Title
PLN17-0094 - 900 Mound St. (Krusi Park) - Applicant: Amy Wooldridge for Alameda Recreation and Parks Department. A public hearing to consider a Use Permit and Design Review to permit the demolition of an existing recreation building located at the center of Krusi Park, and the construction of a new 2,376 square foot multipurpose recreation building in the same location. A Use Permit is required because the new building is located within the O (Open Space) Zoning District.
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CITY OF ALAMEDA
COMMUNITY DEVELOPMENT DEPARTMENT
ADMINISTRATIVE USE PERMIT
ITEM NO: 3-A
PROJECT
DESCRIPTION: PLN17-0094 - 900 Mound St. (Krusi Park) - Applicant: Amy Wooldridge for Alameda Recreation and Parks Department. A public hearing to consider a Use Permit and Design Review to permit the demolition of an existing recreation building located at the center of Krusi Park, and the construction of a new 2,376 square foot multipurpose recreation building in the same location. A Use Permit is required because the new building is located within the O (Open Space) Zoning District.
GENERAL PLAN: Parks and Public Open Space
ZONING: O, Open Space
ENVIRONMENTAL
DETERMINATION: Categorically Exempt from State CEQA Guidelines, Section 15303(c) - New Construction of Small Structures, non-residential building that does not exceed 2,500 square feet of floor area.
PROJECT PLANNER: David Sablan, Planner II
PUBLIC NOTICE: A notice for this hearing was mailed to property owners and residents within 300 feet of the site, published in local newspapers and posted in public areas near the subject property. Staff received one phone call from the public requesting more information on the project, and received a letter from East Bay Municipal Utility District on March 13, 2017, see exhibit 2.
EXHIBITS: 1. Project Plans
2. Letter from EBMUD, received March 13, 2017
RECOMMENDATION: Approve the project with conditions.
PROPOSAL SUMMARY:
Currently there is an approximately 1,000 square foot maintenance building with public restrooms at the center of Krusi Park. In 1995 the Alameda Recreation and Parks Department (ARPD) received a Use Permit and Design Review approval to expand the building, however a building permit was never issued and those entitlements expired.
ARPD is proposing to demolish the maintenance building built, and build a new 2,376 square foot recreation building in the same location. The expanded building will have a 1,109 square foot multipurpose room, a 111 square foot office, kitchen, and Men’s and Women’s restrooms that will continue to be accessible to the general public during park hours. ARPD will also provide two Americans with Disabilities Act (ADA) compliant on-street parking stalls at the intersection of Court Street and Calhoun Street. The proposed structure will have a flat roof set at an angle, and the exterior walls will be a combination of stucco an horizontal fiber-cement lap siding. The portions of the building with stucco siding will feature reveal lines within the stucco to provide articulation. Staff is recommending a condition that requires the fiber-cement lap siding have a smooth finish rather than having a simulated wood grain, which is not appropriate for the site.
On March 13, 2017 staff received a letter from EBMUD which described a right of way easement EBMUD has on the subject property for an existing wastewater facility, and noted that development is not permitted within the easement. Staff acknowledges the easement and the project has been designed around avoiding the easement and any related infrastructure.
FINDINGS:
USE PERMIT FINDINGS:
1. The location of the proposed use is compatible with other land uses in the general neighborhood area, and the project design and size is architecturally, aesthetically, and operationally harmonious with the community and surrounding development.
The project to rebuild a larger modern recreation building is consistent with the use of a community park and will enhance the use of Krusi Park. The new building is intended for weekday use by the Recreation and Parks Department for continuation of existing after school and summer activity programs. Weekend and weekday evenings will be available for community members to rent the facility for events and activities. A small concession area will be available for rental use by park user groups such as the softball and tennis programs. The building is located in an area that is already primarily hardscape, and the modern architectural style is an improvement over the existing maintenance building. The students and faculty of Otis Elementary will continue to use the building’s public restrooms and may use the facility when it is available. Otis Elementary uses the Krusi Park playground and athletic fields as its primary school play and Physical Education area.
2. The proposed use will be served by adequate transportation and service facilities, including pedestrian, bicycle and transit facilities.
The property is fully developed and does not require additional service facilities. The site is served by transit (AC Transit lines 21, 356, OX, W). Bicycle parking is available on the site; a large bicycle rack with space for 15-30 bicycles is located at the tennis courts. On street automobile parking is available. On-street ADA parking is being added at the corner of Calhoun and Court Streets.
3. The proposed use, if it complies with all conditions upon which approval is made contingent, will not adversely affect other property in the vicinity and will not have substantial deleterious effects on existing business districts or the local economy.
The proposed replacement building and continuation of the existing use would not result in any negative impacts on surrounding businesses, properties or the local economy. The proposed use is a continuation of an existing recreation use and would not require the removal of green space, nor will it impact the existing sports facilities.
