Title
Design Review for Fire Tower Beautification Project - Clubhouse Memorial Road and Island Drive - Applicant: Greenway Golf Associates, Inc. A design review application to beautify the fire tower located at Clubhouse Memorial Road and Island Drive on the City of Alameda Chuck Corica Golf Complex property. This project is exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15301 Existing Facilities.
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To: Honorable President and Members of the Planning Board
From: Amy Wooldridge, Recreation and Parks Director
Andrew Thomas, Planning Building and Transportation Director
EXECUTIVE SUMMARY
Greenway Golf Associates, Inc. (Greenway) leases the Chuck Corica Golf Complex, the City’s 45-hole golf course at Harbor Bay, from the City of Alameda. The Second Amendment to the Lease Agreement requires that Greenway renovate and beautify the fire tower and surrounding area located outside the entryway at the corner of Island Drive and Clubhouse Memorial Road to provide a more aesthetic entry into Golf Complex. The Second Amendment also requires that the fire tower beautification design be submitted to the City Golf Commission for review and recommendation, and to the City Planning Board for review and approval. On April 12, 2022, the Golf Commission reviewed Greenway’s Beautification Plan and recommended denial of the current design. Staff recommends the Planning Board direct the applicant to revise the design, seek the Golf Commission’s recommendation, and then return to the Planning Board for final review and approval.
BACKGROUND
Greenway Golf Associates, Inc. (Greenway) leases the Chuck Corica Golf Complex, the City’s 45-hole golf course at Harbor Bay, from the City of Alameda (City). The Second Amendment to the Lease Agreement (Second Amendment) requires that Greenway renovate and beautify the fire tower and surrounding area located outside the entryway at the corner of Island Drive and Clubhouse Memorial Road to provide a more aesthetic entry into Golf Complex. (Exhibit 1.) Exhibit I to the Second Amendment provides an example and expectation for the beautification of the fire tower. The lease states that the “‘Beautification Work’ shall mean the improvement of the Fire Tower’s appearance by, among other things, painting a mural and installing landscaping substantially consistent with the conceptual ‘before and after’ drawings attached hereto as Exhibits H and I, respectively.” (Exhibit 1, Section 4(c).) The Second Amendment also requires that the fire tower beautification design be submitted to the City Golf Commission for review and recommendation, and to the City Planning Board for review and approval.
As required by Section 4(a) of the Second Amendment, Greenway evaluated the structural integrity and assessed the presence of hazardous materials on or within the Fire Tower with the recommendation to keep and beautify the fire tower structure. These reports were provided to the City and the City concurred with the recommendation which also includes mitigation measures to address existing hazardous materials that must be completed by Greenway during construction.
Exhibits 2 and 3 illustrate Greenway’s proposal for the beatification of the fire tower.
The Golf Commission reviewed Greenway’s Beautification Plan on April 12, 2022 and recommended denial of the current proposal.
DISCUSSION
Staff is recommending that the Planning Board direct the applicant to improve the design consistent with direction provided by the Golf Commission and the requirements of the Second Amendment.
Greenway’s design for the beatification of the fire tower (Exhibit 2) is described by the Greenway consultants as follows:
“Greenway Golf prepared this renovation and beautification proposal in accordance with the Second Amendment to our Lease and the revised submittal schedule for the Fire Tower Site as detailed in your correspondence of January 20th, 2022, to Greenway. As per the terms of the Second Amendment to Greenway Lease. Greenway Golf first retained the services of a professional engineer to evaluate and assess the structural integrity of the Fire Tower, and it was found to be in sound condition. Following that determination and in agreement with the City that Tower shall remain standing, Greenway Golf proceeded to prepare a design review application for the renovation of the Fire Tower and the beautification work of the Fire Tower Premises. We engaged the professional design services of April Philips Design Works - a landscape architecture firm with extensive experience in the City of Alameda and on Bay Farm Island - to create the current proposal.
