Planning Commission - Regular Meeting

Let's see. Good evening.

Recording in progress.

There we go. Okay. Good evening. Let's see. Today is July 6, 2026. And I will now call the regular Planning Commission meeting to order. This meeting will be televised via the Zoom video conference platform. So to start us off, Ms. Manfor, will you please conduct the roll call?

Yes, good evening. Chair Rubio? Present. Vice Chair Most-Walker? Present. Commissioner Morrison? Present. Commissioner Jimenez is not present. Commissioner Ezot-Sago? Present. Thank you.

Very good.

Moving on to the Pledge of Allegiance. Let's see. Commissioner Morrison, will you lead us with the pledge, please? So the next item is public communications. Persons wishing to address the Planning Commission on any subject not on the agenda may do so now. Please note, however, the Commission is not able to undertake discussion or action tonight on items not on the agenda. Items may be referred to staff for appropriate action, which may include placement on the next available agenda. Public comments will be limited to three minutes per speaker. For members of the public attending via the virtual Zoom meeting that wish to make a comment, please use the raised hand feature or the asterisk nine if connecting via phone audio only. When it is your turn to speak, staff will bring you into the meeting so that you may provide your comments or concerns. In addition, public comments are also accepted by email to smattenpoor at herculica.gov prior to the meeting and during the meeting, as well as prior to the close of the public comment period on any item listed in the agenda and will be posted on the city's website and available to view after the meeting. Ms. Mattenpoor, have we received any public comments on items not on the agenda? I have a speaker card, but it's related to one of the items on the agenda, so we will use the speaker card when we're up to that element. Thank you. Moving on to the consent calendar. Let's see. All matters listed under the consent calendar are considered to be routine and will be enacted by one motion. There will be no separate discussion of these items unless requested by a member of the Commission or a member of the public prior to the time the Commission votes on the motion to adopt. Does anyone want to pull up an item from the agenda?

Or rather, from the consent calendar?

No? Okay. So at this time, I will entertain a motion for the consent calendar.

I'll make a motion to accept the consent calendar.

Okay, we have a motion. Is there a second? Second. Okay. And the motion is seconded by Commissioner Isaseiro. Let's see. Ms. Mattensport, can you do a roll call? All in favor, state aye. Any opposed, state nay.

Mr. Rubio?

Aye.

Vice Chair Mosbacher? Aye. Commissioner Morrison?

Aye.

Commissioner Jimenez is not present. Commissioner Estes-Sago?

Aye. The motion passes 4-0. Thank you. Let's see. We'll move on to the next item, the public hearings. Let's see. This item is Conditional Use Permit CUP 26-01 and Design Review Permit DRP 26-01 for a retail store with drive-up donation operations at 1551 Sycamore Avenue. So at this time, I would like staff to have the presentation. Thank you.

chair good evening commissioners uh tonight's presentation will be made by our contract planner larissa alchin who will be sharing her screen good evening everyone um let me pull up my screen real quick

I might have to have somebody pull it up.

I'm not able to pull up the share screen on this soon.

Thank you. And I apologize. The camera also seems to be turned off.

We can see the screen, so please go ahead, Ms. Elton.

