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PLN25-0079 - 2320 Lincoln Ave. - Applicant: Sum Capital Investments. Study session to discuss a Certificate of Approval to allow the demolition of two existing structures, one commercial and one residential, built prior to 1942 and included in the City’s Historical Building Study List, to facilitate the construction of two new 2-story mixed use buildings. General Plan: Community Commercial. Zoning: Community Commercial, Theatre Combining District. CEQA Determination: This item is a study session and will not result in any discretionary action, entitlement, or other decision that would constitute a project under the California Environmental Quality Act (CEQA). Prior to any formal decision by the Historical Advisory Board (HAB) concerning a project at the site, the HAB will conduct a duly noticed public hearing at which time project specific environmental impacts will be considered.
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CITY OF ALAMEDA
HISTORICAL ADVISORY BOARD
STAFF REPORT
March 6, 2025
PLN25-0079 - 2320 Lincoln Ave. - Applicant: Sum Capital Investments. Study session to discuss a Certificate of Approval to allow the demolition of two existing structures, one commercial and one residential, built prior to 1942 and included in the City’s Historical Building Study List, to facilitate the construction of two new 2-story mixed use buildings. General Plan: Community Commercial. Zoning: Community Commercial, Theatre Combining District. CEQA Determination: This item is a study session and will not result in any discretionary action, entitlement, or other decision that would constitute a project under the California Environmental Quality Act (CEQA). Prior to any formal decision by the Historical Advisory Board (HAB) concerning a project at the site, the HAB will conduct a duly noticed public hearing at which time project specific environmental impacts will be considered.
To: Honorable Chair and Members of the Historical Advisory Board
From: Steven Buckley, Historical Advisory Board Secretary
BACKGROUND
The project site is an irregular quadrilateral lot measuring about 55 feet wide by 81 feet deep on the east side and 74 feet deep on the west side. The site is developed with two buildings: a one-and-a-half story residential building at 2320 Park Street, on the west side of the lot referred to here as Building A; and a one-story commercial building at 2322 Park Street, on the east side of the lot, which is referred to here as Building B. The property is neighbored to the west by the public library, to the south by the parking lot serving the library, and to the east by a gas station and convenience store. The buildings were built in quick succession, Building A was originally built by 1885 (possibly earlier), and Building B in 1890. Both have undergone various alterations since then, including change of use and a number of rear additions and accessory structures, some of which no longer remain. In 1979, the City designated the property as an “S” on the Historical Building Study List. An “S” designation means a historic resource distinguished by its architectural, historical, or environmental significance, eligible for inclusion in the State Historic Resources Inventory, and of secondary priority for inclusion on the list of Alameda Historical Monuments. While Building A has been vacant for at least 20 years, Building B is most recently occupied by Gim’s Chinese Kitchen, a restaurant. The applicant is proposing to redevelop the site with two two-story buildings with retail commercial, office, and residential spaces (Exhibit 1). The existing buildings were built prior to 1942, and Building A is included in the Historical Building Study List, therefore a Certificate of Approval is required in order for them to be demolished. If the Historical Advisory Board (HAB) issues a Certificate of Approval, the proposed mixed-use buildings will require Design Review approval from the Planning Board, which will be heard at a later date following proper public noticing.
DISCUSSION
Historical Building Study List
Building A, 2320 Lincoln Avenue, was constructed by 1885 as a one-and-a-half story residential building, and Building B, 2322 Lincoln Avenue, was built in 1890 as a one-story commercial building. In 1979 the 2320 Lincoln Avenue address was added to the Historical Buildings Study List with an “S” designation. A DPR form was not prepared for the subject property. The inclusion of the property may have been due to the extant architectural features on Building A, as the address of Building B is not included in the study list entry. The use of the buildings, as recorded in Sanborn Fire Insurance Maps, shows Building A was originally a saloon with a residence on the second floor, and Building B is marked as both a store on the west side, and a “Chinese store” on the east side. By 1948, the Sanborn Maps show both buildings as dwellings, but by 1950 the east side of Building B is shown again as a store. Building Permit records indicate that Building A has undergone only slight alterations since construction, many of which concerned the surrounding land. By comparison, Building B has been more substantially altered, with a record of remodel to the storefront and interior from 1953, as well as other subsequent modifications. Therefore, while Building B is directly adjacent to Building A, and is on the same property, it was never separately considered to be a part of the Historical Building Study List; however, it still requires a Certificate of Approval for demolition by virtue of having been constructed prior to 1942.
The integrity of the historic significance of the existing buildings may not be entirely intact. A historical evaluation prepared by the Architectural Resources Group in 2003 (Exhibit 2) assessed the integrity of the resource based on the seven aspects of integrity defined by the National Register of Historic Places: location, design, setting, materials, workmanship, feeling, and association. According to the 2003 historical evaluation, Building A maintained six of the seven aspects of integrity in 2003, only failing to demonstrate setting integrity because the former railroad tracks and surrounding original commercial and residential buildings no longer exist. By comparison, Building B at the time maintained three of the seven aspects of integrity, only demonstrating location, feeling, and association integrity, in large part due to the reconstruction of the storefront and other alterations over time. The assessment of the historic integrity of the buildings does not take into account the 20 years since the evaluation was conducted, during which time the physical condition of both buildings has deteriorated.
