. The City shall retain two sites for parking structures to Parking Sub-area 2 serve office-retail commercial core where on-site parkins gi not adequat desirabler eo sitee Th .s show Figurn e no ar 8 e1 e CitTh y . shala l retai e northeas th a nsit t a e t cornef o r preferred location e requireth r fo s d parking structures; Harbour Way and Bissell Avenue to accommodate surface however locatee b , they othen do yma r sites, provided that or structured parking to meet parking demands of the the required numbe f spaceo r e providedar s , thee ar y Memorial Park Area. The sites shown on Figure 18 are located conveniently to the areas to be served, and that preferred locations for the required parking structures; circulatio npotentiay issuean d san l environmental impacts however locatee b , the y othen do yma r sites, provided that are adequately addressed: the required number of spaces are provided, they are located conveniently to the areas to be served, and that 1) Existin spac6 g22 e structure Nevin o , n between 11th circulation issues and any potential environmental impacts Street and 12th Street, principally dedicated to short- adequatele ar y addressed: term parking. e sit1eTh ) shall serve long-term parking demanr fo d 2) A new approximately 650 space parking structure as permitted office/retail development. demand warrants o servt , e lond short-teran g m demands. 2) The site can accommodate up to approximately 520 spaces in a 4-level structure or can be improved for servo T e interim needs create displacemeny db f o t interim use as a surface parking lot of approximately other parking areas in the downtown, the site may 130 spaces. improvee b temporara s da y surface parkinr fo t glo approximatel cars0 y16 . Alternatively singla f i , e developer master plan entire sth e Memorial Park project area site alternativn a , e location(s) orden I b. promoto t r e ground level continuoua retai d an l s ma approvee yb thir dfo s parking requirement lont o i s , s ga building street wall, parkin gpermittee b shal t no l d on-site does not adversely affect City Center circulation patterns. adjacen Macdonalo t t d Avenu propertd ean y owners shall participat sub-area ein a parking improvements program. b. In order to promote ground level retail and a continuous building street wall, parkin gpermittee b shal t no l sitn do e . c Off-street parking requirements shal providee b l d according adjacent to Macdonald Avenue and property owners shall to TablCitd Richmonf an yo e5 d design standards. participate in a sub-area parking improvements program. TABLE 5
PROPOSED OFF-STREET PARKING REQUIREMENTS
Richmond City Center Specific Plan
Number Lane dUs (Space/ Units) Location Provisions
Retail 3.0/ l.000 s.f. incorporated into off-street parking improvement program2
General Office 2.51 l.000s.f. incorporated into off-street parking improvement program2
General Commercial 4.0/ l.000s.f. 50 percent on site1
Medical Facilities 5.0/ l.000s.f. on site
Multiple Family 1.5/unit sitn o e
Single family 2.0/ unit sitn o e
1Or as determined through administrative review and approval 2For parking sub-area 2, 20% of total shall be designated short-term parking and provided within individual project developments.
Source: Wilbur Smit Associatesd han , ROMA Design Group, 1987 c. The subdivided parcels within the Memorial Park c. Property owners shall participate in a sub-area parking developable area shall provide parkin followss ga : improvements program.
1) Residential: All permitted residential uses shall provide . d On-street parking shal maintainee b l d with appropriate time parkin sitn go e within each subdivided parcel. limits.
) Commercial:2 commerciar Fo l uses (retai officed an l a ) Parking Sub-area 4 minimum of 20 percent of the total parking requirement shall be provided as short-term parking on site within a. Parking requirements for future development shall be each subdivided parcel. Property owners shall provided within Sub-are n accordanci 4 a e wite th h participate in a parking improvement program td meet requirement t fortsse Tabln hi . e5 requirements not provided on site. Parking Sub-area5 Parking Sub-area3 a. Parking required for any future development of the BART a. The City shall retain or designate for interim surface station parking lots shall be sufficient to provide, on site: parking norther e (approximatelth ) n parcespaces 0 f o ly60 the BART site to support initial development requirements 1) Requirements specifie Tabld n di an ; e5 e southerth n o n parcel additionn I . , extra e spaceb n ca s striped on the south-west quadrant during construction of n additionI ) ,2 BART patron y b d parkingestablishe , the parking structure. BART District.
b. The City shall support development intensification in Sub- 3) A 5 level structure of approximately 680 spaces will be area 3 by providing for or requiring structured parkingo n require Sub-aren di supporo t a5 t BART parking. the northern boundary of the interim parking lot to serve the total parking requirements in Sub-area 3 for BART. See Parking Sub-area 5, a.3. A six-level—structure of 4.4 TRANSIT SYSTEM POLICIES approximately 1,500 spaces woul e b d require supporo t d t Parkin . g requiree anticipated t th n i d developmen e th followine Th g specific policies pertai transio nt e t th (als e ose reintensificatio f Sub-areo n 3 musa t meet parking Appendix- Transportation): requirements established in Table 5. a. The City should maintain appropriate provisions for transit service including geometric design and walking distance criteria to all areas of the City Center through consultation with involved agencies. Service in residential areas should only be established if adequate demand exists. stops Bu s . shoulb designatee db Cite th consultation yi y db n with AC Transit and other agencies. s shelterBu . c s shoul e providedb developery b d e th d an s transit agencies as determined by the City.
5 PEDESTRIA4. BICYCLD NAN E FACILITY POLICIES
Specific policies pertaining to pedestrian and bicycle facilities are presented below:
. a Desig pedestriae th f no bicycld nan e system should:
maximize safet pedestriansf yo ;
provide convenient and safe access to and from transit stops, parks and commercial areas;
provide convenient bicycl d pedestriaan e n access between residential, commercia recreationad an l l areas;
separate major bicycl vehiculad ean r flows where eth need is established.
. b Bike route pathr so s shoul clearle db y designate weld dan l maintained. FIVE: URBAN DESIGN ELEMENT Ensure developmenthaw ne t s compatibli t e with existing major facilities such as the Social Security Payment Center and historic commercial core (e.g., Hotel Don, Wells Fargo building, etc.) promotinf y buildino b , e us e g gth material s 5.1 URBAN DESIGN GOAL OBJECTIVED SAN S and colors that are of similar hue, texture, and weight. The goals and objectives are: Promote consistent signing withi e Citth n y Centeo t r achiev image ecohesivth a f eo e identifiable district. Goal 1: Establish design guidelines for new development in the City Center that improv e visuath e l qualit providd an y a e unifying districte imagth r efo . 5.2 AREA WIDE URBAN DESIGN POLICIES
- Promot cleae eth r definitio attractiven a f o n , continuous The Area wide Urban Design policies are shown graphically on street wall pedestrian environment within the primary retail police th y diagram ,specifie FigurTh . ce19 policies include: distric encouraginy b t g infil f vacano l t parcels, prohibiting off-street parking that disrupt continuite sth commerciaf yo l Street Setback Build-td san o Lines frontage, and requiring ground level street frontage to have sufficient glass area to be suitable for future retail a. In order to maintain the existing character of the functions. commercia e Citl th rol yf o eCenter , selected streete ar s designate a zero-setbac r fo d k provisio r build-to n o line. Ensure the provision of pedestrian-scaled amenities in These streets are shown in Figure 19. This provision is association with new development, such as the use of mean establiso t t hconsistena t "street wall" along principal awnings, arcades along principal retail frontages, streets in the City Center to improve the definition of the landscaped plaza t majoa s r gathering point r buildino s g streets and principal public open spaces. entrances, conveniences such as benches and trash receptacles, and pedestrian-scaled lighting to improve - For all zero-setbacks/build-to lines, pedestrian amenities safet improvd an y e commercial ambience. suc s buildina h g entry plazas, entry courts, retail arcades, etc. shal requiree b l improvo dt area-wide eth e Improve the quality of the existing residential commercial environment. neighborhood promotiny sb g residential infill development that is in scale with the adjacent development, utilizing - For all zero-setbacks/build-to lines, street corners shall such elements as articulated facades, avoiding large blank be articulated to preserve line of sight for traffic safety, walls d minimizinan , g shadin r visuao g l intrusion into consistent wit City'e hth s Traffic Department standards. existing development. FIGUR 9 E1 URBA N DESIGN POLICY DIAGRAM b. For all other street segments within the City Center e pedestriaTh . a n network shall permit free pedestrian, Specific Plan aret designateno a Figurn s i dzeroa 9 1 -e movement 24 hours per day. setback ("build-to" line) streee th , t setback2 1 s- shal15 e b l feet side th ,e yarread dan r yard setbacke th r s shalpe e b l b. The pedestrian network shall be improved with paving of zoning code. adequate width e provideb , d with amenities sucs a h benches and drinking fountains, and shall have Marind r Harbou linkagean y Fo y . Wa ac Wa rI-580o t s a , appropriately scaled lighting to provide for security. street setbac fee5 1 tf kshalo maintainee b l minimizo dt e noise impact sensitivn o s e developmen provido t d an t ea Transitions to Existing Neighborhoods landscaped corridor for these major arterial connections. (See also Chapter Four, Circulation Element "Linkageo st Transition existino st g neighborhoods shal establishee b l r dfo I-580"). residential infill projects to assure complementary scale in the adjacent building minimizo t d san e impact existino st g privacy Ground Floor Commercial/Retail Requirements and access to sunlight.
a. In order to assure that development in the City Center area a. Residential infill projects in the residential neighborhoods will support the retail function of the principal commercial shall incorporate articulated building facades that street, Macdonald Avenue, selected blocks along emphasize individual entrance definitiod san f individuano l Macdonald Avenu designatee ear e encouragementh r dfo t dwelling units. Large, blank wall r flao s t surfaces visible grounf o d floor retail uses. from the street or adjacent to existing residential development shall be prohibited. . b Ground floor areas facing Macdonald Avenu thesn o e e blocks shal designee b l accommodato dt e retail activitiey sb . b Where residential infill projects shar commoea n property providin gminimua fee5 f commercia4 o t 0 6 f mo l depth line with existing residential development heighe e th ,th f o t and with a minimum of 60 percent of the street frontage in infill projects shall step-dow sharee th t na d property lines windows. to minimize shading or visual intrusion into adjacent, private open space. Pedestrian Circulation
A principal pedestrian circulation network is diagrammatically shown on Figure 19. This network will link the areas of principal ground level retail activit principad yan l open space resources with major generators of pedestrian traffic. scale signTh f eo letter d symbolsan d san s employed should Commercial Signs be designed to be legible by the intended viewer. Differing requirement f pedestriano s d motoristan s s muse b t Signage within the City Center Specific Plan area shall be recognized. designed in a manner which promotes the following objectives: Color shoul e useb d d carefully. Limite f severao e us dl . a Provides sufficient identificatio f businesno s firms located colors with strong contrast between background an d within the City Center area. signage is recommended to make the signs easily readable. Too many colors reduce legibility and should be avoided. . b Adequately convey directionae sth l information needey db motorists, pedestrians d transian , t patrons enterind an g Signs should be constructed with quality materials and in a leavin areae gth . craftsman like manner to ensure both an attractive appearance and a durable product. . c Contributes positivel visuae th o ylt appearanc areae th f .eo Use of illuminated signs is encouraged to promote a lively o achievT e these objective e followinth s g provisiond an s safd an e environment after dark e illuminatioTh . n should procedures shall be adhered to: controllee b avoio dt d glar levelr eo illuminatiof so n which woulannoyancn a e db occupanto et f uppeo s r floor space General Requirements and housing units within or adjoining the City Center area.
