Title
PLN23-0328 - Sherman Street and Clement Avenue - Del Monte Townhomes -Development Plan, Design Review, Tentative Map - Applicant: Mike O’Hara on behalf of Tim Lewis Communities, LLC. Public hearing to consider a Development Plan, Design Review, and Tentative Map Tract 8674 to develop 10 townhome units in sub-area C of Del Monte Warehouse Master Plan. General Plan Designation: Mixed Use. Zoning Designations: M-X-MF, Mixed Use Planned Development District with Multi-family Residential Combining District & M-1-PD-MF, Intermediate Industrial (Manufacturing) and Planned Development Zoning District with Multi-family Residential Combining District. CEQA Determination: Exempt per CEQA Guidelines Section 15332 - Infill Development.
Body
To: Honorable President and Members of the Planning Board
From: Steven Buckley, Secretary to the Board and Planning Services Manager
BACKGROUND
In 2014, the City of Alameda adopted the Del Monte Warehouse Master Plan (“Master Plan”) and a Development Agreement for the 11.06 acre property where the Del Monte Warehouse is located. The Master Plan approved 414 total dwelling units across the entire master plan area and divided the property into three developable sub-areas (A, B, and C). See page 24 of the Master Plan, which can be accessed online at:
<https://www.alamedaca.gov/files/assets/public/v/1/major-planning-projects/del-monte-master-plan-20147.pdf>
Also in 2014, the City approved a Design Review, Planned Development and Density Bonus application submitted by TL Partners, I, LP (“TLP”) for the rehabilitation and re-use of the historic Del Monte Warehouse within sub-area A, which included 308 new townhomes and condominium units and approximately 30,000 square feet of commercial space. The Master Plan also established the affordable housing requirement at 55 deed restricted affordable units, based on a unit count of 414 total units in the Master Plan. 31 of the units were identified as low- and very low-income units and 24 were identified as moderate-income units.
In 2015, the City approved a 31-unit senior living facility, Littlejohn Commons, within the Master Plan’s sub-area B located at the northeasterly corner of Buena Vista Avenue Sherman Street. The project satisfies the very-low and low-income unit requirement for the Master Plan. The Housing Authority of the City of Alameda completed the project in 2018.
In 2019, TLP sold the majority of its property, and the rights to construct the Del Monte Warehouse project, to Wood Partners, but retained a small portion for future development. Per the Development Agreement, the developer is responsible for constructing the extension of Clement Avenue between Sherman Street and Entrance Road. The Clement Avenue extension required that the City facilitate the transfer of a portion of land adjacent to the proposed Clement Avenue extension that was owned by Wind River Systems, Inc.
The Clement Avenue extension was completed and accepted by the City in 2022. The rehabilitation of the Del Monte Warehouse façade and construction of 372 apartments was fully completed in December 2023 and marketed as Alta Star Harbor. The 24 moderate-income units are being interspersed within the Del Monte Warehouse (Alta Star Harbor).
The small parcels remaining from TLP’s sale to Wood (a portion of sub area C from the Master Plan) and the previous Wind River owned parcels comprise the property that is the subject of this application, referred to as the Remainder Parcel.
At this time the applicant is proposing to develop the Remainder Parcel with ten (10) townhomes, which also includes up to ten (10) Accessory Dwelling Units (ADU) via conversion of a portion of the ground floor within some of the larger units, see Exhibit 1. This application requires approval of a Development Plan, Design Review, and Tentative Map.
DISCUSSION
Development Plan
The Remainder Parcel is an area located at the southeasterly corner where Sherman Street terminates at Clement Avenue. Currently there is a driveway into the Del Monte site off of Sherman Street just south of the Remainder Parcel, opposite of where Eagle Avenue intersects with Sherman Street. The project proposes placing the ten (10) townhome units split between two buildings along Sherman Street, setback behind approximately five feet (5’) to twelve feet (12’) of landscaping. A twenty-four foot (24’) wide public utility easement over an underground storm drain pipe runs east-west through the site and bisects the Remainder Parcel roughly in half. The ten (10) townhome units are split across two (2) buildings to avoid placing buildings directly over this easement.
The front doors of the proposed buildings are oriented towards Sherman Street. Garages face the interior of the site and are accessible by a drive aisle that runs parallel to Sherman Street and connects to the existing parking lot drive aisles at two points. East of this drive aisle there is an approximately twenty foot (20’) wide area for stormwater bio-retention and landscaping, as well as an area for the placement of each individual townhome’s solid waste collection bins for pick up services.
Design Review
The project is not eligible for ministerial Design Review against the City’s Objective Design Review Standards. Instead, the project is subject to discretionary Design Review as described in Alameda Municipal Code (AMC) Section 30-37, which requires finding the project is consistent with the Citywide Design Review Manual (“Design Review Manual”).