Our initial design concept included renovation of the tower, a mural painted on the tower and landscaping design to complement the neighborhood and the golf course. After studying both the structure and design of the Tower we are pleasantly surprised by the integrity of the structure and the number of architectural details that remain intact. For example, from the outside, several of the windows are currently boarded up or missing glass panes, which gives the impression that the tower lacks architectural detail. From the inside, one can see that behind the plywood boards, the original mullioned wooden windows are largely intact. We propose to remove the plywood and repair and repaint the windows. Similarly, the wrought-iron fire escape on the west facade of the tower is currently a dirty, rusty eyesore, but properly cleaned-up and painted, it is a source of architectural detail and character. The east side of the tower - facing into the golf course - presents the only blank wall of the tower. For this wall, we are proposing non-invasive, flowering vines that will soften the wall and integrate it into the surrounding greenery of the North Course. Given the history of the structure in the community, we decided that renovation and preservation of the structure makes more sense than covering over the structure with a mural. The goal is to create a focal point for the City of Alameda and Corica Park that connects the site to the surrounding neighborhood. To that end, we are proposing exterior renovations including painting, and window repairs that will transform the building from its current state of disrepair. Further, as a substitute for a permanent mural painted directly on the exterior wall of the Fire Tower, we are proposing to install large-scale artwork behind the windows of the fire tower that depict text and images that honor the history of Alameda, the legacy of the fire tower, and sustainability themes. This option will allow the exhibits to be changed over time, creating more opportunities for local artists than a single mural. The rotating artwork will also create a more dynamic, broader platform over time for sharing themes that are important to the local community.
Landscaping beautification remains an integral part of this concept. In line with our environmental ethos, we are proposing a pollinator garden that uses native, drought-resistant plants to highlight the natural beauty of Bay Farm Island and promote biodiversity. It is our intention that passers-by on Island Drive and on the Clubhouse Memorial Road entrance to Corica Park will experience a beautiful moment of civic pride as they pass the Fire Tower premises.
As part of Greenway's commitment to our neighbors, our team will also be presenting the proposed site improvements to the Harbor Bay Isle Homeowners Association for their review and comment.”
Upon review on April 12, 2022, the Golf Commission (Commission) unanimously voted not to recommend the design to the Planning Board. The Commission’s recommendation is based on the following concerns with the design:
• Public Access: The landscaped area around the tower is inaccessible, and the Commission felt that the gate, which excludes access, is the largest design component of the project. Greenway’s response was that the Second Amendment (which stipulates requirements for the fire tower beautification) does not require access to the area. Greenway further said that the fence along the golf course fairway will not be taken down, stating concerns about safety and access to the area slowing the pace of play with golfers stopping to go into the area.
• Public Art: The Commissioners felt the proposed public art was insufficient. The Second Amendment specifically requires a mural on the building and includes an example in the exhibits. Commissioners stated that the proposal of installing public art in the windows within the mullions will make the art difficult to see, especially since people are driving past the windows rather than walking. Two Commissioners stated that they felt a mural on the back side of the building facing the golf course fairway would be more appropriate. This is the one blank wall of the building and would beautify it for the golfers while also maintaining a clean, minimalistic look as was requested by the Community of Harbor Bay Isle Association per Greenway’s discussions with the Homeowners’ Association. Greenway’s response was that a mural requires significant maintenance and that honoring the building’s legacy by renovating the existing structure into its original state was more appropriate.
• Landscape Design. The Commission was not satisfied by the landscape design. The Commission raised concerns about the ability of the plants to survive if irrigated by recycled water with a high saline content. They also asked why existing asphalt is not being removed. The proposal includes plants in planters with decomposed granite surface over the existing asphalt. Sections would be cut into the asphalt for trees to root into the ground. Greenway explained that by not removing the asphalt, the project avoids additional waste material, creates an interesting environment and keeps the project on schedule.
Conclusion. In conclusion, staff recommends that the Planning Board direct the applicant to improve the design consistent with the comments provided by the Golf Commission and the requirements of the Second Amendment which requires “painting a mural and installing landscaping substantially consistent with the conceptual ‘before and after’ drawings attached hereto as Exhibits H and I” to the Second Amendment.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15301 Existing Facilities.
FINANCIAL IMPACT
There is no financial impact to the City or the Golf Fund from this beautification project of the fire tower and surrounding area. The Second Amendment places the full financial responsibility with Greenway.
RECOMMENDATION
Staff recommends that the Planning Board direct the applicant to improve the design consistent with the Golf Commission’s recommendations, and return to the Golf Commission for review and recommendation and to the Planning Board for review and approval. The design improvements should address the deficiencies identified by the Golf Commission and the requirements of the Second Amendment.
Respectfully submitted,
Andrew Thomas, Planning, Building and Transportation Director
Amy Wooldridge, Recreation and Parks Director
Exhibits:
1. Lease Agreement
2. Fire Tower Design Plan
3. Presentation