The following general requirements shall be met. Materials, shapes, colors, type face and placement should be consistent throughout a sub-area. The signage should be No advertising sign (a sign advertising a business, a majouse s a d r mean f establishino s a gdistinctiv e commodity, product, service, uses or activity sold or identificatio imagd sub-arease nan eacr th efo f ho . offere r conductedo d elsewher premisee thath n no s upon which such sig s locatedni ) shal permittee b l e Citth yn di All development applications shall includ a esignag e Center Are arean i a s expose o publit d c view wite th h program specifyin l e publicldesigal th g r fo n y exposed exceptio BARe th f no T station ticketin platford gan m areas. signs. The signage program shall be submitted to the In the latter case such advertising shall not be visible from Design Review Organization (DRO their )fo r approvale Th . other adjoining areas. DRO's approval shall be based on findings of compliance with criteria, including: Signs should be designed as a part of the building and landscaping and not as unrelated objects. 1. Conformanc standardo et variour sfo s type f signsso ; e y incorporatsigTh ma n a businese s directory sigs a n described below. . 2 Compliance wit "themee hth " establishe othey db r signs surroundine inth g sub-area; Business Directory Sign. A business directory sign is one which identifies multiple tenants locatee samth n ei d . 3 Whethe e signagth r e program will enhance th e premises, often abov e grounth e d floor A busines. s appearanc areae d th f ;an e o director locatee yb sigy dnma along main vehicular access routes, attached to the building to which it applies near the 4. Whether the 'signage program will be sufficiently main building entrance(s t elevatorsa d an ) , escalatorr o s legible to reasonably present public information. stairs servin majos ga r access point uppeo st r floor usesf I . located as a freestanding sign along the vehicular approach Building Buildingor Complex Identification Signs it mus e combineb t d wit a hfreestandin g building identification sign if the latter is provided. The maximum A building identificatio nwhice sigon s nhi identifie name th s e surface on any one side of business directory signs shall not and/or addres buildina f name so buildine th r logr th eo g o f oo g exceed 12 square feet. tenan singla f i t e tenant occupie buildinge sth . Three typef so building identification sign permissiblee sar . Business Establishment Signs
Attached Sign. Each facade of a building may incorporate A business establishment sign identifies the name of an an attached sign if designed as an integral part of the individual business and/or product produced or sold on building architecture scalee b signe placed y Th dan . sma d premise servicee th r so s offere premisesn o d . Such signs shall reae t ob motoristy db transir so t riders passin enterinr go g placee buildine b th n do g facade occupie e identifieth y db d Cite th y Center area. business. A business establishment sign may be used for businesses locatee grounth n o dd level and/or businesses Roadway Entrance Sign, A freestanding sign shall be located on upper levels. The total surface area of all signage for permitted alon maie gth n vehicular acces buildine th o st r go all businesses shal t exceeno l percen0 d2 totae th f l o tfacad e building complex. The sign should be perpendicular to surface of the one-story portion of the business establishment approaching traffic surface Th .sig e sideth y n f arean eo f ao to which it applies. The signage may be provided in any or all shall not exceed 16 square feet and the height of letters followine th f o g ways. shal t exceeno l inched7 heightn i s ensuro T . e legibility, copy on the sign should be placed no lower than three feet Wall sign painted on, incorporated in or affixed to the higheo n d ran than seven feet fro groune mth d elevation. building wall. Hanging or projected sign provided that the sign projects policies include design provisions that will hel achievo pt e eth no more than five feet from the wall surface. area wide goal objectivesd san police Th . y areas include:
Signs attached or incorporated with a projecting canopy or 1. Central Core. overhead shade structure or arcade. . 2 BART station sub-area. Transit Village A permanent window sign. . 3 Memorial Park sub-area. Building Material Colord san s . 4 BART parking area sub-area. No attempt should be made to impose a standardized architectur sufficien a are e t th a bu n eo t consistenc materialn yi s 5. Kaiser facility sub-area. and building colors should be achieved to ensure a unified appearance. Building architecture should avoid a monumental 6. Social Security Payment Center sub-area. loo instead kan d establis hlivelya , commercial character. 7. Single-Family Neighborhood sub-area. bricd Re k that harmonizes wit earle hth y commercial style of the Hotel Don, the Wells Fargo Building at Harbour and 8. Multiple-Family Neighborhood sub-area. Macdonald Sociale th d an ,Securit y Payment Center should remain the primary be used in the building facades 9. General Commercial sub-area. materia r o decorativl e theme. Whe a commercian s i e us l include transie th n di t village, brick shoul utilizede db . Central Core Sub-area
Embellished paving areas should incorporat bricd ere r ko e centraTh l core sub-area contain e basith s c e fabrith f o c tile pavers with decorative concrete that harmonize wite hth original commercial development, characterize typically db y existing improvements establishe publie th n di c plazad san 25-foot wide parcels and buildings with no setbacks from pedestrian ways within the Redevelopment area. street, sid r reao e r yards e AreawidTh . e Specific Plan provision e intendear s o retait d n this basic fabriy b c 3 SPECIFI5. C SUB-AREA URBAN DESIGN POLICIES encouraging infil f compatiblo l e structures maintaining "build- to lines" along critical streets; by limiting the location of Specific policie establishee ar s sub-areae th r dfo s withie nth surface parking alon primare gth y retail streets (see Chapter City Center identified in Chapter 3, Land Use Element. The Four, Circulation and Parking Element, Figure (18); and by maintaining and extending the mid-block passages between 11th Stree Marind an (sey t eaWa Chapter Six, Conservation, surface parking providd an , e replacement parkin r phasegfo , Recreation and Open Space Element, Figure 23). buildinw ne a g d sitan e e witon h additiona n sito l e parking servo t intensificatione eth . BART Station Sub area Transit Village 2. Pedestrian Circulation and Open Space e BARTh T station sub-are e areth as e i aowne th y b d Redevelopment Agency on the west side of the BART station Because of the critical location of this project site adjacent to which could be developed as an integrated project phased to the BART station, pedestrian circulatio oped nan n space should respon markeo dt t forces. integrat statioe eth n entranc Nevin eo n Mall e wit resth e f hth o t City Center. 1. Phasing BART Plaza Entrance. A major new BART entry plaza a are s thi project o t d dedicate g parkin t o providT convenien e should be incorporated into the new development at Nevin and in support -of moderately intense commercial office Mall with pedestrian entrances to the new development. development it is envisioned that the entire project area would be included in the initial development but designedt o Connection Southo t of Macdonald. direcA t pedestrian link shoul e provideb d d that connect e majoth s r pedestrian generators sout f Macdonalho d throug projece hth t areo at Phase One. The phase one development of this project site the Nevin Mall. (See Figure 19.) To the extent possible, would be located at thecorne ro fMacDonal dan dMarin a this connection should include adjacent ground level retail g woul e parkin providedb l al n o surfacs d n edi lot an y Wa activities to help establish this route in the overall the parcel at Marina Way and Barrett. to the south-west of pedestrian circulation network. the BART line and would include ? Live/Work units, ? Townhouses, retail, and a 680 space parking structure. S Transfer:BARTBU o t Urban desig landscapind nan g near Interim parking would be located on the surface parking the bus shelters should enhance the movement from BART lots north-cas BARe th f o tT line. to buses.
Phase Two. When market condition parkind an s gwarrant Memorial Park Sub-area e financiallar s e Phas th e parkinystructure eOn feasible , g structur completeds ei , phas woulo etw d redevelo phase pth e The size of the contiguous parcels surrounding the Memorial e parkinon g area north-eas e BARth f o Tt line with Park site represen uniqua t e opportunit Cite th yn yi Cente o t r ?townhouses, retailliv? d e woran , parkinw k unitsne e gTh . achieve a coordinated mixed use development that could, in structure would replace all of the BART station's current itself, establis hdesiga n Cite imagth yr Centerefo desige Th . n provisions for this key area have been developed to accommodate a phased realization and a variety of land use mixes to respond to market forces.
1. Central Open Space
centrae Th l open space around whic developmene hth t should e focusee b Memoriath s i d l Park. (See Chapter Six, Conservation, Recreation and Open Space Element, and the Appendix, Mitigation Measures.) The design intent for development surrounding the central open space is shown in the detail illustrative concept, Figur . Thie20 s illustrative site explicin a t meane plano b s o tni t t depictio f developmentno , but represents potential building prototypes adapte sitee th .o dt
Vehicular circulation. Vehicular circulatio provides ni r dfo around three sides of the open space in order to increase visibility and promote surveillance. Although recommended, this circulation pattern is not necessarily required. Alternative schemes should be considered on an individual basis.
Street Wall. Development surrounding the open space shoul e buildb t wit setbaco hn k fro properte mth y linn ei order to help define a strong street wall to better enclose the open space and emphasize its open character in contrast to commercial and residential development.
Ground level uses. Ground level uses surrounding the development adjacent to the open space should not include parkin r storaggo e areas that would disrup continuoue th t s stree t takt walno e r fulo l l advantag visuae th f eo l amenity of the open space. FIGUR 0 E2 MEMORIA L PARK SITE DETAIL ILLUSTRATIVE CONCEPT 2. Building Prototypes boundaries of the City Center Plaza to provide a wider sidewal accommodato kt e pedestrian movemen defino t d ea an t e buildinTh g prototypes envisione e Memoriath r fo d l Park strong, integrated design imag thir developmeny efo ske e th n i t project site include commercial office, multiple-family City Center. (See Figure 22.d an ) 1 s2 residential, with ground floor retail use t specifiesa d locations. The prototypes are included in the Specific Plan in order to indicate how the design provisions might be achieved but are not necessarily the only permitted building configurations. The range of configurations is large but key principals are shown in . 22 Figure d an 1 s2
Commercial Prototypes. Figure 21 illustrates two possible commercial prototypes that coul e e placeb th d n o d Macdonald Avenue frontage. One includes only the twenty percent required on-site parking, relyin centralizee th n go d structure at Harbour Way to meet its parking requirement. (See Chapter Four Circulation and Parking Element.) The other showparkina w sho g structure coul incorporatee db d on site to meet the entire parking requirement.
Residential Prototypes. Figure 22 illustrates two different residential prototypes. One includes ground level retail developmen s intendei d r an applicatiot fo d e th o t n Macdonald Avenue frontage in a mixed-use configuration if commercial office is not included in the project. (See also Chapter Three, Land Use Element.) The other prototype shows a housing development without the retail component.