Perfect. Thank you and good evening chair and commissioners. Tonight's item is CUP 2601 and DRP 2601, which is a conditional use permit and design review permit for Goodwill of San Francisco Bay to operate the retail store with drive up donation operations at 1551 Sycamore Avenue in the Creekside Shopping Center. I'll walk through the site, the proposal, the key analysis, and staff's recommendation, and the applicant has an opportunity afterwards to speak to you as well. So, let's see, can you advance the slide? Thank you. So Goodwill is proposing to occupy the vacant former Big Lots building in Creekside Shopping Center. It's a change of occupancy with interior improvements, as well as a new rear donation door, trash compactor, and updated signage. The existing building is approximately 31,000 square feet. There's no added floor area proposed with this new use. It is in the Community Commercial Zoning District, which allows retail use with an AUP under a certain square footage. This is over that square footage of 2,000 square feet, so it does require a conditional use permit. They approximate 31 jobs being created for this new business and the operating hours will be 9 a.m. to 9 p.m. Staff's recommendation is to approve the CUP and DRP subject to the conditions and find the project categorically exempt from CEQA. Next slide. This slide is showing the site and setting. It's an existing four acre parcel within the Creekside Shopping Center. It's a multi-tenant retail anchored by Home Depot. The surrounding uses are other general retail, food services, and personal service commercial uses. It is fully developed with buildings, surface parking, drive-outs, and landscape in place. um most recently as i mentioned it was operated as a big lot store that entitlement has expired and was revoked by the city next slide the proposal of the use is the retail use with donation used donation area for the used goods including household items and furniture There is no alcohol, alcoholic beverages being proposed to be sold or served. Interior tenant improvements are proposed. So ADA restroom, LED retrofit, sorting and production area, as well as the new donation door in the rear of the building with a concrete landing and ramp. A new trash compactor and pad in the existing loading dock area and replacement and new signage under the DRP. Next slide. The drive-up donation operation has many operational characteristics and conditions of approval attached to it. They're received at the north rear of the building in the area of the building that's generally used for business operations, trash collection, and deliveries. It would be attended the entire time they're open, as well as there is no outdoor storage proposed or allowed. The area would be monitored by video 24 hours a day. And the rear glass door is screened to protect it from the public view. And it also includes a queuing area for cars to drive up and drop off donations. They would not be dropping off by taking things out of their car, they drive up to an area, an attendant helps them unload their donations. Next slide. And then considering parking, this project doesn't change any of the parking, the existing parking in the shopping center. It doesn't remove parking and the comparable demand for this type of retail use is similar to the previous tenancy. There is an existing deficit on this shopping center, but it's not related to this project. It was from previous approvals and there's no expansion. So no new parking exemption is required. Next slide. As for the proposed signs, this is related to the design review permit. There's a new primary facade sign or replacement sign, replacement of the faces for the pylon and two monument signs, a new wall sign on the south and the north, Generally, they're kind of directing towards the donation area in the rear a West directional sign same instance it instructing for donation drop off and then some temporary banner signs which are subject to the municipal code, but not design review. Next slide. And this is briefly just, we'll walk through all the signs being proposed. This is the primary facade sign. It's about 150 square feet, the largest of all the signs, and it was replacing the existing sign there. Next slide. And this is, sign B is one of the donation drop-off signs. This is on the front of the building, directing people to the rear for donations. Next slide. And another donation drop off sign near the back wall. So where the new donation drop off location will be. Next slide. And these are examples of what the two monument signs and the pylon sign will be replaced with for the goodwill. Next slide. And the new West entrance directional sign, so this is at the entrance of sycamore. In the median between the entry and exit directing people to the rear, so they don't have to drive through the whole shopping Center to see that first donation drop off directional sign so hopefully it'll. limit that confusion. Next slide. And when we were analyzing the sign area, because this use is using two frontages, one in the front, which is their primary retail portion, and then one in the back for the donation area, we calculated an area in the back, which is about 35 linear feet for signage to allow for some directional and like, safety signs and things of that nature that help customers and the public find where they're going. Next slide. And this is an example, the picture is an example of what the donation drop-off will look like in the rear. And then the donation area pointing to that small gray area at the rear of the building is where the donation drop-off location will be. Next slide. And then this is a example, again, a picture of what is existing at a different Goodwill, but similar characteristics to what is proposed in Hercules with the trash compactor you see in brown in that parking or in that loading dock area. And then next to it, most likely there'll be a loading truck bed there some of the time. So it'd be screening that as well. And then the wall that's also screening it from the parking area and the drive aisles in the back. Next slide. And then staff provided detailed analysis in the staff report and in exhibit A of the draft resolution, which found that the conditional use permit findings could be made and that it was consistent with the general plan, conformed with the zoning district, was compatible with design scale and operations. had adequate traffic and utility services, and no environmental defects were found, as well as with the design review permit. Similar conformance, it complies with the zoning ordinance and general plan. It was in the Interest of public health, safety and welfare the site plan which there was no changes to was sound quality that architecture materials and screening were appropriate and the landscaping was consistent in that there was no change to existing landscaping. Next slide. And the CEQA determination is that the project is categorically exempt under class one. It's an existing facility. It's a change of occupancy with an existing commercial building. The only alterations are minor with a new rear door and compactor pad and signage. The expansion of use is negligible and consistent with the type and intensity of the prior tenancy. and no unusual circumstances would require an exception under 15 300.2 next slide and then the conditions of approval which are in exhibit b of the draft for the solution so conditions related to hours of operation the donation door attendant and no outdoor storage Signage, which is specifically speaking to the master sign program and the banner on the temporary banners that were proposed, they need to comply with the the municipal code. The maintenance of the compactor and keeping the area clean and then the security cameras and Those deterrent measures that goodwill proposed and are incorporated into the conditions. Next slide. And staff's recommendation is to find the project categorically exempt from CEQA and then approve the CUP 2601 and DRP 2601 for the conditional use permit and design review. And that is the end of my presentation. Happy to answer any questions you have. And the applicant is also here. We can pull up plans for them if they're prepared to speak to you now.