The townhomes utilize the Rowhouse building type and Modern architectural style as described in the Design Review Manual. The front elevations feature a brick veneer base along the bottom floors and cement plaster on the upper floors with galvanized control joints providing delineation between the second and third floors. To break up monotony along the front facades each unit has a recessed or projecting portion that is clad in corrugated metal siding. These articulation methods result in the clear delineation of individual units. Each unit has either a recessed entry way or an awning over the front entry. Windows are aligned both vertically and horizontally. Visual interest for windows are provided either through the windows being recessed from the exterior face of the building or through the use of decorative metal panels between windows.
The rear elevations face the interior of the site and continue the use of a brick veneer base and cement plaster upper floors. The second floors will have projecting balconies above the garage door with metal post glass railings. The rooftop decks for each unit also face the interior of the site and feature the same metal post glass railings.
The proposed design is consistent with the following specific guidelines from the Design Review Manual:
2.2.G Rowhouse - Building Types
1. Massing and Composition
a. Building facades shall be oriented to public streets, interior courts, paseos, or plazas.
2. Articulation
a. Height
i. A base treatment is recommended. Base treatment shall project a minimum of 1” from the wall surface and should have a change in material or color design in accordance with the building’s architectural style.
ii. Belt courses are encouraged to help delineate upper stories.
b. Length
i. Building masses should articulate individual units.
ii. Projecting and insetting of building volumes, delineation of bays, and varying roof lines should be employed to add visual interest.
3. Building Elements
a. Entrances may be identified with porticoes, vestibules, and prominent doorways.
4. Access and Parking
a. Pedestrian
i. Primary pedestrian access to ground floor dwelling units shall be from the primary street. Entrances shall be prominent and residential in character.
b. Auto
i. Parking should be in garages accessed from alleys or side streets where possible.
4.3.2.1 Modern - Architectural Style
1. Massing and Articulation
a. Buildings may be symmetrical or asymmetrically organized. Volumes may be simple and unadorned and may vary in height.
b. Horizontal articulation should be achieved by using repetitive volumes alternating with voids.
2. Building Materials
a. Walls
i. A variety of material types and textures should be used to achieve visual interest.
b. Base
i. If the ground floor is treated as the building base, it should be differentiated from upper stories.
3. Roof treatment
a. Roofs may be flat and may be single or multi level.
b. For multi level flat roofs, roof line should be stepped in accordance with building volumes and/or building articulation.
c. Other roof types may include single slope.
d. Sloped roofs may be standing seam metal.
4. Windows
a. Windows may be horizontally or vertically proportioned.
b. Window types should be single hung, awning, casement, or slider.
c. Window articulation may be achieved by using a combination of individual and grouped windows having vertical proportions.
d. Canopies may be used as shading devices above windows.
5. Building elements
a. Balconies
i. Balconies may be used for façade articulation.
ii. Balcony design should be simple and emphasize the expression of the structure.
b. Railings
i. Simple metal railings that accentuate horizontal lines should be used.
ii. Glass panels may be incorporated into railings.
6. Entries
a. Recessed entries are recommended.
Tentative Map Tract 8674
The applicant is proposing to subdivide the Remainder Parcel into ten (10) individual fee simple lots, so that each townhome can be for-sale units, and two common area lots (Parcels A and B) to be owned and maintained by a Homeowner’s Association (“HOA”). Final approval of the Tentative Map is made by the City Council based on the recommendation of the Planning Board.
Conclusion
The Development Plan is consistent with the Del Monte Warehouse Master Plan and is fully integrated into the existing developed site and surrounding infrastructure. The proposed townhomes are compliant with the development standards of the Del Monte Warehouse Master Plan and consistent with the citywide Design Review Manual. The proposed tentative map will facilitate the creation of ten (10) for-sale dwelling units.
PUBLIC NOTICE
This agenda item was advertised in the Alameda Journal and public notices were mailed to property owners and residents/tenants within 300 feet of the project site and posted on-site as required by the Alameda Municipal Code. No public comments have been received as of the writing of this staff report.
ENVIRONMENTAL REVIEW
This project is categorically exempt from additional environmental review pursuant to CEQA Guidelines Section 15332 - Infill development. None of the exceptions in CEQA Guidelines Section 15300.2 apply.
RECOMMENDATION
Staff recommends the Planning Board hold a public hearing and approve the draft resolutions approving a Development Plan and Design Review (Exhibit 2) and recommending approval of a Tentative Map (Exhibit 3).
Respectfully Submitted,
Steven Buckley, Planning Services Manager
By,
David Sablan, Planner II
Exhibits:
1. Project Plans
2. Draft Resolution - Development Plan and Design Review
3. Draft Resolution - Tentative Map