3. Pedestrian Arcade
A continuous pedestrian arcade shall be incorporated along the Macdonald Avenue frontag d bot e easd soutan eth h an t h FIGURE 21 MEMORIAL PARK SITE COMMERCIAL DEVELOPMENT PROTOTYPES FIGUR 2 E2 MEMORIA L PARK SITE RESIDENTIAL DEVELOPMENT PROTOTYPES projects ranging from 50 to 200 additional beds. Expansion of BART Parking Area Sub area this facility shoul e encourageb d o providt d e needed commercial stimulu Cite th y o st Center improvemente Th . o st Futuredevelopmen t of the BART parking lots isdependen t on the Kaiser facility, however, should generally be confined to a market for commercial development in the City Center with e existinth g sit orden i e maintaio t r n adjacent parcele th r fo s land values thasupporn ca t t replacemen existine th f o t g surface purpose f meetino s g potential core district area parking parking in structure. It will also require resolution of the "right requirements. f firso t refusal e "th City ovehel r righty db ai r s development (See Chapter Eight, Implementation.) When, however, these a. Arrangements for the temporary use of Redevelopment conditions have been met e BAR.th T parking lots present Agency lan surfacr dfo e parking Kaisee soutth f ho r facility specific design opportunities that should be realized to shoul consideree db d onlt doe i t conflicf yi sno t wite hth reinforce the role ofthi smajo rtransportatio nimprovemen ti n overall parking requirements for the support of commercial e th City Center area. intensificatio centrae th n ni l commercial core. (See Chapter Four, Circulation Element.) a. Future commercial—developments at the BART station parking lots should includt accese BARth direc eo t Ts b. Future structured parking provided on the existing Kaiser station or provide pedestrian entrances directly onto the facility parcel should be located so that access does not Nevin Mall. conflict with the pedestrian route designated along the Nevin Mall alignment. (See Chapter Six, Conservation, b. The Nevin Mall shall be retained as the principal pedestrian Recreation, and Open Space Element.) Cite th y o Centet n e shald b an rl statio e th g connectin route kept ope grount na d level Social Security Payment Center Sub-area
c.Drivewa yacces s points to future parking structures on the The Social Security Payment Center Parking lot presently y disruph t throug minimall o t d o lottw s shouldesigne e b d serve existine sth g payment center. Becaus fluctuatione th f eo s traffic on Macdonald Avenue. This might include a lower- in seasonal employment at the center, the parking lot does not grade right-turn into a future parking structure off Macdonald always accommodat e centere needth th e f o s . With future east of the present 16th Street entrance. commercial intensification of the City Center, and uncertain parking needs for the payment center, it is anticipated that Kaiser Facility Sub-area eventually there will additionaneee b o dt l parking provider dfo the center. e KaiseTh r facilit s considereha y d expansio existine th f no g clinic for a long period of time and has proposed specific . a Whe futury nan e improvement proposee sar parkine th o dt g area at the payment center, the entire parking provisions Multiple-Family Neighborhood Sub-areas should be accommodated on site or appropriate participation in centralized core area parking facilities The multiple-family neighborhoods provide for a number of shoul arrangede db . infill opportunities, particularl soute th easd n hyan i t portions Specifie th f o c Pla half-bloce nth ared aan k boundare th n yo b. If future improvements to the payment center parking southwest. In these areas, the existing parcelization will affect facilities incorporate structured parking, that parking the future pattern of development. In many cases, it will be should be located so as not to preclude the possibility of necessar o assemblt y e several parcel n ordei s o achievt r e providing ground floor commercial uses along Nevin Ave. minimum size parcels usually required for the higher-density . c Ground floor commercial uses shoul e incorporateb d d developments establishe Specifie th n di c Plan. Specific design along Nevin Ave financiallf i , y feasible, whe buildiny nan g guideline thesr sfo e neighborhoods include: improvement thio st s parce made ar l e adjacen malle th o .t t . a Parcel assembl s i encouragey o t achievd e larger futury An e . improvementd st bac shalse kminimue a b l f mo developments. Development projects that surrouno d t dbu 15 feet from Barrett Avenue, and the setback area not incorporate isolated parcels, however, shall be avoided. landscaped to visually screen a parking structure or commercial structure from residences acros streete sth . . Buildinb. g facades shal articulatee b l expreso dt scale th s e d locatioan f individuao n l units within single building Single-Family Neighborhood Sub-area complexe avoio t s d large blan r institutionallo k y scaled walls out of character with the existing grain of In orde retaio t r consistene nth t character establishee th y db development. existing subdivision, future development in the single-family neighborhood sub-area shall: c. Individual unit entrances located along the street facade are encouraged. a. retain the existing front, side and year yard setbacks;
. b incorporate roofs slope a minimu t a d f 3:12mo o fla n t; roofs shall be permitted. General Commercial Sub-area
The general commercial area within the Specific Plan includes TransiC A e tth e half-blocfacilitth d an yf commerciao k l developments across Macdonald Avenue. Specific Design provision thir sfo s sub-area include: parcele norte th th r hn so Fo sid f Macdonal. eo a d Avenut ea 19th Street, accese siteth so t sshoul e provideb d d that minimally disrupts righthand turns from Macdonald Avenue onto 19th.
b. The AC Transit site, if redeveloped with a more intensive use, should be master planned as a single development, to take advantag e largth f e parcel o th escal f o e. Consideration should be given, at that time, to providing a mixed-use project that incorporates housing onto the eastern boundary alon t Strees 1 g 2 orde n i t improvo rt e eth residential quality of that street. SIX: CONSERVATION, Protect the existing mature trees in Memorial Park and integrate this open space resource wit future hth e adjacent RECREATION AND development. OPEN SPACE ELEMENT f. Provide interconnectioth r fo e e Citth yf no Cente r open space resources wit e proposehth d regionae l th trai n o l abandoned AT&SF right-of-way. 6.1 CONSERVATION, RECREATION AND OPEN SPACE GOAL OBJECTIVED SAN S Consider the feasibility and appropriateness of community gardens in association with residential development to The goals and objectives are: provide visual open spac recreationad ean l opportunitier sfo residente th Cite th yf so Center . Goal : EstablisI open ha n space framewor Cite th yr Centekfo r that interconnects major landscaped resources, promotes Goal 2: Promote the reuse of existing buildings that add to the convenient pedestrian circulation throughout the district, and characte historie th f ro c commercia Cite l rolth yf eCentero . provides adequate and diverse recreational opportunities for residents and employees. Encourage, when feasible, the retention and renovation of existing buildings with historic architectural merit. c. Provide well-landscaped, direct pedestrian routes from the various City Center sub-area BARTo st . 6.2 AREA WIDE CONSERVATION, RECREATION AND d. Provide for an attractive, interconnected pedestrian network OPEN SPACE POLICIES. that maximize e amounth s f visuao t l interesd an t accessibility to store fronts within the primary retail e AreawidTh e Conservation, Recreatio d Opean n n Space district. Policies establish a framework for pedestrian and vehicular circulation throughou Specifie th t c Plan area (see Figure 23). . e Improv visuae eth l qualit pedestriad yan n amenitiee th f so e frameworTh k includes streetscapa : e syste f landscapedmo , existing open space parks and plazas with appropriate pedestrian corridors pedestriaa ; n network superimposee th n do landscape design thereby encouraging increased pedestria numbea nd an f importan o ; rs streeW RO tt plaza r parko s s activity in association with that generated by adjacent integrated into the network. private development. FIGURE 23 AREAWIDE CONSERVATION RECREATION AND OPEN SPACE POLICY DIAGRAM Cite yTh Cente. b r Plaza shoul supplementee db d wit hranga e Streetscape System of open space plazas and parks including an improved Memoria entrw l ne Parky d plazaBARe an , th o st T station a. The Streetscape system should accommodate the designed in connection with adjacent future development. anticipated traffic and role of the street while providing an environment attractive to pedestrians to encourage the Buildings of Historic Merit overall economic activit Cite th y f yCenteo r area. Buildings of historic architectural merit are identified in Figure e StreetscapTh . b e system should provid a strone g visual 23. connection between the City Center Area and the new I- improvement0 58 reinforco st visuae th e l qualit f thesyo e a. Remodeling of older buildings with historic merit should important traffic corridors. recognize the original design and remove conflicting signs partiad an l facade applications which fragmen destrod an t y c. Streetscape improvements in the City Center area should structuree unite th th f yo . include screenin f unattractivgo e areaC A se sucth s a h Transit facility. . b Addition o historicallt s r architecturallo y y significant structures shoul f contemporaro e db y design wit sizee hth , Pedestrian Network scale, color, materials proportiond an , f windowsso , doors, floor heights exposed an , d structural elements designeo dt a. The existing and well-organized pedestrian network that establis hcompatibla complementard ean y appearance. serves the Market square area of the Specific Plan area should be extended and integrated into the overall c. Where remodelin d structuraan g l reinforcemena e ar t development of the City Center. financial hardship, consider incentives such as City underwritten rehab loan helo st p maintai buildinge nth f so e pedestriaTh . b n network should integrat l majoal e r open historic Cite merith y n i tCente r area. space resources, major pedestrian destinations, and focus of ground-level retail activity. 3 SPECIFI6. C CONSERVATION, RECREATIOD NAN OPEN SPACE POLICIES. Plaza Parkd san s Areawide Conservation, Recreation, and Open Space policies a. The existing City Center Plaza should be renovated when e illustratear police th n di y diagra e polic Figurmn i Th . y e23 surrounding development warrants. areas include: 1. Linkages to I-580. 2. Marina Way Bike Route
. Nevi2 n Mall Improvements. - Consider incorporatin gdesignatea d bicycle lane inte oth traffic lanes in Marina Way as part of the landscape . Macdonal3 d Avenue Improvements. improvements to this street. (See Chapter Four, Circulation and Parking Element, Figure 17.) 4. Memorial Park Improvements. Coordinate with the State Parks Department with regard to 5. City Center Plaza Improvements. funding and/or developmen e recreationath f o t l trail designated alon AT&Se gth F right-of-wa helo yt p meee th t 6. Midblock Pedestrian Passages. existing nee parr dfo k southeasterspace th n ei n sectiof no the Specific Plan Study area. Linkages to I-580 Nevin Mall Improvements 1. Street Landscape 1. Closure Streets 9th betweenand 8th In orde improvo t r visuae eth l qualit majoe th f yro circulation access routes that connec Cite I-58w th ty ne 0 Centee th o t r The Nevin Street ROW between 8th and 9th Streets has been freeway, it is recommended that a landscape improvement abandone e adjacenth o t d t properties s recommendedi t I . , progra e initiatemb d Marinr Harbouan y fo d y Wa a Wa r however, that this are e maintaineb a a pedestria s a d d an n between the City Center and the I-580 corridor. bicycle route connectin e BARgth T station Cite th ,y Center retail residentiadistrice th d an t l neighborhood weste th o s.t Utilize the same tree specie (Platanus Acerifolia - London Plane Tree) as the street tree south along Harbour Way and Setback building fee5 2 s t fro d e centerlinol mth e th f o e Marina Way to the I-580 corridor to continue the existing Nevi Streetsh n 9t Stree betweed W maintaio t ,an RO th n8t n street identification. (See Chapter Four, Circulation and a setback consistent with adjacent blocks and to keep the Parking Element, Figure 16.) pedestria bicycld nan e route visuad san l corridor open.