Thank you, Ms. Alchin. Before I open the meeting to the public, do any commissioners have any questions or items for staff? Very good. Commissioner Isusego.

Thank you for the presentation. very, very thoughtful. Couple questions for my end. What enforcement mechanisms are in place to discourage illegal dumping? I know you mentioned video cameras, but that doesn't necessarily seem to stop people from actually dumping.

Sure. Yeah, I think the applicant might be better prepared to answer those that question.

I'm sorry, is this, should I open the public hearing then, if we're going in that direction? Yeah, because I thought your question would be more for staff.

Okay, jumping right in.

Okay, so let's, well, you can stay there, I'll just open. So at this time, I'll go ahead and open the meeting to the public, yeah. So we can proceed with Commissioner Isasego's question.

Oh, there we go. Okay, hi. Good evening, I'm Kim Ryder here speaking on behalf of Goodwill. And to answer your question, there's a good amount of signage placed that states no dumping, donation hours. The bipartisan doors that we have for donors will have signage on there. that further indicates what we do and don't accept, when people can drop off. There's also, it's a well-lit area with 24-hour-a-day monitored video surveillance. So if something is dropped off, we're able to monitor that and see that and alert the store to clean it up as soon as the location opens, or before the location opens, I should say, the next business day.

Thank you. I guess the other question, more on... labor, how are labor costs? I think you mentioned 31 employees. How do you approach it relative to the projected sales volume in such a high rent area?

So the labor costs, a lot of our labor is concentrated in what we call the production area. So that's sort of our back of house, we'll call it operations. So when you drop off things as a donor, most of the team is concentrated to that back area. So they're physically sorting through the donations and determining what's sellable and not sellable. About, I'm gonna say 75 to 80% of our team members are full-time employees that are dedicated to that area. And then the remainder are on the sales floor. Did that answer your question?

Yeah, and I said a couple questions, but just one more. In the presentation, it mentioned, I think it said there's a one-minute turnover for donations, or for donation drop-off events, there's a one-minute turnover. How do you come to that? I mean, obviously you have the data, but I was just curious as to how you...

that's a great question so with the signage it's really designed to be kind of visually cue vehicles up and our team member there's a bell that rings an electronic bell when a donor drops or drives up i should say that alerts the team member inside to take the cart outside, go collect the things and bring them inside. They have 30 seconds, but we say a minute to go outside, collect the things and bring them in because we don't want things piling up or sitting outside.

Thank you, Commissioner. We sort of got out of sequence, but do you have a presentation that you're prepared to?

It's not that different than the staff presentation. I really just brought some handouts, if I could distribute those. These are really just a little bit more information than beyond the good neighbor policy that was talked about briefly in the presentation that really highlights visually some of what we're rolling out to this market, some of our demographic information. There's photos of actual locations in there, and there tends to be a lot of just operational questions about Goodwill. So although they might not have been in the presentation, I'm happy just to answer any questions about how we work and how we function and those sorts of things.

Do you have anything that would be shown on the screen for those that are watching either online or in the future?

No, I just didn't want to duplicate what was already being shown by staff.

Do we have questions for the presenter? Well, at this time, then, I will open it up to the public. And we do have a speaker card. Let's see, we have...

