Tom Lochner reports on the interim use for Market Town… “Market Hall, a soon-to-come venue for upscale, mobile food vendors at Hercules’ busiest crossroads, is now receiving a warmer welcome from planners who three months ago expressed strong misgivings that it could end up as a tacky cluster of taco trucks, a flea market, trailer park or used-car lot. [...] There will be public and private events at Market Hall, likely including the weekly Hercules Farmers Market, which would be relocated from its current venue in the Home Depot parking lot on the other side of Interstate 80.“

A public workshop is scheduled for Wednesday at 7pm at the Hercules Library to discuss the future Sycamore Crossing project (located immediately south of Sycamore downtown/North, currently under construction).

The City Council will adopt the Refugio Creek Watershed Vision Plan as guiding policy for future improvements in the watershed at its next meeting on Tuesday — 7pm at City Hall. The staff report states that “over 50 people, including representatives from other agencies, stakeholders, residents, and the general public participated in the workshops.” However, that is the aggregate of those that showed up to at least one meeting and/or placed their name on the email list. The true “working group” during the meetings was between 8 and 12 (not including City staff and consultants).

The City will also submit Hercules Bayfront to be one of six state-wide “catalyst projects” for the California Sustainable Strategies Pilot Program. Apparently, “such [a] designation will enable Hercules to be eligible for a variety of resources and technical assistance, including access to specified State funding resources and priority or bonus points for specified State funds.”

The complete agenda is available on the City’s website.

The City of Hercules is positioned to receive federal funding on a variety of projects. Tuesday evening’s City Council meeting includes a staff report that summarizes those opportunities, which include:

• $6m for the Intermodal Station (TIGER Grant, which should be announced by February 17);
• $1.54m for Chelsea Wetlands restoration (WRDA);
• $9m for ferry dredging (also WRDA);
• $12.35m for Willow Avenue off-ramp relocation/improvements and the Intermodal Station bus loop (Transportation Bill);
• $3.12m for Intermodal Station infrastructure improvements plus one bus (appropriations);
• $1.6m for Willow Avenue off-ramp relocation (appropriations); and
• $10.3m for UPRR track realignment for the Intermodal Station (appropriations).

There has been some bad news around the bay recently for advocates of transit-oriented and mixed-use development (not to mention New Urbanism and smart growth)…

• Several residents of San Carlos (on the peninsula) criticized plans for a mixed-use transit village (not unlike Hercules Bayfront), largely complaining of a lack of planned parking spaces. (via Streetsblog)
• And on the island of Alameda, “voters said no Tuesday to a measure that would allow high-density development at the former naval air station. [...] It would have allowed a one-time exemption to Measure A, a 1973 ordinance that bans anything larger than a duplex on the island. If it had passed, Measure B would have allowed a development at Alameda Point with 4,500 units of apartments, condominiums and single-family homes, as well as offices, parks, a ferry terminal and other amenities.“

It is clear that there are at least two distinct avenues of thought on development, and that is not necessarily prohibitive of positive results being achieved. Although some do not, I value density and sustainability (and walkable neighborhoods), however antithetical to the suburban “comfort” that many have grown accustomed to (i.e., a contorted intepretation of the American dream). I appreciate the true cost of redevelopment, that investment isn’t returned if densities are significantly reduced. At the same time, I treasure open spaces, which is why in-fill development and redevelopment/reuse are so attractive (especially in Hercules).

Not everyone agrees with me (yet I can sleep at night). If these forces persist however, NIMBYism and anti-TOD and anti-mixed-use sentiment will have the opportunity to reappear or gain momentum in Hercules, and upend the extensive progress that has been made in the city. Preventing it requires paying close attention to both the private and public sectors. It is an omnipresent concern, a potential that may emerge at the whim of a public official, a bankrupt developer, a ballot box. (Actually, sometimes I cannot sleep at night thinking about this.)

It is worth pointing out the unique scenario we currently have in Hercules: a city staff, developers and residents all on the same page (or mostly) when it comes to the issues surrounding future development. It is a set of documented agreements (Central Hercules Plan, Waterfront Now, etc.), however it is not a permanent fixture. The scenario may change; an impasse may loom. It is critical we stay on the same path — which at present is largely ideal — as long as we can, and achieve as much as we can with as much as we can afford.