4. The proposed use relates favorably to the General Plan.
This use is consistent with the General Plan because the proposal complies with General Plan guiding policy 6.1.b, "Continue cooperation with the Alameda Unified School District to achieve optimum joint use of limited school open space and park space."
DESIGN REVIEW FINDINGS:
1. The proposed design is consistent with the General Plan, Zoning Ordinance, and the City of Alameda Design Review Manual.
The proposed structure is located within an existing public park and will promote recreational uses within the Open Space Zoning District. The proposed design is consistent with the Design Review Manual, and the building’s exterior appearance is consistent with typical recreation buildings in public parks.
2. The proposed design is appropriate for the site, is compatible with adjacent or neighboring buildings or surroundings, and promotes harmonious transitions in scale and character in areas between different designated land uses.
Based on review of project plans and visits to the site, this project has been deemed compatible and harmonious with the design and use of surrounding properties. Project massing and scale is consistent the character of the park and the surrounding residential neighborhood. The majority of the footprint for the expansion will occur over existing hardscape, and there will be minimal disruption to Krusi Park’s existing green spaces. The building is situated approximately 200 feet from the nearest adjacent residential neighbor.
3. The proposed design of the structure(s) and exterior materials and landscaping are visually compatible with the surrounding development, and design elements have been incorporated to ensure the compatibility of the structure with the character and uses of adjacent development.
The exterior building materials include a combination of cement plaster (‘stucco’) walls with painted vertical and horizontal reveals, accent panels of horizontal lapped fiber cement composite siding (‘synthetic wood siding’), metal framed windows and doors, and a 2:12 single slope built-up roof with substantial roof overhangs to the east and west. The design and finish materials will blend well into the existing park setting and the adjacent neighborhood development.
1. Compliance with Plans. Any modification on this site shall be in substantial compliance with the use permit application submittal dated received on February 22, 2017, by Byrens Kim Design Works, on file in the City of Alameda Community Development Department, except as modified by the conditions listed in this report.
2. Changes to Approved Plans: This approval is limited to the scope of the project defined in the project description and does not represent a recognition and/or approval of any work completed without required City permits. Any changes to the approved scope of the project shall be submitted to the Community Development Department for review and approval.
3. Exterior Lighting: New exterior lighting fixtures shall be low intensity, directed downward and shielded to minimize offsite glare.
4. Lap Siding: Final plans submitted for Building Permits shall note that all proposed Fiber Cement Lap Siding shall have a smooth finish.
5. Solid Waste: The applicant will comply with Alameda County's Mandatory Recycling Ordinance by procuring adequate recycling and composting capacity from Alameda's franchised waste hauler, Alameda County Industries (ACI).
6. Public Art: Prior to issuance of building permits for the project, the applicant shall pay all applicable Public Art fees and satisfy applicable requirements to implement public art as required by AMC Section 30-65.
7. Vesting: The Use Permit approval shall expire two (2) years after the date of approval or by March 21, 2019 unless authorized construction or use of the property has commenced. The applicant may apply for a time extension, not to exceed two (2) years. An extension request will be subject to approval by the Zoning Administrator and must be filed prior to the date of expiration.
8. Revocation: This Use Permit may be modified or revoked by the Zoning Administrator, pursuant to Alameda Municipal Code Section 30-21.3d should the Zoning Administrator determine that: 1) the use or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity; 2) the property is operated or maintained so as to constitute a public nuisance; or 3) the use is operated in violation of the conditions of the Use Permit.
9. Indemnification. The Applicant shall defend (with counsel reasonably acceptable to the City), indemnify, and hold harmless the City of Alameda, the Alameda City Planning Board and their respective agents, officers, and employees from any claim, action, or proceeding (including legal costs and attorney’s fees) against the City of Alameda, Alameda City Planning Board, and their respective agents, officers, or employees to attack, set aside, void or annul, an approval by the City of Alameda, the Community Development Department, Alameda City Planning Board, the City of or City Council related to this project. The City shall promptly notify the Applicant of any claim, action, or proceeding and the City shall cooperate in such defense. The City may elect, in its sole discretion, to participate in the defense of said claim, action, or proceeding. No judicial proceedings subject to review pursuant to California Code of Civil Procedure Section 1094.5 may be prosecuted more than ninety (90) days following the date of this decision plus extensions authorized by California Code of Civil Procedure Section 1094.6
Environmental Determination
The Zoning Administrator has determined that this project qualifies for a Class 3 Categorical Exemption and no additional environmental review is necessary pursuant to CEQA Guidelines Section 15303(c) - New Construction of Small Structures because the project consists of the construction of a structure less than 2,500 square feet of floor area.
Use Permit & Design Review
The Zoning Administrator hereby approves the Use Permit and Design Review with conditions.
The decision of the Zoning Administrator shall be final unless appealed to the Planning Board, in writing and within ten (10) days of the decision.
Approved by: Date: ___