I think that was mine, maybe.

Oh, this is your speaker card. Oh, I see. Is there anyone in the public here that would like to speak on the item? Well, they can't hear you at home, so could you go up to the microphone? No worries. But you do have a three-minute time limit.

Hi, I'm Cassandra. I do live in Hercules. And I'm just curious, how far along in this process are we?

Well, can staff address that?

The project is before the commission for approval. So if approved tonight, this will be the approval for the project. uh unless the city council chooses to call it up at their july 14th meeting in which case they would hear the item again on july 28th but the commission has the authority to approve this design review permit and use permit the purpose of tonight's public hearing was to provide an opportunity for members of the public yourself to make any comments that you care to to the commission

It would seem that you may have a concern. Please let us know what those are.

I live right up the street. I know that it's been an empty lot there for a really long time. I'm excited to have something new. I feel like there's so many better options. You guys are the council. Well, it...

Are there other options? Well, I guess it's up to the property owner.

Chair, I just want to remind you, this is still public comment, so she has three minutes, and we kind of want to avoid a back and forth with the public. So if the commenter is done, then we can invite the next commenter.

Do I have an answer?

I'm sorry. Well, as far as the process goes, tonight is where the public would make any comments on the issue, and the board here will make a decision on the items before us.

I think maybe we can get a little clarification and realize that this is not a city-owned property. This is a privately owned property that is out for lease. The city has a right of what goes into it following what the zoning is for it. It doesn't really have an open hand to say, we like this choice, we don't like that one, we like this one. It's really, all you can do is work with who the owner is and who is responsible for the lease. So the city sometimes does not have as many options as you might think and try to attract things and go after things. But in the end, it's basically through the zoning, what it's zoned for, and who owns the property. You're welcome.

Are there any other speaker cards? Perhaps on the Zoom call, Ms. Mattenport. Yes. Okay, it looks like we do have someone on.

Hi, I'm calling in as a resident.

Oh, go ahead. We hear you.

I'm just calling in because I do have concerns about this merchant coming in. I think while it is a private property, I think the city does have a duty to determine what's appropriate or not. And speaking to many residents that just aren't aware of how to come forward and voice their opinion, this is just not the ideal scenario. I think there are several other types of commercial uses that the city is in need of, and this is not one of them. I don't think we should also act out of that this is the only tenant that has come forward wanting to fill the vacancy. I think vacancy doesn't necessarily equate blight, whereas in a use that is gonna have a lot of illegal dumping, signage is great, but it's not enforceable, quite frankly. So I don't think we should act out of fear just because it's the first tenant that comes forward. um i think the commission has a duty to make the findings that this use is appropriate and meets the findings of the general plan and i don't know that this does so i would really strongly consider that you think about whether or not this is the ideal use for this spot we're good thank you for your comments ms mattenport are there additional speakers i'm sorry

at this time then i will close the public hearing and i will open it up to the commission for discussion so i'll start to to my right do we have a commissioner Okay, so Commissioner Moswalker, no questions. Okay. Commissioner Morrison?

I just want to say that the report and everything provided by the Goodwill was very detailed, and pretty much that's why I didn't have any questions about that aspect of it. It's pretty well very much detailed in the proposal. I don't know if the city can address anything as far as other resource that were interested in the properties. I don't know if there's anything that's much known. I'm not aware of it, so I don't know if we have any information on that to the public.

No other applications for this space have been brought forward in the roughly two years that it's been vacant.

I was aware of that thought, but I wasn't positive that was also. That answers the question of the owner of the property. Thank you very much.

Commissioner Acevedo, do you have any questions?