It is an exciting time in Hercules. (It is difficult to imagine another city spending so much per capita on development, most of which is in-fill or reuse, anywhere else on the west coast.) We cannot rest on past success or the promise, however real, of a picture-perfect future. There is a lot of work to do. We should applaud positive moves by the City, and prevent negatives one from happening (or from even being considered). There is an unmistakable give-and-take between a government and its residents. Its constitution is active citizenship and an informed citizenry. Its function is known; its strength is predominantly unexercised.

More free parking, please.

The planned interim use for the future site of Market Town (the part of New Town Center located at the former park-n-ride site) will open as Market Hall on May 1. The innovative retail center will feature many food vendors (supposedly gourmet) and outdoor activities including a great lawn, a fireplace and bocce courts. As presented to the Planning Commission this evening, the venue should be inviting for Hercules residents to spend an hour or two enjoying food, friends and family, and experiencing what the vibrant future may be like for the growing city.

Most important, the City has arranged for the farmers market — currently ill-located in the Home Depot parking lot — to be relocated to the Market Hall site for the duration of the interim project. One can only hope this represents a permanent change (wherever the farmers market may end up) and an indication of the City’s commitment to hosting a walkable farmers market.

The interim use even has a website: herculesmarkethall.com (coming soon, of course)…

Market Hall will be an interim use until construction starts, which is expected to take place in 18 to 24 months. At that point, the developer (Red Barn Co.) has stated that — assuming the concept works — they plan to shift Market Hall to the other side of I-80 (the site of the future Cinema Town) while Market Town is under construction.

On a related note, it is unfortunate the Planning Commission could not allow such a novel, unique and much-needed use pass through their commission without an unnecessary interrogation this evening (filled mostly with inconsequential questions, comments and suggestions, none of which would not surely be normally discussed by staff prior to opening). Although the Planning Commission had reportedly provided quality feedback following the initial presentation, the actual project is not subject to the Commission’s approval, as it is a temporary, interim use, and not permanent construction. Of course, it would be comforting to watch a government body provide input and step aside in a timely manner, however such an occurrence is highly unlikely with tv cameras rolling.

One point in particular made by a commissioner — the suggestion that Market Hall would be successful in that it will provide choice to Hercules residents for dinner options — is worthy of analysis. (At least I think so.) More dinner options would only be the ephemeral, circumstantial side-effect if Market Hall succeeds. What Market Hall will provide — and indeed the entire idea of a temporary outdoor market staged on a future construction site — is an enhanced opportunity for the long-term economic development that Hercules needs to be viable, not only from a tax-base perspective, but as a live-and-work urban setting.

Market Hall is less about food, and more about marketing, and its success will hinge on whether or not the developer can secure leasing agreements with top tenants for the foreseeable future. That is the larger picture that I believe the Commission has largely missed on this subject, in my opinion, as it finely waded through the minute details. Success will ultimately be measured by future tenants when interim Market Hall is cleared, and permanent Market Town is built, not by the choice of a Danish or casserole on a warm evening this summer (which, by the way, I pleasantly look forward to).

A study by the Metropolitan Transportation Committee (MTC; the purse strings) found that Hercules roads were in “good” condition in 2009 (defined as a Pavement Condition Index, or PCI, between 70 and 79). The overall grade for the 124 lane miles of Hercules roads was 73 for 2009, which falls in line with grades in the recent past, typically between 72 and 75 since 2005.

In order to encourage a neighborly rivalry, it should be noted that Pinole’s roads were also “good” but received a lesser grade of 70. (Relish this while it lasts.)

According to the study (via SFAppeal’s The Alley), the best roads are apparently in Brentwood, the land of flat roads, where town meets country.

Outside of commissioner reports, the agenda for Monday evening’s Planning Commission meeting — 7pm at City Hall — will feature two informative presentations: the interim Market Hall (now under construction) at the future New Town Center site (I had previously criticized the Commission’s perceived over-protectiveness on the matter in November), and the Refugio Creek Watershed Vision Plan.

The complete agenda is available on the City’s website.

