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PLN23-0121 - 1251 Park Street- Applicant: Hien (Kim) Nguyen. Architect for Danny Troung. Public hearing to consider a Certificate of Approval to allow the demolition of an existing 1,217 one-story commercial structure built prior to 1942 to facilitate the construction of a new 2-story mixed use building. General Plan: Community Commercial. Zoning: Community Commercial Theatre Combining District. CEQA Determination: This project is a class 1 categorical exemption and no additional environmental review is necessary pursuant to CEQA Guidelines Section 15301(i) - Existing facilities - demolition of small commercial structures with a maximum occupant load of 30 persons.
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To: Honorable Chair and Members of the Historical Advisory Board
From: Steven Buckley, Historical Advisory Board Secretary
BACKGROUND
The project site is a rectangular lot measuring 25 feet wide by 100 feet deep developed with a one-story 1,277 square foot commercial building at 1251 Park Street, located just south of the intersection of Park Street and Encinal Avenue. The property is neighbored to the south by a parking lot and to the north by a fast food restaurant and parking lot. The building was originally built in 1922, altered into its current basic form in 1941, and has had several modifications since then such as changes to siding materials and the addition of a metal awning. In 1979 the City designated the property as an “H” on the historic building study list. An “H” designation means that a resource may have historical importance because of its age or location, or because of its similarity to other buildings done by important architects and/or builders. Most recently the building was occupied by Dimitra’s Sandwiches, which closed in early 2020. The applicant is proposing to redevelop the site with a two-story mixed use building with ground floor retail and two upper floor residential units (Exhibit 1). Because the building was built prior to 1942, a Certificate of Approval is required in order for it to be demolished. If the Historical Advisory Board (HAB) issues a Certificate of Approval, the proposed mixed use building 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
The building at 1251 Park Street was built in 1922 as a one-story commercial building (Exhibit 2). In 1979 the property was added to the Historical Buildings Study List with an “H” designation. This inclusion was due to its proximity to the Park Street Historic District (PSHD) which begins just north of the project site at Encinal Avenue. At the time 1251 Park Street was built the Park Hotel existed on the lot directly to its north. In 1965 the Park Hotel was demolished and the site was eventually developed with a drive-thru fast food restaurant. In 1981 the City nominated the PSHD to the National Register of Historic Places (NRHP). In the nomination form the Park Hotel was identified as being the southern marker for the PSHD. Since the Park Hotel was demolished in 1965 Encinal Avenue is the southern boundary for the PSHD. Therefore, while 1251 Park Street is directly adjacent to the PSHD, it was never considered to be a part of the district and therefore is not associated with the district’s historical significance.
In 1941 the front of 1251 Park Street was altered into its present configuration as a modest box like commercial storefront. The storefront features a central recessed entry door bracketed by two storefront windows with approximately three foot (3’) tall tiled bulkheads. Currently there is a large aluminum awning across the entire face of the building and there are no transom windows. The entire building is clad in horizontal rustic groove wood siding. In 1968 the neighboring building at 1249 Park Street was demolished and replaced by a parking lot for 1251 Park Street. In 1979 the City conducted a photographic survey of pre-1942 buildings, which included the project site. Based on these photos in 1979 the building’s front elevation had smooth stucco siding and different colored tiles on the bulkheads, as well as no evidence of transom windows (Exhibit 3). The design of the building is not similar to any contributing structures in the PSHD, all of which are much larger and more ornate than 1251 Park Street.
Builder
According to City records the original builder was J.H. Young, who was a prolific Alameda based contractor in the early 1900s. J.H. Young was primarily a residential builder having built dozens of residences over several decades throughout the City. Usually J.H. Young would build several residences of the same plan adjacent to each other concurrently. In 1992 the City worked with local historian Woody Minor to complete a survey of 82 pre-1945 commercial buildings in the City, with a DPR form being completed for each building. 1251 Park Street was not included in this survey, nor does J.H. Young’s name appear as builder for any of the 82 commercial buildings studied. While J.H. Young was a prominent builder in the early 1900’s his major contributions to the City are through his many extant residential buildings and he is not known for commercial development within the City.
Based on these facts, staff finds that the structure at 1251 Park Street does not have historical significance based on its location, design, or association with persons important to local, state, or national history, and offers the following findings for consideration pursuant to Alameda Municipal Code section 13-21.
Draft Findings
1. The structure to be demolished does not embody distinctive characteristics of a type, period, region, or method of construction, nor does it represent the work of an important creative individual.
The building at 1251 Park Street does not feature any of the distinctive characteristics of an early 20th century commercial building. The building was significantly altered from its original form in the 1940s and has been incrementally altered in the ensuring years.
2. There are no events associated with this property that make a significant contribution to the history or cultural heritage of local or regional history.
The property was developed south of the Park Hotel, which was the southern starting point for what would become the Park Street Historic District and is therefore not associated with any contributions to the commercial history of Alameda.
3. The property is not associated with persons important to local, state, or national history.
Staff was unable to find any records that define the property as containing historical and cultural merit in association with the lives of important individuals. The original builder was J.H. Young, who was a prolific residential builder in Alameda, but who is not known for building any of Alameda’s important commercial buildings.
4. The property does not yield any information important in prehistory or history.
While the property was developed in the early 1900s, it is not likely to yield more information about prehistory or history of the local community than what is already known.
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
Upon action by the HAB on the Certificate of Approval, the Planning Board will hold a separate publicly noticed hearing to consider Design Review to build a new 3,316 square foot mixed use two-story building on the project site. Staff believes the proposed design is consistent with the General Plan, Zoning Ordinance and the Citywide Design Review Manual. The two-story building consists of a 12-foot high ground floor commercial space with storefront windows over a tile bulkhead, and a recessed entry. The proposed awning is similar to other awnings on Park Street. The upper residential level is articulated with horizontal siding, windows and trim and is compatible with other buildings in the neighborhood.
ALTERNATIVES
The HAB could deny the application if it found that the building did possess distinctive characteristics and /or associations that warrant its preservation.
FINANCIAL IMPACT
None.
MUNICIPAL CODE / POLICY DOCUMENT CROSS REFERENCE
This application is being considered pursuant to AMC section 13-21, Preservation of Historical and Cultural Resources.
ENVIRONMENTAL REVIEW
The project is Categorically Exempt from additional environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines, Section 15301(e) - Existing Facilities - Demolition of small commercial structures.
CLIMATE IMPACT
There are no identifiable climate impacts or climate action opportunities associated with the subject of this report.
RECOMMENDATION
Conduct a public hearing and approve the Draft Resolution adopting a Certificate of Approval to allow the demolition of a structure built prior to 1942 at 1251 Park Street (Exhibit 4).
Respectfully Submitted,
Steven Buckley, Secretary to the Historical Advisory Board
By,
David Sablan, Planner II
Deirdre McCartney, Planner II
Exhibits:
1. Project Plans
2. 1251 Park Street Permit History
3. 1979 Survey Photo
4. Draft Resolution