- Conside undergroundine rth overheaf go d utility lines along Require landscap pavind an e g improvements associated Harbour Way and Marina Way to I-580 as a part of the with adjacent developments that would retain the landscape improvement program. pedestria bicycld nan e routes acros abandonee sth W dRO and provide a visually attractive environment. Exclude automobile traffic (except for emergency or maintenance vehicles) froe abandoneo th mt W RO d Macdonald Avenue Improvements reinforc role Nevif eth eo n Street withi centrae nth l retail distric servica s a tacces d ean s road. 7. Retain Planted Median
2. Street Tree Improvements In order to maintain the ease and visual quality of the pedestrian connections across the Macdonald Avenue corridor, In order to reinforce the pedestrian qualities of the Nevin Mall, s recommendei t d thae traffith t c median e retaineb s o t d street landscaping improvements should be required for all new provide safety islands and shade. development projects. 2. AC Transit Screening - Infill street trees utilizin e samth g e street tree specie existing between Marin d Harbouan y a WayrWa . The AC Transit facility is presently visible from Macdonald Avenu presentd ean unsightln sa y view detrimenthaa s i t o t t 3. Connection to BART the visual quality of the entire City Center area.
In order to provide an appropriate entrance to BART and association I - n with developmen TransiC A e th t t facilityta , establish a destination along the pedestrian route through the require visual screenin y mean b ga combinatio f o s f o n central office/retail core majoa , r plaza shoul incorporatee db d fencin landscapind gan shielo gt facilite dth y from views into future development at both sides of the BART Station. along Macdonald Avenue. -Provide a gateway plaza (minimum 10,000 square feet) on the eastern sid f Marino e y alon e NeviWa ath g n Mall that Memorial Park Improvements provides through pedestrian access to BART and the principal entrie develepmeno t s t adjjacen Nevie th o nt t Retain1. Memorial Park Mall. The existing mature trees represen importann a t t open space -Provid gatewaea y plaza (minimum 10,000 square feetth n o ) resource within the City Center area that can provide Maln lNevi e alongt thath tStree h 19t f o e sid n wester substantial environmental qualitie o bott e sadjacen th h t provides through pedestrian acces e o BARt sth d Tan developmen entire th d e Citan t y Center area (se Appendie eth x principal entrie o development s t adjacen e Nevith o t nt for mitigation measures froe Environmentamth l Impact Mall. Report). e existinTh g stan f treeo d s shoul e protecteb d d during - Assure continuit pedestriae th n i y n circulation pattero nt construction activities and incorporated into the overall directly link Memorial Park alon gpublia c access route planning and design for the Memorial Park project area. both westerly to the 11 th St. ROW and the City Center Plaza, and easterly to Marina Way and then to BART. Future improvements within the park should be determined in association with the kind and character of development Include landscap pavind ean g improvement identifo st e th y of the surrounding project. This could include, for example, path throug adjacene hth t development. (See Chapter Five, a young children's play area in conjunction with a the specific urban design guideline thir sfo s project area.) residential development, or more passive, outdoor eating areas in conjunction with commercial office uses. City Center Plaza Improvements
1. Renovate Expandand City Center Plaza If suitable improvements are made within the park in association with the adjacent development, this open space The existing City Center Plaza at Macdonald Avenue and area could be considered to meet the on-site common open Harbou representy Wa r importann a s t underutilizebu t d open space requirement r residentiafo s l development. (See space resourc focud e an activitf entirso e th r ey fo Specifi c Plan Chapter Three, SitFacilitied ean s Requirements. areae presenTh . t improvement t lenno d o themselved s o t s conceivee intensivar t bu e d eus primaril visuaa s ya l gardes na Consider incorporating Memorial Park withi a privatn e an urbae oasith n nsi pattern lightine t plaze Th .no th s f ai go developmen topee onlth nf yi space remains substantially attractiv existine th d ean g fountai t currentlno s ni y operateds A . within public vie visuaa ws a l open space resourcy an d ean developmen Memoriae th n i t l Park Project area proceedd san security fencing aroun Memoriae dth l Par designes ki o dt support for retail activities along Macdonald Avenue increases, permit public access during daylight hours. e Citth y Center Plaza could becom a more e attractivd an e utilized open space resource. 2. Provide Direct Access to City Center Plaza and to BART If the City Center Plaza is left in its current configurations: Memoriae Th l Park open space will serv opee eth n spacd ean recreation e entirneedth f eo s City Centen a s i r ared an a 1. the fountain should be removed; important elemen e overalth n i t l pedestrian-oriented opens space network. In association with future development of the . 2 maintenance shoul increasede db d ;an Memorial Park project area, pedestrian circulation shoule db clearly established. 3. reduction of paved areas should be considered. Plaza'e Th s curren importann ta als y site ob ema t locatior nfo 2. Promote Entrances to Private Development future commercial development. If commercial or residential development is proposed on all or part of the site, the displaced The existing network of passages is successful as a pedestrian open space mus e provideb t d withi e areth na boundey b d corridor becaus e adjacenth e t developmen s establisheha t d Macdonald Avenue, Marin Southy aWa , Bissell Avenued an , direct pedestrian entrances onto this network. Harbou Southy rWa . Replacement open space shall: Encourag developmenw ene t alon midbloce gth k passages 1. be attractive, usable and accessible to the general public; provido t e building entrances directly accessible th o t e passages. 2. maintain continuity of pedestrian corridors through the City Center;
3. be designed in accordance with a plan approved by the PDRBd ;an
. 4 provid cohesivea e element betwee sitee usee th .nth n so
Midblock Pedestrian Passages
1. Extend Existing Network of Passages
The existing network of passages potentially interconnects several blocknorte th hn so sid f Macdonaleo d Ave.
Extend this networ ease th t o kthrougt d Marino han t y aWa inte BARth o T Station are y requirinb a g ground level passages open to the public through this block.
Provide that the portals of this passage provide direct continuity with the adjacent pedestrian network. SEVEN: PUBLIC FACILITIES anticipated in the Specific Plan. The minor improvements necessar servo yt anticipatee eth d developmen ordinarile ar t y ELEMENT provided by the private sector and do not affect the main lines of the existing utilities. The only improvements anticipated are those necessary capital improvements for the ultimate Publie Th c Facilities Elemen Specifie th f o t c Plan describee sth replacemen e existinth f o t g utilitie a phase n o s d program. existing infrastructure framewor d identifiean k e th s Those improvements could be phased over a long period of improvements required to serve the proposed development. time. The Public Facilities Element is subdivided into: Storm Drainage areawide utilities There is an extensive existing storm drainage system within the public safety study area with pipe sizes ranging from 8-inch diamete- 54 o rt inch diameter. See Figure 24. After preliminary review, the 7.1 PUBLIC FACILITIES GOALS AND OBJECTIVES system appear adequate b existine o st th r efo g development. Through drainage from adjacent areas is also being handled by goale objectived Th san s are: the existing system.
Goal : Assur1 provisioe eth f adequatno e community facilities There does not appear to be any major additional storm drain to serv employeee e needeth th f so residentd san Cite th yf so improvements which wil requiree b l supporo dt anticipatee tth d Center. development other than catch basin d othean s r minor improvement servo t sparticula y ean r development areae Th . - Provid r adequatfo e e utilitw yne e serviceth r fo s conduit sizes appea adequate b o rt e even considering additional development, and phase the construction of necessary runoff. However detaile existine th ,th f so g storm drains such improvements to minimize the economic impacts. e slope t th knownd invert s no a an s e ar s. Considerine th g probable age of at least sections of the system, it is - Consider the location of a new fire station within the City recommended that a capital improvement program be Cente replaco rt e Statio. n7 established for replacement of at least a portion in the near future. The City had indicated that there may be some localized 2 AREAWID7. E UTILITIES problem areas t specificallye , y undefined, which will neeo dt be deal ttime propose a wit th f eo t ha d project anywhere th n ei necessarIe tb wilt no l increaso yt capacite eth existine th f yo g Specific Plan area. There does not appear to be any need for areawide utilitie orden i s servo t r e developmeneth t intensity relocations of any of the existing system. FIGUR 4 EUTILITIE2 S- STOR M SEWER is not apparent. It should be noted, however, because of the age Sanitary Sewers t leasa f portioa o t systeme th f no , replacement portioa f so f no the system may become necessary and should be included in a There is an extensive existing sanitary sewer system within the capital improvement program particulaA . r project, when area, with at least the basic 6-inch diameter sewer in all streets approved, will have fire flow requirement d probablan s y and up to 18-inch diameter and as many as three sewer lines in additional fire hydrants, but it appears that the existing water some streets e Figur Se . .Afte 25 e r preliminary reviewe th , system will be adequate (also see the Appendix - Water system appear e adequat b e existin th o t sr fo eg levef o l System). development e systeTh . m also includes sewero st frod man adjacent areas. Gas System
The existing sanitary sewer system within the Specific Plan extensivn A e distribution syste placn i r naturas mi fo e s ga l area appears to be adequate to handle the anticipated serving the Specific Plan Area. See Figure 27. development, using the City's criteria for per capita and peak flow figures for the intensity of development envisioned in the Specific Plan. There does not appear to be any need for 7.3 PUBLIC SAFETY relocatio e existinth f o n g system other d tha neee ad nth o dt lateral services to any proposed development as well as any cleanout other so r facilities requiree Th . d improvements appear Police Protection Services to be minimal. Considering the age of at least a portion of the system recommendes i t i , d tha capitaa t l improvement program centraThere on s ei l police station withi surroundine nth g study be established for portions in the near future. area of the Specific Plan, located at the Hall of Justice. The surrounding study are s patrollei a a minimu y b d f foumo r patrol team f fouso r officer r 24-houpe s r period, plus cover Water System cars, canine officers and traffic officers. Response time to the threo t o eare tw minute s ai emergencr sfo y calls. extensivn A e water system exists withi Specifie nth c Plan area with water line evern si y stree pipd an te sizes ranging from6 Accordin e Richmonth o t g d Police Department, additional inches to 24 inches. See Figure 26. After preliminary review, police officer d equipmenan s t (includin policw ne ega car) e existinth g system appear e adequat b e curren o th t s r fo et woul e needeb d o providt d e w servicee levene th f o r l fo s development e wateTh . rt indicatedistricno s y ha tan d development anticipate e Specifith n i d c Plae n th (als e se o inadequacies or problem areas of the existing system. At this Appendi xPolic- e Protection). particular point neee relocationr th , dfo existine th f so g system FIGUR 5 EUTILITIE2 S- SANITAR Y SEWER FIGUR 6 EUTILITIE2 S- WATE R FIGURE 27 UTILITIES - GAS Fire Protection Services
There are four stations which serve the Specific Plan area: Station 7 at 1136 Cutting Blvd; Station 6 at 41st Street and Clinton; Statio t HensleStreeta h n7t 2 Statio d d an ;t yan a n1 Washington Street and Park Place. These stations have the following equipmen personneld tan :
7: two-piece pumper company, aerial truck, seven to nine fire fighters, rescue unit;
: singl6 e pumper, minimu thref mo e fire fighters;
2: single pumper, minimum of three firefighters;
1: single pumper, minimum of three firefighters.