The real issue with the govern-by-subcommittee practice the City Council has adopted is that the subcommittee meetings are primarily during the working day (although the councilmember position is supposedly part-time), where very few residents can participate, or even simply review the decisions and discussions of important City business. It is government of the few (who are available from 10 to 11 on a Wednesday morning).

A report by Tom Lochner…

At Tuesday’s City Council meeting, before adoption of the consent calendar, Councilman Joe Eddy McDonald noted that eight items had been discussed at the Finance Subcommittee meeting of Jan. 20 and recommended for approval. That subcommittee consists of McDonald and Mayor Kris Valstad. Later in the meeting, before adoption of the redevelopment agency board consent calendar, McDonald noted that its five items, too, had been discussed and recommended for approval at the Finance Subcommittee meeting. [...] The calendar on the city Web site, however, mentioned only a Public Safety/Mail Box Security Subcommittee meeting Jan. 20, at 3 p.m. That subcommittee also consists of McDonald and Valstad.

There are no minutes kept of subcommittee meetings.

You may recall the shooting incident on Turquoise Avenue (east of I-80) last year that took place during a 100-plus person party. The police took the action to recover the enforcement costs resulting from the incident, and the City Council approved Tuesday evening a lien of more than $10,000 on the homeowners.

It is my opinion that such a proactive action is representative of how the City should conduct business, and will serve as a true deterrent to similar acts in the future. A property owner is responsible for their guests and tenants (and their tenants’ guests), and this lien process is an innovative solution to recover extraordinary police enforcement costs and hold property owners accountable.

I’m not so sure the County’s strained courts are able to deal with this issue fairly, and I support the City’s efforts to handle this matter. It was a public hearing, and none of the neighbors protested the action. (This created a minor uproar of opinion yesterday on the Waterfront Beat email group on the subject of potential misuse of City Council power. Obviously such power could be misused, but that was not the case for this incident.)

I don’t necessarily agree with the reporter’s use of ‘draconian.’ The amount merely represents the cost of enforcement, far from draconian in its severity, however unusual, and it potentially establishes a precedent for other cities to adopt… “Hercules this week unleashed a draconian weapon against a loud and violent house party: a $10,000-plus bill for police services, secured by a lien on the offending house.” (It also could be appealed and stopped by the courts.)

Monday evening’s workshop was successful on many levels, while disappointing on others. The landscape design of Dynamite Square is now taking on a form that begins to make the transit plaza something special. Historic elements are starting to be incorporated into the square. The old powder factory had carts on tracks or wooden roadways that moved volatile dynamite materials around the waterfront. The design team has added benches along the western side of the plaza that are made to look like these carts. The patterning of the central hardscape has been made to mimic the “tracks” that these “cart” benches would follow west to east across the square. While immovable, the “cart” benches and cart “tracks” add a historic logic and patterning to the public square. The design team should be commended for this creative use of the historic past.

In the old factory days, the terminus of the cart tracks were little garage structures. For the cafe I have proposed integrating this idea. Where the cart “tracks” intersect the cafe building, large wood and glass doors could be added that open up, allowing the “tracks” to continue inside. The hardscape of Dynamite Square could become the floor design of the cafe. In addition, the truss structure of the cafe’s ceiling could be integrated and continued as the trellises over the outdoor patio area. When the doors are up, thereby making the majority of the western wall open, the cafe would become an indoor/outdoor continuous space perfect for our sunny climate. One could imagine tables and chairs naturally spilling out from within the cafe. By using the patio trellises and the cart “tracks” terminating into the cafe, the landscape architecture of the plaza could seamlessly become the interior design of the cafe. I have drawn up a sketch to help illustrate these ideas (click image to enlarge):

Alternative cafe design, illustrating historic architecture and integration of cart paths.

This drawing also presents a design of the cafe that pays homage to historic train stations. Last night’s presentation had a history of Hercules which was intended for only helping determine Dynamite Square’s interpretive elements. While this was nice to have the research, I asked why only the two-dimensional graphics (interpretive elements) of the plaza are being influenced by the rich history of the area? Why is the actual three-dimensional cafe building itself not taking advantage of historic Hercules, train stations, or more generally, cafes? This key corner building on the plaza needs to reflect the historic waterfront, like I hoped to portray in the above sketch. Instead, we currently are being offered a bland modern cafe with a historic sign in front of it.