DATE: March 17, 2016
TO: Planning Commission
FROM: Planning Manager
SUBJECT
Title
Preliminary Review of Proposed Project: Maple and Main Mixed-Use Project
Recommendation
RECOMMENDATION
That the Planning Commission reviews and provides feedback on the design for a proposed mixed-use development project located at the corner of Maple and Main Streets in Downtown Hayward.
Body
BACKGROUND
The purpose of this work session is to allow the project proponent to provide the Planning Commission and the public with an opportunity to review and comment on the architecture and design of the proposed mixed-use development. This will provide a forum in which the Commission and members of the public can ask questions and provide high-level feedback prior to a future Public Hearing where an action will be taken by the Planning Commission on the application. The work session is not to be considered by either the Commission or the proponents as any formal “approval” or “denial” of the project itself, as this is an informational session and no formal action will be taken on the application/project at this time.
On May 4, 2015, the applicant presented the then conceptual project to the Council Economic Development Committee (CEDC) to obtain initial feedback. This was followed by a Preliminary Concept Review with the City Council on May 19, 2015 <http://cityofhayward-ca.gov/CITY-GOVERNMENT/CITY-COUNCIL-MEETINGS/2015/MAC/HCCM05-19-15/07_WorkSession_Item15_HCCM05-19-15.mov>. The applicant also held a community meeting with the Prospect Hill Neighborhood Association on August 15, 2015. Taking into consideration all of the feedback received at the aforementioned meetings, a formal application was submitted by the applicant on September 10, 2015, which is currently under review.
Staff met with the president of the Prospect Hill Neighborhood Association on March 11, 2016 in which concerns related to the project were expressed. Written comments outlining the concerns were submitted at the meeting and are included as Attachment II to this staff report.
DISCUSSION
The site is bounded by Maple Court on the east; Main Street on the west; and McKeever Avenue to the North. It is adjacent to commercial buildings fronting A Street to the south. The site currently is developed with a variety of buildings and uses including medical office, the former Bryman College campus, and detached single-family homes located along Maple Court and McKeever Avenue. A majority of the site consists of surface parking serving the former school and existing medical offices. An aerial map of the site is included as Attachment I.
The proposed Maple and Main project is a mixed-used development designed to complement downtown Hayward. The project is composed of a five-story residential building, wrapping a six-level parking garage structure. The project includes 235 residential units consisting of 16 studios, 80 one-bedroom units, 114 two-bedroom units and 25 three-bedroom units with an average unit size of 993 square feet. Because the proposed project is a rental project and will not receive any City assistance, the City’s Affordable Housing Ordinance does not apply. However, the project proposes 47 units integrated within the development which will be made affordable to very low income households. On site amenities include three open space courtyards, one of which includes a swimming pool; a club house with fitness facilities and a rooftop terrace. The applicant also proposes a new 5,295 to 7,000 square foot retail space on Main Street, and retention of most of the existing multi-story medical office building at the corner of Maple Court and McKeever Avenue.
The existing multi-story office building is currently used as a medical office building. Over the years, several additions have been made to the original structure (former Levine Hospital), including one- and two-story sections along Levine Court. These buildings have been occupied by various office uses and by the former Bryman College. A section of the building, primarily along Levine Court, will be demolished, maintaining approximately 48,000 square feet of the commercial office space in the four- and two-story building on the corner of Maple Court and McKeever Avenue. The building is proposed to be completely renovated, including a complete façade renovation which will update the existing building. The proposed façade renovation will be consistent with the architectural design of the proposed new building and will create a cohesive streetscape along Maple Court and McKeever Avenue. Interior improvements to the existing building will include the creation of a more prominent front lobby at the corner of McKeever Avenue and Maple Court. Once renovated, the building will provide needed Class A office space in Downtown. The proposed parking garage will provide parking for the residential units, new commercial/retail space and for the renovated office building.
The proposed new building has been designed in a contemporary architectural style, utilizing clean lines, varying roof planes, and well-articulated façades. Design elements include a flat parapet roof with sloped painted metal roof elements, stucco exterior finish with stonework and hardi-plank siding, glass and metal balcony railings, metal awnings and glass storefronts along the ground floor along Main Street. The color palate for the building includes a combination of warm tones which will further accentuate the architectural design features of the building (see Project Plans, Attachment II).
Zoning and General Plan Land Use Designations - The proposed project site is designated in the General Plan as City Center - Retail and Office Commercial. The site is located in the Central City - Commercial Sub-District (CC-C). According to the Zoning Ordinance, the purpose of this sub-district is to establish a mix of business and other activities that will enhance the economic vitality of the downtown area. Permitted activities include, but are not limited to: retail, office, service, lodging, entertainment, education and multi-family residential uses. Residential dwelling units are permitted above first floor commercial uses by-right and on the ground floor with the approval of a Conditional Use Permit, which is being sought as part of this application.
The five-story residential building is proposed to be 55-feet in height and the six level parking structure in which it is wrapped around is proposed to measure 60-feet to the top of the roof parapet. The maximum height allowed per the CC-C zoning for the project site is 55 feet with a provision that allows up to 65 feet in height when the lot coverage is reduced from the maximum allowed of 90 percent to 80 percent. The proposed lot coverage for the project is 64 percent.
ENVIRONMENTAL REVIEW
An Initial Study is being prepared in accordance with the California Environmental Quality Act (CEQA) to determine if the project will have a significant effect on the environment. The Initial Study will determine whether the preparation of an EIR, Negative Declaration or Mitigated Negative Declaration will be required.
NEXT STEPS
Following the work session, environmental impact analysis will be completed and circulated for public review and comment. Following the required circulation period, the project will be considered at a future noticed Planning Commission public hearing.
Staff contact
Prepared by: Linda Ajello, AICP, Senior Planner
Approved by:
Sara Buizer, AICP, Planning Manager
David Rizk, AICP
Development Services Director
end
Attachments:
Attachment I Aerial Photo of Project Site
Attachment II Letter from Prospect Hill Neighborhood Assoc.
Attachment III Project Plans