Response time in the Specific Plan area is about six minutes, percen0 time9 e th f .o t
Statio I buildinWorlI d r s locateol i n 7 d Wa a t 113ga n di 6 Cutting Blvd, which should be replaced. The Fire Department would lik relocato et e this station neare Macdonalo rt d Avenue to provide better servic thao et t area.
It is anticipated that additional manpower and equipment may be required to provide adequate fire protection services to midrise development permitted in the Specific Plan. In addition Specifie th , c Pla consideree nb arey a ma locatio a s da n for the replacement of Station 7 (see also the Appendix - Fire Protection). EIGHT: IMPLEMENTATION The City Council may adopt a specific plan either by ordinance or resolution (Government Code Section 65507). Adoptioy nb ordinance is common when the specific plan amends a development code, zoning ordinance, or other code, when 8.1 REGULATORY APPROACH specific regulatory measures are included, and when local charters require adoption by ordinance. Resolutions (which o majotw e r Th instruments availabl r regulatinfo e g cover about two-fifths of all adoptions) are commonly used developmen e Citth y n e i SpecifitCente th e ar rc Plad an n whe plae nth mors ni polica f eo y document, whe t includeni s Redevelopment Plan. Each of these has benefits as well as no specific implementation or regulating measures, such as a drawbacks that are primarily keyed to the range of financing zoning ordinance revisio capitaa r no l improvement program, opportunitie r politicaso l convenience. Adoptio Specifia s na c and when immediate action is necessary. If the plan lacks Plan implies no automatic financing mechanisms but implementatio regulatorr no y measuresspecifia t no s ci t plani , , opportunitie exiso d sr fundin fo t g capital improvements that though it may be called one. detailee ar d late thin i r s chapter existence Th .Projece th f eo t 10A Redevelopment Plan, coverin portiog a e Specifith f no c Shoul legislative dth e body wis chango ht proposeea d specific Plan Area, provide additionae sth l benefit incrementx ta f o s o st plan recommended by the planning commission, the change fund capital improvement a s mechaniswela ss a l r mfo must first be referred back to the commission for consideration conveniently reparcelin e land avoidinth gan d g difficulties (Government Code Section 65504). If the commission fails to posed by hold-outs and remnant parcels. A brief description of act on the proposed change within 40 days, it is deemed the opportunities and limitations of these overlying regulatory approved e samTh . e procedure applie o subsequent s t approaches follows: amendment to the plan.
Adoption of a Specific Plan Whil e majoritth e f specifio y c plans have originaten i d planning commissions, the law also gives the legislative body s witA h general plans e platinth , g commission must hola d discretion to adopt an ordinance or resolution requiring that public hearing before the planning agency can recommend that preparee b e on d (Government Code Section 65507). Under this s legislativit e body adop specifia t c plan (Government Code process, the legislative body must first refer the draft of the Section 65500). Notice mus e publisheb t a genera n i d l e planninth pla o t n g commissio r publifo n c hearind an g circulation newspaper, maile l ownersal o dt r posteo , thren di e consideration. Aside from this early referrale th e res f th o ,t public places, if there is no newspaper available. After adoption process goes on as outlined. approving the draft, the planning commission sends it to the City Council along wit commission'e th h s reasone th r fo s recommendation (Government Code Section 65502). Administration of a Specific Plan general plan and any applicable specific plan (Government Code Section 65867.5). Adoption of a Specific Plan confers broad regulatory powers on the City Council. The City Council may establish rules and Enforcement of a specific plan's provisions varies. Some procedure y delegatma d ean s administrative functione th o t s specific plan ordinances state y thaviolatioan e t th f o n planning agency or to another agency (Government Code provision n adoptea f o s d specific plan constitutea s Section 65550). Many citie d countiean s s have fount i d misdemeanor and will be prosecuted accordingly. Other local effective to administer the specific plan as part of the zoning or governments rely totally on community willingness to abide by municipal code. Such ordinances purpose e ordinarilth t ou t , yse the terms of the specific plan. content, administration, and adoption procedures. Many ordinances simply restate the requirements of state law. Some Conformance with Project the Redevelopment A 10 Plan citie countied an s e theius s r ordinance identifo t s y whee nth plans shoul preparede db . The California Government Code, in its Community Redevelopmen provisionsw La t , provide e meanth s f o s The City Council may also establish agencies and boards of planning, reparceling and developing lands which have special review, appeal, and adjustment to assist in administering development problems. Under the provisions of this law, an specific plans (Government Code Section 65551). While eth overall plan must be prepared for the entire area. The plan must law permits flexibility, nearly all cities and counties with active designat type ef lanth permittede o dus locatioe th , typd nan e specific plan programs entrust administration to the planning f publio c facilities needed (suc roadss ha , sewers, storm drains commission. Board f adjustmenso r otheo t r bodie seldoe sar m d parks)an , criteri d standardan a r developmentfo s e th d an , use handlo dt e appeals. various means of financing the program. This has been done for Project 10 A. After adoption e specifith , effecn c a plas tn ha similae th o t r local general plan. The Subdivision Map Act requires the e SpecifiTh c Pla s beenha n drafte thao s d t doe i tt conflicsno t legislative body to deny approval of a final or tentative wit e Projec th hRedevelopmenA 10 t t Plan t providebu , s subdivision if it is not consistent with a general plan or a additional, more specific, development controls. specific plan locae onlth f lyi agenc s adopteyha completda e general plan and the subdivision is compatible with the The use of the redevelopment powers entitles the agency to objectives, policies, general land uses, and programs in both finance the program's planning, administration, land plans (Government Code Section 66473.5). Additionallya , acquisition d developmenan , t action x y meanb ta s f o s development agreement canno e approveb t d unlese th s increment financing. (A further discussion of tax increment legislative body finds thaagreemene th t consistens i t t wite hth financin s providei g e followinth n i d g sectio n financino n g methods.) Becaus e Redevelopmeneth t Plan would continu effectn i e , Section 2: Application along with an adopted Specific Plan, both documents would regulate future developmen e Citth yn i tCenter . Private Application for development and design review shall be made landowners could proceed to plan and develop their properties by the owner of the affected property, or his authorized agent, so long as they are found to conform to both plans. on a form prescribed by the City Planning Department and shall be filed with such Department. The application shall be Development and Design Review Procedure accompanied by information including, but not limited to, site and building plans, and visible elevations, as well as other Inherent in the project approval process (see below) is the e drawingrequireb y pland o ma allodt an ss a sw applicable design review. Design review should not be used only as an developmen desigd an t n review criteri e applieb e th o at o dt adjunc improvo t t e superficia "cosmeticd an l " aspects, although proposal. rejection' of distasteful and garish architecture/ design and promotion of amenity and attractiveness are clearly needed. Section 3: Procedure for Consideration Rather, design review shoul e conceiveb d e broadesth n i d t possible terms. It should deal with the entire range of An application for development and design review shall be requirements involving the functional as well as the visual and considere desiga y db n review organizatio establishes na y db psychological fit of new development in the overall Ordinanc . 13-86eNo . This design review organization shall environmental setting. It must deal with the total physical form include a staff member from the Redevelopment Agency for buildings- , spaces channeld an , movementf so . the review of City Center projects. All other necessary project approvals should be required (e.g., variance, subdivision maps, modeA l ordinanc projecr efo t review procedure follows: building permit, etc.)
Section Title,I: Purpose Applicabilityand If the project involves City or Agency-owned land, the development application shall be sent directly to the PDRB, These provisions shall be known as the Development and Public Design Review Board (Ord. No. 13-86), with Design Review Procedure. The purpose is to describe the recommendations from the Planning Department and Agency procedure for review of proposed facilities in the City Center staff. The recommendation of the PDRB is then forwarded to Area, particularly in areas of unusual visual or development the City Council/Agency for action. If a conditional use permit, significance that require special design treatment and subdivisio r similao p nma r approval e requirear s d froe mth consideratio regardn ni theio t s r relationshi o surroundinpt g Planning Commission, the recommendation of the PDRB shall development, excludin l single-familal g y dwellings. This first be forwarded to the Planning Commission. procedure shall l proposalapplal o yt r developmensfo y an r o t change which is externally visible. Section 4: Development and Design Review Criteria Federal Government. These funds are no longer readily available. BART, therefore, mus tdevelopmene looth o kt d an t Developmen desigd an t n review approva grantee b y dma l only management of its existing resources to meet its capital proposae th f i followine l th conform f o l al g o criteriat s wels a , l requirements. Joint development of its land holdings presents a as to all other applicable criteria: significant opportunit accompliso yt h this purpose.
