Title
PLN17-0536 - 1435 Webster Street - Applicant: Dannan Development. Public Hearing to consider a modification to a condition of approval for Construction of a Three-Story Mixed-Use Development including Nine Residential Units and Ground Floor Retail at 1435 Webster Street (APN74-427-5-1). The project is categorically exempt from further review under the California Environmental Quality Act pursuant to CEQA Guidelines Section 15305 Minor Alterations to Land Use Limitations
Body
CITY OF ALAMEDA
Memorandum
To: Honorable President and
Members of the Planning Board
From: Andrew Thomas, Assistant Community Development Director
Date: September 11, 2017
Re: PLN17-0536 - 1435 Webster Street - Applicant: Dannan Development. Public Hearing to consider a modification to a condition of approval for Construction of a Three-Story Mixed-Use Development including Nine Residential Units and Ground Floor Retail at 1435 Webster Street (APN74-427-5-1). The project is categorically exempt from further review under the California Environmental Quality Act pursuant to CEQA Guidelines Section 15305 Minor Alterations to Land Use Limitations.
BACKGROUND
On March 28, 2016, the Planning Board approved a resolution of approval for the subject property. On May 3, 2016, the City Council upheld the Planning Board resolution of approval. The 2016 approved plans are included as Exhibit 1.
On January 11, 2017, the applicant contacted staff requesting approval to change some of the floor plans for the nine units, which would require an amendment to the Planning Board’s 2016 approved condition of approval regarding universal design. In addition, the applicant is requesting approval of some minor modifications to the approved exterior design of the building.
The proposed changes do not change the unit count (9), the number or size of the affordable units (2), the total number of bedrooms (19), nor do they change the exterior colors, materials, cornice treatments, or window schedule.
discussion
Universal Design Revisions: As described in the applicant’s revised application and associated plans (Exhibit 2), the applicant would like to change the floor plans for some of the units in the building. Instead of eight single-floor flats (without internal stairs) and one two-story unit with stairs, the applicant would like to construct four single-floor flats without stairs and five (5) two- story apartments with internal stairs.
Although the applicant would like to change the interior design and configuration of the nine units, the applicant is able, and has agreed to meet the standards for universal design established by the Planning Board’s recently recommended draft Universal Design Ordinance. The draft Ordinance was also unanimously recommended by the Commission on Disability Issues on July 25, 2017.
Therefore staff is recommending that the original condition regarding universal design be amended to reflect the Board’s recommended Universal Design ordinance, as follows:
Universal Design: All nine residential units shall include the following visitability features:
i. An Accessible Exterior Access to an Accessible Entry;
ii. An Accessible Interior Access from the Accessible Entry to an Accessible Powder Room or Bathroom and an Accessible Common Use Room or Accessible Bedroom;
iii. Adaptable Internal Stairs; and
iv. Blocking within the walls to support future installation of grab bar/hand rails in all bathrooms.
Three of the nine units will include the following universal design features in addition to the four features above: an Accessible Interior Access from the Accessible Entry to an Accessible Bathroom, an Accessible Common Use Room, an Accessible Bedroom, Accessible Kitchen; and accessible Laundry Facility.
All required Accessible features shall be constructed consistent with CBC Chapter 11A and/or the Planning Board’s June 2017 recommended universal design ordinance. .
Design Review Revisions: Since approval of the design plans in 2016, the architect discovered some minor discrepancies between the approved floor plans and the approved elevations at the corner of the building. To reconcile the elevations and the revised floor plans, the applicant is requesting approval of some relatively minor exterior changes to the building. As described above, the changes do not change the unit count, the number or size of the affordable units, the total number of bedrooms, the total number of parking spaces, the exterior colors, materials, cornice treatments, or window schedule.
On the Webster Street elevation, the corner bay window is widened from approximately 20 feet in the 2016 plans to 25 feet in the 2017 plans. With the additional width, this bay is now designed with four windows grouped in two pairs. The 2016 plans shows three windows in a single group. The height of the corner bay has also been lifted slightly to emphasize the corner of the building. The Webster Street elevation also shows a different sequence of porches and protruding bays to match the floor plans. The number of porches on each floor remains the same, but the number of protruding bays is reduced from five to four on the Webster elevation.
On the Taylor Street elevation, the width of the corner bay and window grouping is changed to reflect the design on Webster Street, but everything else stays the same.
The rear (west) elevation differs from the 2016 plans, because the 2016 plans failed to show the roof structures that are needed to accommodate the elevator and stair cases.
The north elevation is changed to reflect the changed sequencing of the bays on Webster Street.
Conclusion: The requested changes taken together maintain the integrity of the original design and staff recommends approval
ENVIRONMENTAL REVIEW
The proposed revision is categorically exempt from further environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15305 Minor Alterations to Land Use Limitations.
RECOMMENDATION
Hold a public hearing and approve the draft Resolution (Exhibit 3) amending the 2016 Resolution of Approval.
Respectfully Submitted By:
Andrew Thomas
Assistant Community Development Director
Exhibits:
1. 2016 approved plans
2. 2017 revised plans
3. Draft Resolution