A historical evaluation was also conducted the following year, in 2004, by Elizabeth Krase on behalf of the Alameda Architectural Preservation Society (Exhibit 3). The information contained in this evaluation suggests that Building A may have been constructed earlier (1864-1868) and was located along Park Street, but was subsequently moved to its current location likely around 1875. This evaluation concluded that the building maintains its integrity despite the change in location, and that Building A is eligible for inclusion on the California Register of Historic Resources under Criterion 3, as a “locally rare and very good example of a period, type, and method of construction”.
Building Descriptions
Building A is a vacant one-and-a-half story end-gable house with a recessed front entry. There is a rear addition that is not part of the original building, however, subsequent rear additions shown on some Sanborn maps are no longer extant (the 2003 ARG reports notes that all but one rear addition were removed by 1948). The building is clad in wood clapboard with plain corner trim. The roof has been covered with asphalt shingles with a terra cotta chimney extension located just off of the ridge of the roof. The front facing wood windows appear to be original 2/2 double-hung sash, however one of the windows has one of its panes shattered. The sidelights and transom window at the entrance have been replaced with plain wood panels; and the front door has been removed and replaced with boards to limit access to the interior.
Building B is a single-story commercial building with significant alterations especially to the original façade, currently occupied by a restaurant. The storefront has been completely reconfigured from the original with large windows and a stuccoed false flat parapet, which covers the end gable of the roof, and which also has a large commercial vent installed on the east slope. The side elevations remain clad in wide, horizonal siding, possibly shiplap. There is a small, extant rear addition that is not part of the original building, however, appears to be shown as an ancillary building on the 1948 Sanborn maps.
In 1979, the City conducted a photographic survey of pre-1942 buildings, which included the project site (Exhibit 4). Based on the photos taken in 1979, the front elevations of both buildings have not been significantly modified since they were taken, although they are noticeably worse for wear, and especially with regard to Building A, in need of repairs.
Builder
According to City records the original builder of Building A is unknown, however the original builder of Building B is identified in the 2003 historical evaluation as A.R. Denke, who was a prolific Alameda based builder of the time. A.R. Denke was primarily a residential builder having built many of residences over several decades throughout the City. While A.R. Denke was a prominent builder in the late 1800’s and early 1900’s his major contributions to the City are through his many extant residential buildings.
PUBLIC NOTICE AND COMMENTS
Property owners and residents within 300 feet of the project’s boundaries were notified of the public hearing and given the opportunity to review and comment on the proposal.
DESIGN REVIEW
Because this is a study session, no action will be taken by HAB. If, at a later date, HAB considers and approves a Certificate of Approval for the project at the property, the Planning Board would subsequently hold a separate publicly noticed hearing to consider Design Review to build two new 2-story mixed use buildings on the project site. Staff believe the currently proposed design is consistent with the General Plan, Zoning Ordinance, and the Citywide Design Review Manual. The two 2-story buildings would consist of ground floor commercial space with storefront windows and a recessed entry on both buildings. The upper residential level, as currently proposed, would be articulated with horizontal siding, and windows that emulate the existing building’s. The upper office commercial level of Building B would have a stuccoed exterior with an awning over the storefront entrance.
ALTERNATIVES
This agenda item is a Study Session and does not propose any action, decision, or other entitlement determination by HAB. During the study session, HAB board members may offer direction to staff and/or the applicant with regard to any future proposed action concerning the subject of the Study Session.
FINANCIAL IMPACT
None.
MUNICIPAL CODE / POLICY DOCUMENT CROSS REFERENCE
The Study Session is being conducted because the property is subject to the requirements of AMC Chapter 13-21, Preservation of Historical and Cultural Resources. No formal action is proposed as part of the Study Session.
ENVIRONMENTAL REVIEW
The Study Session is not considered a project under CEQA. The Study Session will not result in any discretionary action, entitlement, or other decision that would constitute a project under CEQA. Prior to any decision by the Historical Advisory Board (HAB) concerning a project at the site, the HAB will conduct a duly noticed public hearing at which time project specific environmental impacts will be considered.
CLIMATE IMPACT
There are no identifiable climate impacts or climate action opportunities associated with the subject of this report.
RECOMMENDATION
Conduct a Study Session to discuss and direct the applicant to either (1) obtain an additional historic evaluation that includes an assessment of the continued dilapidation that has occurred since the 2003 evaluation, as well as a structural evaluation of the building that determines viability of restoration, and/or (2) coordinate with the City to hire an environmental consultant to prepare a focused EIR that will consider the impacts of demolition of the resource.
Respectfully Submitted,
Steven Buckley, Secretary to the Historical Advisory Board
By,
Tristan Suire, Planner II
Exhibits:
1. Project Plans
2. 2003 Historic Evaluation (Architectural Resources Group)
3. 2004 Historic Evaluation (Elizabeth Krase)
4. 1979 Survey Photos