a. The proposed development shall serve to achieve a group Joint Development Consideration BARr sfo T of facilities which will be well related to one another and which, taken together, will result in a well-composed urban y improvementKe e BARth o t Ts land holdings involve design, with consideration given to site, height, opportunities for: arrangement, texture, material, color, and appurtenances, the relation of these factors to other facilities in the a. Joint development of housing, retail, or commercial, office immediate area, and the relation of the development to the space and/o l developmentrretai ; total setting as seen from key points in the surrounding area. b. Provision of increased BART-user parking; and
b. That the proposed development shall be of a quality and . c Long-range coordinatio f developmeno n o facilitatt t a e character which harmonizes with, and serves to protect the more intensive utilizatio publif no c transit. value of, private and public investments in the area. Program elements will necessarily evolve over time and c. That the development and design of the proposal conform particular development agreements will result from extensive in all significant respects with the provisions of the City negotiation between BART and potential developers. Center Specific Pla Projecd nRedevelopmenan A 10 t t Plan. sufficientla e b o t r y appea t no s doe e ther presene , th t A time t 8.2 DEVELOPMENT MECHANISMS strong market for commercial office-retail development in the City Center to be able to support a land value that could result y provisionke e Specifie th th f f o so c e e th Pla On s i n In replacement of existing BART patron parking in parking l housing/officecommercial/retaidesignatiocommercia f o n l thit s structuresa s no g continuess i t lon o S . , joindevelopmen t developmen r BARfo t T land holdings addition I . providino nt g likely to be financially feasible. When joint development at the e necessarth y parking area r BARfo s T users, significant BART station parking lot proposeds si carefua , l reviee th f wo opportunities exis moro t t e fully develop BART's landd an s infrastructure capacity should be undertaken to determine if thereby earn a greater return on the existing public investment. additional mitigation measures should be reqquired. Capital for supporting public transit has come largely from the Table 6 is a summary of the specific circulation improvements Capital Improvement Program necessary to implementation of the Plan. Not all are necessary to all projects, but should be phased to coincide with the There are two basic kinds of financing needs identified in this location and access demands of individual projects as they are Specific e areawidPlan th e firs s i Th .t e improvemento t s approved. Tabl 7 providee a detailes d breakdowe th f o n circulatio utilitd nan y infrastructure thae withiar t e Citnth y componen tcos e partth tf estimatesso . Center Area or outside its bounds but directly connected and in near proximity. These includ changee eroadwayth e th o st d san Tabl recommend8 e a budges phasea r fo t d replacemenf o t parking, sanitary sewer, water system, and storm drain aging utilities. Engineering analysis should be provided with improvements require o suppordt e intendeth t d intensitf o y individual project applications to assure that the minimum development. necessary improvements are completed to serve an individual project. e seconTh e improvementar d e opeth no t sspac e system, including plaza d parksan s . These improvementt no e ar s Sources of Financing directly necessar o support y t adjacent developmene ar t bu t desirabl identified ean varioue th n di s Element Specifie th f so c e CitIth f y Center Specific Pla developee nb o aret n s i a n di Plan. These improvements ordinarily shoul e coordinatedb d orderl ensuriny wa y a manne n gi proped an r r utilizatioe th f no with adjacent development. The potential costs of these land supply, means mus e founb t financo t d e are - aservin g improvements will vary dramatically wit specifie hth c design facilities, suc s a storh m drain improvements, utility progra t include e no mCapita th e pursuen ar i d ld an d improvements, street improvements, and pedestrian and bicycle Improvement Program. circulation improvements. These are all needed to serve future commercial office/retai d residentiaan l l development andn i , Required Areawide Improvements most cases, are prerequisite for such development. Summarized below are possible methods of financing such improvements. e majoTh r areawide improvements require o servt d e th e Figure 28 identifies the recommended and alternative sources development permitte Specifie th y db c Plan fall generally into for funding for improvements identified in the capital circulation improvement d utilitan s y improvementsA . improvement program. generalized lisf improvemento t s includei s d along witn ha estimat e constructioth f o e n costs e descriptioTh . f o n sourco N f financineo s beegha n identifie r othefo d r physical improvements required and estimates are shown in Tables 6, 7 improvements identifie provisione th n di Specifie th f so c Plan . 8 d an but not included in the Capital Improvements program. These improvements include: TABLE 6
PLANNING-LEVEL COST ESTIMATE BUDGETINR SFO G PURPOSES
Capital Improvement Program: Circulation Elements
Estimated Planning-Level Cost ssummarize- s planning-level estimate capitaf so l cost implemeno st wideninge th t s discussed above, including land acquisition and construction items. The estimates were derived from current cost data for site work, and include street trees, sidewalk/ curb/ gutter, lighting, pavement markingd an , signaged san wels ,a contingenciess a l , design constructiod an , n administration. Land acquisition coss wa t estimate t $5.0da squarr 0pe purposee e th foor fo t thif so s analysis.
Estimated Cost Item Notes (in 1987 Dollars)
1. Widenin Macdonalf go d Avenue16. o t t. St h St h t :9 a $530,000 . Widenin2 Harbouf gt Macdonalo a y rWa d Avenue b $57,000 . Signalizatio3 n Improvements: Macdonald Avenue c $70,000 at Harbour Way 4 Signalization Improvements: Macdonald Avenue c $70,000 at Mariny aWa 5. Signalization Upgrades: Macdonald Ave. at 12lh St. d $100,000 6. Roadway Improvements to I-580Linkages: a. Harbour Way, Macdonald Avenue to Cutting Blvd. e $462,000 . Marinb a Way, Nevin Avenu Cuttino et g Blvd. $252,000 7. Surface parking lots on Redevelopment Agency f (to be phased with development land to support development in Central Core deman dno- t estimated) 8. Parking structures on Redevelopment Agency land g not anticipated within next 5 years to support development in Central Core
Notes:
a. To maximize street parking on north and south sides and two lanes of moving traffic on each side of the traffic median at peak hours. provido T . b e left-turn pocket upgradd Harboun so an y traffie eth rWa c signal. e. This includes the cost of necessary right-of-way acquisitcon estimated at $5.00 per square foot. f. Assume $1,100-$2,50 spacr 0pe e . Assumg e $7,50 r spac0 pe r above-grad efo e structures totae Th . l parking program envision 2,67o t p su 0 additional parking space structura n si e operatee th y db City's parking district. The total preliminary planning-level cost estimate would be $20 million for the entire 2,670 projected demand. This, however, would be phased over a very long time and no structured parking spaces are anticipated to be built in the next five years. TABLE7
DETAILED ESTIMATED COSTS FOR STREET IMPROVEMENTS
Units Unit Costs Total Cost (Feet) 1987 Dollars/ l.f. (1987 Dollars) Total Street Segment Length Width Land Construction Land Construction Total By Street
MACDONALD Marino 16t lh a 800 8 $40 $150b $32,000 $120,000 $152,000 Marina to Harbour North 800 6 30 150b 24,000 120,000 144,000 South 1,050 8 40 150b 42,000 157,500 199,500 Harbouh 9' o rt 175 8 40 150b 7,000 26,250 33,250 $528,750 HARBOUR Intersection at 300 8 $40 $150b $12,000 $45,000 $57,000 Macdonald Macdonald to Ohio 1,600 12/6 60 150b 96,000 240,000 336,000 Ohio to Cutting 2,100 30C 126,000 126,000 $519,000 MARINA Nevi Bisselo nt l 1,000 $30C $60,000 $60,000 Bissell to Ohio 1,200 30C 72,000 72,000 Ohi Cuttino t g 2,000 30C 120.000 120.000 $252.000 $213,000 $1,086,750 $1,299,750 $1,299,750 Source: Wilbur Smit Associatesd han , Augus , 19810 t 7
Notes:
. a Land Cost estimate / s.f$5 . t da
Unit Cost aggregated as follows: 1987 $/ l.f. 198 l.f/ 7$ . Side Streef eOn o r tFo Side Streef eOn o r tFo Item (b) (c) Item (b) (c)
Street Trees 15 15 Construction Subtotal 93 18 Sidewalk/ Curb/ Gutter 25 Contingencies (30%) 28 6 Lighting 30 Design (15%) 14 3 Pavement 20 Construction Mgmt. (15%) 14 3 Markings/ Signage 3 3 Total 149 30 Subtotal 93 18 TABLE8
PLANNING-LEVEL COST ESTIMATE BUDGETINR SFO G PURPOSES
Capital Improvement Program: Utility Elements
Estimated Construction Cost Item Notes (in 1897 Dollars)
1. Storm Drainage a $200,000
2. Sanitary Sewer a $175,000
. 3 Water System a $310.000
Subtotal $685,000
Notes: a. Considering the age of portions of the existing utility systems and the possibility of localized problem areas, it is advisable that the City institute a capital improvement program for the ultimate replacement of portions of the existing systems on a phased program. These improvements could be phased over a long period of time. These preliminary, planning-level cost estimates are to upgrade a portion of the main utility systems over the next 5 years. FIGUR8 E2 SOURCES OF FINANCING - on-site parking, landscapin d maintenancan g f opeo e n This method als less oi s desirable than several other financing space included within development area assumee sar e b o dt disadvantagee th options f o e On . f generaso l obligation bond the responsibility of the specific project developer. financing is the requirement for two-thirds voter approval. Although general obligation bond proposals have been highly renovatio f Memoriano l Park that shoul includee db d with successfu n Californiai l e timth , e require o past d s suca h the adjacent redevelopmen surroundine th f o t g project area. proposal, as well as the uncertainty, can cause operational problems. - renovation of City Center Plaza for which detailed design plans shoul e prepareb d d woran d k completen i d State Community RedevelopmentLaw connection with adjacent private sector redevelopment. Thi t allowsAc s communitie utilizo st incremenx eta t financing landscape improvement utilitd an s y undergroundina s ga o carrt t redevelopmenou y t activities y applyinb , x ta g a district-widpar f o t e progra d r Harbouan mfo y Wa r increment obtained in the project area to finance planning, Marin betweey aWa Cite nth y Cente I-580d ran . administrative, acquisition, and improvement activities. The Act permits a redevelopment agency to finance land acquisition General Funds for public purposes, construction of public facilities, such as roads, parks, and sewers, and administrative, legal, planning, e CitTh y Council could appropriate monies fro s generamit l and engineering costs related to the project. The redevelopment fund, via the annual Capital Improvement Program, to agency would issue bonds to finance project area responsible departments, includin e Departmength f Publio t c improvements and administrative costs, and would apply the Works and the Department of Parks and Recreation. tax increments derived in the project area to pay the debt serve on the bonds. Tax increments are those tax revenues produced General Obligation Bonds in an area in excess of the revenues produced at the time the area is declared a redevelopment project. The excess revenues The capital improvement programs also can be financed by thus producef bondof y se use pa use dar o dt financo dt e th e issuance of general obligation bonds by the responsible expenses of the redevelopment process such as administration, government exclusivel r thifo ys purpose. However, this planning, acquisition d constructioan , f publio n c facilities. alternative applies only to improvements on lands in the Projected development could provid a revenue e base from ownershi e responsiblth f o p e government, because general whic financo ht e improvements. obligation bonds are a liability of the community and are payable from general fund monies. Reimbursement District concluded that residential properties are, or will be, paying an increasing portion of the tax burden. Under Articles 5 and 6 of the California Subdivision Map Act fees can be collected to cover the costs of public improvements The procedures for establishing assessment districts, however, including roads, bridges, drainage and sanitary sewer facilities. vary substantially dependin pertinenn go t enabling legislation. Under these provisions, the City could enter into an agreement In some instances, the City can establish the district, in other with the developer to reimburse him or her for that portion of instances approval by registered voters in the area is needed, improvement costs equal to the difference between the amount whil stiln ei l other instances approva majorita y b l propertf yo y it would have cosdevelopee th t instalo t r l improvemento t s owner s mandatedi s . Thus e potentiath , l applicatiof o n serve his or her property only and the actual cost of such assessment procedures depend initiatioe th n so formatiod nan n improvements. The City would then reimburse the developer procedures required y attitudeb d an , s toward mandatory by levyin gchargreaa y an l propertn eo y similarly benefiter do participation summatioA . s providei n d e morbeloth f ewo by establishing and maintaining a local benefit district to levy relevant assessment procedures. Thes e discusseear e th y db and collect charge r costso s from other benefited propertiest I . type of improvement or service financed by the procedure. appears possible, under this approach o defet , r paymenf o t charge r costo s y otheb s r benefited properties until such Drainage Sewerd an Facilities. Section 66410-66499.3e th f 0o property is developed. Government Code and the Subdivision Map Act of Government Code Sections 66483-66484.5 authorize payment Assessment Districts f fee o defrao st coste yth f buildinso g drainage facilitiee th r fo s remova f surfaco l e -and storm waters from locad an l California law authorizes a