Yeah, maybe more to staff. I mentioned earlier during my question that this was very thoughtful. I can see that staff put a lot of work into it. So maybe, if staff, would you mind briefly talking about how you work with Goodwill in the planning phases? And just help me understand what kind of work, the effort that went into

um the whole process to even bring it here tonight sure thank you for the question commissioner with any project staff goes through the exercise of evaluating the project plans for compliance with the general plan and the municipal code which includes the zoning code And the required findings for approvals. So your agenda packet includes a resolution that makes all the required findings for approval of the conditional use permit and the design review permit. We prepare conditions of approval, which are also in your packet, and review those with the applicant. In this case, we had heard a lot of concern about or concerns that there might be unauthorized donations after hours. So we worked with Goodwill to understand their standard measures at all their locations for controlling that, which are memorialized as conditions of approval. So those include the 24 hour, seven day a week security cameras, the loudspeaker that advises people who are caught in the act after hours that this is not a time that you can make donations. And then the requirement that goodwill staff clear anything left after hours, I believe, within the first hour of the business opening. In terms of enforcement, what you asked about earlier, every property in the city is subject to code enforcement. there were a problem with debris that potentially could be citable under the under the nuisance portion of the municipal code and then of course any use permit is also revocable by the commission if you find that conditions are conditions of approval are not being met the commission has the authority to revoke a use permit so there are several accountability measures in play

I do have a question for the applicant. Could you go to the microphone, please? Thanks. We did have, in the neighboring community, there was a Goodwill store there, and that store closed, I don't recall exactly when, but it's been some time. Are the employees that will be working at this location, should we approve this? Are you recalling the employees that you had at the previous location, or will you be doing a brand new search for staffing? My understanding is the mission of Goodwill is to sort of provide employment people who have difficulty either with employment or financially. So has the Goodwill mission changed since its bankruptcy? What has changed from the before to the current process?

One of the major changes is really sort of what you're seeing before you today is operational enhancements where we're trying to right size our facility. Well, we are right sizing our facilities so that they can. We can be better neighbors and operate better so that we don't have things outside. We're not a nuisance. We want to be clean and orderly like everybody else wants us to be. So that's a major change. Our employees generally come from probably a three to five mile radius of people that live in the community. They're very much the same employee that any other retailer would have. So we're not necessarily targeting specific individuals. They're really folks that would work at Walmart or Target or the grocery store, same people that live in the neighborhood.

I see. So the previous mission, I guess, for Goodwill was to assist those who had trouble finding employment. Is that still the case, or is that no longer part of the mission?

I wouldn't say it's not the case. We just welcome everyone. We're not necessarily targeting people that are down on their luck per se, just anybody looking for a job.

I don't have any additional questions, so thank you. Do any of the commissioners have any additional comments or questions to the staff? Okay, well then at this point I will entertain a motion.

make a motion, a resolution of the Planning Commission of the City of Hercules approving conditional use permit 2601 and design review permit 26-01 for a retail store with drive-up donation operations at 1551 Sycamore Avenue. APN 406-140-003-4, Hercules, California, within the community commercial zoning district, and finding the project categorically exempt from the California Environmental Quality Act.

Okay, we have a motion. Is there a second?

I'll second the motion.

So we have a motion and a second. And Ms. Mattenport, can you do a roll call, please?

Chair Rubio?

Aye.

Vice Chair Moswalker? Aye. Commissioner Morrison?

Aye.

Commissioner Jimenez is not present. Commissioner Esasago? Aye. Thank you.

And the motion passes 4-0.

Go ahead. I was just curious, at Goodwill, what is your schedule for moving in and opening?

Schedule is as soon as possible. We just had two openings, one last week and one a couple of months ago, that were fantastic, phenomenal, record-breaking openings. So we'd like to see it open as quickly as possible. We're in the middle of design phase and all of that, so we'll be going through the permit process and then starting construction immediately after. Hopefully this year, though.

Thank you.

Okay. Well, that's all for all the public hearings that we have at this time. Thank you for your presentation. We'll move on to the planning director's reports and announcements. Director Rude? Do we have the Commissioner reports and announcements? Let's see, I'll start with Commissioner Moswalker.

Nothing to report.

Commissioner Morrison? I don't have any report, just one question. Is anything happening with the new restaurant down at the Exchange? I see nothing other than their alcohol permit's been posted.

Do you have any update on Suite A?

The permit has been issued, so they're preparing to construct.

Okay, so it's coming along slowly but surely. Thank you. Commissioner Sesego?

I do not have anything.

Okay, and I have no announcements myself. So at this point, we are all done. So our next Planning Commission meeting is scheduled for Monday, July 20th at 7 p.m. So thank you, and the meeting is adjourned.