variety of assessment procedures neighborhood drainage areas o enacT . t fees n ordinanca , e which could be employed to finance area improvements. These requiring paymen f feeo t s effecn periomusa i t r a e fo b f tt d o assessment procedures potentially can be applied to finance least 30 days prior to the filing of a tentative map (or parcel constructio f roadsno , bridge r grade-separateo s d crossings, tentativo ma n required)s i f p i p ema ordinance Th . e refera o t s flood protection facilities, storm drainage facilities oped an , n drainag r sanitareo y sewer area which contain estimatn sa f eo space. The alsn usee yca ob provid o dt e maintenance services the total costs of constructing the local drainage or sanitary r otheo r specialized services, suc s transita h . Assessment sewer facilities required in the plan. The governing body is the district procedures provid equitabln ea f assignin o y ewa g costs legislative body that has adopted the drainage or sanitary sewer because they operate directly on benefited properties and are plan. base assessen do d valuation. Wit passage hth f Propositioeo n 13, the use of assessment procedures has special relevance in a The cost to be imposed, whether actual or estimated, is based commercial area since many recent fiscal analyses have upon the findings of the legislative body, that subdivision and development of property within the planned drainage or local sanitary sewer area will require constructio e facilitieth f no s o providt traffi d an ca networe k connectin e statth eo t g describe plane th n d.i highway system (e.g., Macdonald Avenue, Barrett Avenue, Harbour Way d Marin,an a e ownerWay) th e hal f on o f f s.I Open Space, n OpeA n Space Maintenance Districs i t withi e are f th nbenefio a t rejec e improvementth t , then authorized in Sections 50575-50620 of the Government Code. proceeding abandonede sar locae Th . l ordinance requiry sma e The district may employ necessary labor and provide the conditioa s a paymen e e th fe approvaf no a f o tfinap a f o ma ll required material equipmend an s maintaio t t operato t d nan e or as a condition of issuing a building permit. An ordinance planned open spac recreatiod ean n areas. Formatioe b y nma adopted pursuant to this section may provide for the acceptance initiated by petition of at least 25 percent of the landowners in f consideratioo n lie i nf paymen o u f feese o agenct Th . y the proposed district. Alternatively, if the legislative body imposing fees may incur an interest-bearing indebtedness for determines that the district is in the public interest, it may adopt the construction of bridge facilities or major thoroughfares. an ordinanc f intentioneo , with protes mory b t e tha percen0 n5 t of the landowners terminating the proceedings. The City must Streets Highways.d an Section 22585-2259 Streete th d f 4o san have complete charge, supervising and controlling all open Highway Code allows the City to construct or install areas maintained e body appoinTh . ma y advisorn a t y board improvement provid o maintenanct e th d r san efo r servicineo g composed of five property owners within the district; advisory of those improvements. The assessment district is initiated by board members serve without compensatio r three-yeanfo r legislative resolution. Proceedings for the assessment may be terms, and may make recommendations to the legislative body abandone f therd i majorita s ei y protest representing property with respec maintenanco t operatiod ean opef no n areas. owners owning more than 50 percent of the area of assessable lands withi e proposeth n d district four-fifthA . sl al vot f o e The City may levy an annual ad valorem special assessment legislative body member over-ruln sca proteste eth . assesse e valuatioth n do f taxablno e lanimprovementd dan s within the maintenance area. The amount of this levy, though, Other Improvements. Special Municipal Tax Districts are is limited. authorized under Sections 60000-60160 of the Government Code districe Th . t create maintain dca operatd nan publiy ean c Bridges d Majoran Thoroughfares. Section e 6648th f o 4 improvement (for example Cite s establisheth , yha parkinda g Government Code authorizes design, acquisition of rights-of- district presently servin Cite gth y Center area governine Th . g way, administratio f constructioo n n contract d actuaan s l body may appoint officers and employees for the district as it construction. Local ordinance mus te circulatio refeth o t r n deems necessary. Officer employeed an s s pleasurserve th t ea e element, of the General Plan (or Specific Plan if it is e legislativth f t subjeco no e eo civit ar t bod d l an servicy e incorporated by reference into the General Plan) and to the compensation. Formation is initiated by a petition of residents provision f suco s h element, which identify those major living within the proposed district. Ten percent of the thoroughfares whose primary purpos o carrt s i ey through- registered voters within the proposed district must sign the petition legislative Th . e body adopt resolutiosa f intentiono n fire protection including paramedic services; o objectionn f i and , e sustainedar s , submits questiof o n formation of district and levy tax to residents of the district. A park, parkwa recreatiod yan n maintenanc servicesd ean , majority vote in favor of the district allows the legislative body library servicesd ;an to declare the district formed and levy the special tax. The district has the authority to levy taxes upon taxable property. flood control services
Other Special and Assessment and Bonding Acts. A host of Finally, the Act established procedures whereby the local other assessment district acts exis Californian i t , manf o y agency may issue bonds which are backed by the special tax. which could be used in the area. These include: The Improvement Act of 1911; the Municipal Improvement Act of Experience thus far indicates that the Mello-Roos Act will e Parkin1913th ; g f DistricPedestriae 1951o th w d ;La an t n become primarily a method of financing public capital facilities thesf o l f e1960 issuancAl o e alloMalth .w r wLa lfo bondf eo s servin developmentw gne s lesi t .s WhilpowerfuAc e eth n i l to represent unpaid assessments. This allow ownee y sth pa o t r fully developed areas modess ha t ,i t promise even there. lien YO installments over the period of years the particular bond act and proceeding use provides. The bonds themselves t provideAc e Th s thaimpositioe th t speciae th f musx no ta le b t can be issued against single owners or against a group of approved by two thirds of the votes cast upon the question at an owners. election held within the Mello-Roos District. If fewer than twelve registered voters reside within the District, the vote The Mello-Roos Community FacilitiesAct must be by the land owners of the proposed district with each land owner havin vote eacr gon e fo h acre portior o , n thereof fo Mello-Rooe Th s Community Facilitie enactes e wa th t y db sAc land that he or she owns within the District. state legislatur n 198ei becamd 2an e effectiv Januarn o e , 1 y 1983. The Act allows cities, counties, public corporatione s b an o dt t doe t a specifspecias Ac i no s w e x ho ta Th yl districts to levy a "special tax" to pay for any public capital apportioned. However, Propositio clearl3 n1 y prohibite us e sth facility local government has authority to build, with some of ad valorem property taxes or real estate transfer taxes. minor limitations. Furthermore, state statutes prohibit or severely penalize local income taxes, sales taxes, alcoholic beverage taxes and several The Act contains broader authority than the various special other kind taxesf so . Thus far, Mello-Roo leviex sta s have been assessment procedurerevenuex ta e alsth n usee d soca b san o d t based on property characteristics such as a specific levy for a annuae th r fo l operatioy pa maintenancd nan additionalf eo : residential unit, commercial acreage or industrial space.
police protection; Once the special tax has been approved at the election, the city Finally, a Mello-Roos Community Facilities District may be by ordinance may levy the special tax at the rate and apportion establishe conjunction i d n wit a redevelopmenh t agenco t y e mannetheth n mi r specifie e resolutioth n i d n callee th d undertake new public projects of joint benefit. In such cases, election. The city may levy the special tax at a lower rate if it tax increments may be used to pay all or a portion of the debt deem funde sth s sufficien necessare carrth o t t you y purpose. servicbonde th n seo thereby offsettin portioa e r o th l f no al g special taxes which were approve requiree th t da d election. The special tax may be collected in the same manner as ordinary ad valorem property taxes are collected and further Mello-Roos bond se vieweb ten o t s dhavina d g many ma subjec e ysame b th eo t t penaltie same th ed procedursan e similarities to assessment district bonds. However, special and sal casn i e f delinquenceo s provideya valored a r fo d m assessments canno usee b r tschool dfo , polic r fireo e stations, taxes.' libraries and other similar infrastructure type facilities of general benefit, but which lend themselves very much to this The Mello-Roos Act provides that bonds can be issued to pay forw publif mne o c finance. publiy foan r c capital facility needed becaus developmena f eo t r rehabilitatioo n occurring withi Districte nth capitaA . l facility An obvious disadvantage to the use of a Mello-roos bond issue is defined to be any tangible or real asset with an expected life e lengthinth y formatio electiod an n n requirements r thiFo .s ovef o r five years. reason it is currently believed that these types of bonds will be most frequently used in new development areas where a single In addition legislative th , r moreo bodieo e tw loca f so l agencies or small number of land holders control the hearing, protest may enter int joinoa t community facilities agreemen joina r o tt and election proceedings. However, a properly formulated and exercise of power agreement to exercise any power authorized popular local project shoul able d b overcom o et thirdo tw e s eth by the Act if the legislative body of each body adopts a election vote requirement. resolution declaring such a joint agreement would be beneficial to the residents of the entity. A party to the joint exercise of Developers Fees power agreement may use the proceeds of any special tax or charge levied pursuant to the Act to pay debt service on any Developers feee exactionar s s fro mdevelopea r collectey db bonds or other indebtedness issues under the Act to provide the permitted agency for the purposes of recovering necessary facilitie r serviceo s s which that contracting part otherwiss yi e costs that result directly from the development. Developers authorizeprovideo t w la y , db eve n though anothee r parth o t t feesimilae ar s permio rt t fees collecte regulatora y db y agency joint exercis powerr eo s agreement doe t hav powee sno eth o rt for plan review or by a service agency for a utility hookup. provide those facilities. They are adopted by ordinance and can be amended to reflect escalation in direct costs associated with provision of the public service. Recent amendment Specifie th o st c alloPlaw nLa w citied san counties to charge developers seeking governmental approvals State Support a prorated fee based on the benefit received from the plan (Government Code Section 65453(a)). The planning State Gas Tax Funds department must submit a complete breakdown of the cost of developing the plan to the legislative body at the time of Thes eappliee b fund n constructionca o sdt , improvemend an t adoptio orden i tako rt e advantag thif eo s provision feee sTh . maintenanc streetf eo othed san r vehicle-related facilities. They mus structuree b t thao ds t the t exceedyno defrayo e d th ,t bu , limitee ar capitao dt l improvements rather than operationd san cos f preparino t plane gth provide. w Whilla e directioeth o sn n maintenance but can be applied to local street improvements or fees, may be prorated in two ways. They may be assessed to transit improvements. densite baseth n r totado yo l numbe f unito r s allocatea r dfo particular parcel, as shown on the adopted specific plan. Or, for As provided under SB1100 (1971), these funds also can be commercia retaid an l coule l fe uses e basee db th ,grosn do s use r constructiofo d f separato n e bicycle lanes along State acreag r totaeo l square footag structuree th f eo r multipleFo . - highways which confor o t locam l general planr fo s use projects, both alternatives can be used to prorate fees. developmen f suco t h facilities. Acquisitio f reano l propertr yfo such purpose also is eligible. The funds can be used as well as e possiblb n additionI y o establisma t e t i , e th a hfunr fo d acquire lands adjoinin r neago r highways r parfo , k purposes, periodic revie updat d Specifie wan th f eo c Plan. Sinc Plae eth n and to provide for maintenance of such parks. As provided provides for a periodic assessment of the development under SB36 (1972), funds could be allocated from the State provisions (and especially their impact on the circulation Fundx Ta cities o constructiosn t i countied Ga e san us r sfo f no system) it can be argued that this review and update constitute bicycle lanes along local street roadsd an s . These provisions an essential part of the plan preparation and therefore are may appl acquisitioo t y developmend an n proposee th f o t d subjec reimbursemeno t t t unde provisione th r Governmenn si t opee trailth nn s i space corridor provides sa Plane th n d.i Code Section 65453(a). An estimate of the costs should be included, however adoptioe time th Specifie th f eo th t a ,f no c TDA Funds Plan in order for these costs to be reimbursed by the developer's fees. As provided under the Transportation Development Act of 1971, revenue base percentaga n do rat x gasolinn eta eo n eca be used in improving and operating public transportation and highways. These is also an allocation of a portion of the general sales and user tax by the State to counties for local transportation. These funds can be applied to capital improvements. NINE: APPENDIX station and tracks should be rezoned to Central Business (CM).
MITIGATION MEASURES IDENTIFIEE TH Y DB 9.3 TRANSPORTATION ENVIRONMENTAL IMPACT REPORT WHICH ARE ALREADT NO Y INCLUDE SPECIFIE TH DN I C PLAN . 6 Nonstructural method available sar mitigato et impacte eth s EXISTINN I R O G POLICIE REGULATIOND SAN S referree projece ar Transportatioth s a d f o o dan t t n System Management (TSM) measures suce hOn . e measurus e th s ei of alternative modes of transportation. Employers could 9.1 LAND USE encourage their employees to use public transit by providing informatio varioue th n no s system possibld san y 1. Install adequate lightin Memorian gi l Par publir kfo c safety selling transit passes on-sit r subsidizineo g their salo et purposes. This lighting should be designed in such a employees who do not drive. In addition, employers could manner as not to disturb nearby residents. encourag formatioe eth carpoolf no vanpoold san thosr sfo e employees who cannot, or will not, use public 2. Limit park use to daytime hours. The park should be closed transportation. Preferred parking locations for carpools and to the public after 10:00 p.m. vanpools would help encourage the practice. If the individual offices wer o smalto e o matct l h motorists 3. Prohibit the use of radios and other sound equipment at successfully systee th , m coul implementee db widea n do r high volumes in Memorial Park. basi o encompast s n entira s e building. Finallye th , employers could institute flextime (employees do not all 4. Establish a program of ongoing park surveillance, which arrive and leave at the same time), thus lessening the peak- could consist of frequent patrolling by the Richmond Police hour load. Department, augmente neighborhooy db d watch groups. 7. Bus stops should be well marked, and the major ones 9.2 PLANS AND POLICIES should have benches or shelters. If appropriate, new stops should be created near the major development areas. 5. To provide for consistency in implementing the Specific Access to the stops should be clearly marked and Plan, the areas along both sides of Barrett Avenue, east of convenien pedestriansr fo t . the Southern Pacific tracks, shoul e rezoneb d o t d Residential Medium Density (RMD) and High-Rise orden I helo . t r8 p meet forecast parking demand totaa , f o l Residentia parcelo tw le (R-3)sth abuttind an , BARe gth T additiona0 34 l spaces shoul providee db facilite th t dt a a y Nevin Avenu Marind ean a Way. o promotT . 9 e pedestrian safety, crosswalks shoule b d provided at every intersection and should be clearly 5 POLIC9. E PROTECTION marked. Signals should provide pedestrian phase alloo st w safe pedestrian crossings and to minimize traffic impacts 1 3 .As determined through negotiations with the on pedestrian safety. Also, connections between areaf so Redevelopment Agency, a portion of the anticipated simila r complementaro r y uses shoul clearle db y marked. increased tax revenue generated by new development in e majoTh r development areas shoul e constructeb d n i d the Specific Plan area would be allocated to the City to thay suctwa direcha t acces BARo st assuredTs i . cover the cost of additional officers and equipment needed servo t Specifie eth c Plan area adequately. 10. Newly constructed sidewalks shoul minimua e db fivf mo e feet wide. This includes the sidewalks in the infill residential areas. In commercial areas such as Macdonald 9.6 SCHOOLS Avenue, Harbour Way, Marina Way, Nevin Avenue, 23rd Street Barretd an , t Avenue side-walke th , s shoul widee db r 14. Under Assembly Bill 2926, a developer must reach an than five feet, with five feet reserved for pedestrian motion agreement wit Richmone hth d Unified School Districo t t ane resth dt use r landscapingfo d , light poles, signs, provide fundin f $1.5o g r squar0pe e foo f residentiao t l garbage cans, benches othed an , r stationary objects. space and $0.25 per square foot of commercial space for the provision and maintenance of school buildings. f bicycleso o encouragT e . 11 us e , th eemployer s should Accordin Schooe th o gt l District, these funds woule b t dno provide bicycle parking in their buildings or in parking adequate to fund the necessary expansion of school d lotstructuresan s d securan , e bicycle parking racks facilities. Therefore Schooe th , l District should meet with should be provided outside retail outlets; possible parking prospective developer negotiato st r additionafo e l funds location e residentiath n i s l areas shoul e determineddb . prior to project approvals, thus providing for the costs of Also, streets should be signed or marked so that motorists expanding school facilities. realize that there coul e bicyclistdb s traveling alone gth roadway. 9.7 WATER SYSTEM
9.4 FIRE PROTECTION 15. Water conservation measures should be incorporated into new development to help mitigate the impact of additional 1 2. Self-contained breathing apparatus, hose packs, and water service demand on EBMUD's water supply. forcible entry equipment should be accessible in mid-rise EBMUD encourages the use of equipment, devices and buildings within the Specific Plan area. methodolog r plumbinyfo g fixture irrigatiod an s n that will provid r long-terefo m efficient water use. EBMUD also encourages selectio f low-wateno r requiring plantsf o e us , inert material landscapingn si thad an ,t tur confinee fb o dt 9.9 HYDROLOGY recreational areas. EBMU a wate s Dha r conservation office with landscape specialists available to assist in the 20. To minimize the potential for local ponding of water on plannin developmentf go . streets during dewatering, all groundwater should be discharged directly into the storm drainage system. 9.8 GEOLOGY AND SEISMICITY 21. To prevent the seepage of groundwater into building reduco T potentia. e eth 16 r propertfo l y damag humad ean n basements, special drainage facilities to drain ground- injury a geotechnica, l report shoul e prepareb d a y b d water away fro foundatione mth s shoul constructee db n do registered engineering geologist for each building all buildings with subsurface levels. Subsurface levels proposed withi e Specifinth c Plan. This report should should als adequatele ob y waterproofed. estimat maximue eth m credible ground acceleratiod nan the potential for liquefaction at the site and recommend 22. To reduce the amount of dewatering, excavation for design feature o t decreass e these hazardse Th . buildings should occur during the late summer (August to recommendation geotechnicae th f o s l report shoula e db October), if possible. condition of approval of the building permit. . Shoul23 d multiple subsurface level includee b s s parda f o t o prevenT . 17 t human injury l suspendeal , d ceilings, light any structures to be constructed in the project area, fixture wald an sl hangings shoul securele db y fastenen di settlement shoul e monitoreb d d during dewaterino t g new buildings within the project area. prevent damag o foundationt e f nearbo s y buildingsf I . unacceptable amounts of settlement occur, as determined 18. To reduce seismic hazards to residents and workers of the by the City Engineer, a mitigation program should be project area n emergenca , y response plan which gives develope appliedd dan . evacuation directions, and the locations of nearby shelters and life service providers, plus other disaster response QUALITR 9.1AI 0 Y plans, should be posted in all newly constructed buildings Specifie inth c Plan area. 24. Require planting of disturbed areas if construction activity is postponed reduco t , e nuisance dusts. 19. To decrease potential erosion impacts, grading for project constructio e projecth n ni t area should occur durine gth 9.11 NOISE May to October dry season. Graded areas should be revegetate r coveredo imperviouy db s surfaces before th e . Subjec resulte 25 requiree th th o f t to s d acoustical analysis, onset of winter rains. residential development should generally be avoided in areas where noise level s(Ldn) A exceedB .5 d7 Base n do addition, where multi-story development would be located the results of this analysis, building setbacks might be adjacen existino t t g single-family homes, they shoule db required near the BART/SPRR tracks. Outdoor areas designe provido dt egraduaa l transitio buildinn ni g heights shoulplacee b t thosn ddno i e areas wher noise eth e levels as well as minimize loss of privacy at single-family homes exceed 75 dBA (Ldn). Office and retail uses should be screeninf (e.g.o e us , g landscaping). emphasized wherever these noise levels are anticipated. Mitigating sound level thru site desig d architecturanan l 27. Wherever construction noise is found to affect existing details may be used to lower sound dBA'a in residential and/or future residents adversely, equipment user fo d areas. project construction should use noise-control techniques (improved mufflers, equipment redesign, use of silencers, Where noise level s(Mn) A exceedB , 5 residentia6 d l ducts, and mufflers) in order to minimize construction buildings (for those units directly facing the noise source) noise impacts. would most likely e designeb nee o t d d with fixed windows mechanicad an ' l ventilation. Where noise levels 28.Infill residential development should be encouraged to approach 75 dBA (Ldn), a development design which occur away from major arterial streets, such as Marina would effectively minimize noise impacts e woulon e db Way and the BART/SPRR tracks, where exterior noise where building e orientear s o thas d t they completely levels woul more db e suitabl residentiar efo l development. enclos r surrouno e e e n atriucentea dth th f n mi o r development. Balconies should be avoided on the sides of buildings facing the noise source. Noise-sensitive rooms suc bedrooms ha s shoul locatee db d away fro portioe mth n f unito s facin e noisth g e source e extenth o t ;t feasible, hallways, lobbies or other less noise-sensitive uses should e locate b portioe buildine th th n di f no g facin noise gth e source, o minimizT . 26 e potentiath e r noisfo l e compatibility problems, residential development proposed along Bissell Avenue (between Marina and Harbour Ways) should be designe e compatiblb o t d e wit e adjacenhth t officd an e park uses. Such design measures could include locating active play areas as far from residential buildings as possible and maximizing separation between uses. In TEN: CREDITS
CITIZENS ADVISORY COMMIITEE TECHNICAL ADVISORY COMMITIEE
. SnodgrassM . M , Chairman Anne-Terese Ageson Charles E. Woodward, Planning Director Steve Benson Nancy Kaufman, Planning Department - Project Manager Nello Bianco Jim Farah, Planning Department Kurt Brombacher Heinz Fenichel, Consultant Michael Christian Thomas Jones, Redevelopment Agency Louis Costet Gary Martin, Public Works Department Ruth Duncan CONSULTANT TEAM Daniel Green Lee Howard Allan E. Gatzke, ROMA Design Group - Principal author Patty Bill Jones Jeffrey, ESA Lillie Mae Jones Paul Krupka, Wilbur Smit Associated han s Gerald Kelly Robert Binsacca . WesN . tA , Juanita LaBeaux Irwin Lowrey Marshaln Be l Dwight Martin Mary Otani Doretha Riley Lore Shaper Lonnie Washington, Jr. Clarence White Charles Williams