Title
PLN17-0538 - 1825 Park Street - Design Review Time Extension - Applicant: Paresh Patel for Ganesha, LLC - Public hearing to consider a request for a time extension of an approved Design Review application for the construction of a four-story hotel with 96 rooms at the southwest corner of Park Street and Clement Avenue. The property is located within the NP-G, North Park Street Gateway zoning district. CEQA Determination: The project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 - In-Fill Development Projects.
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To: Honorable President and Members of the Planning Board
BACKGROUND
On July 22, 2019, the Planning Board held a public hearing and unanimously adopted Resolution PB-19-17 approving the final architectural design for a 96-room, four story hotel at 1825 Park Street. The Design Review approval was valid for two years after the initial approval date. The project site is an approximately 0.75-acre lot on the southwest corner of Park Street and Clement Avenue. The property was formerly known as the Ron Goode Toyota dealership site and is currently occupied by a business selling motorized scooters. In 2013, the City Council rezoned the area along Park Street north of Lincoln Avenue to establish the North Park Street Gateway District as a way to facilitate redevelopment of obsolete auto row properties into a vibrant commercial gateway into Alameda. The site has a General Plan designation of Community Mixed Use which is intended to support a wide range of community serving commercial uses such as hotels.
DISCUSSION
Work on the project stalled in 2020 with the onset of the Covid-19 Pandemic, which severely impacted the hospitality sector. Pursuant to Alameda Municipal Code (AMC) Section 30-37.6, at the request of the applicant, the City granted a two-year extension of the original Design Review approval, which will expire on July 22, 2023.
On January 3, 2023, staff received a formal request from the applicant for an additional extension of the design review approval to qualify for construction financing by ensuring that the applicant will have sufficient time to complete the building permit review process and commence substantial construction before the planning entitlement expires. No changes are proposed to the design previously approved by the Planning Board (Exhibit 1), but staff recommends that the Planning Board make the Design Review findings and update the conditions of approval to reflect changes to the Zoning Ordinance since the original approval as described below.
Accessible and Electric Vehicle Parking Requirements: The standard conditions of approval contained in the Draft Resolution (Exhibit 2) have been updated to reflect typical requirements of projects in 2023. Since the previous design review approval, among other code changes, new citywide parking regulations have been adopted. The applicant no longer requires a parking reduction waiver, but does need to comply with updated parking requirements, most notably for disabled and electric vehicle parking. Although only 62 parking spaces are proposed, per AMC Section 30-7.4, the minimum number of parking spaces for persons with disabilities is four, one more than reflected on the plans. Additionally, AMC Section 30-7.5 requires 7 spaces (10%) to have installed electric vehicle charging stations and 19 spaces (30%) to be Level 2 EV Capable. A condition of approval has been included requiring compliance with the updated parking regulations.
Transportation Demand Management: Pursuant to AMC Section 30-7.7, the applicant will implement the following TDM measures to reduce automobile congestion, support alternative means of transportation, and reduce pollution associated with private automobile use:
• Participate in the Alameda Transportation Management Association (ATMA), which would provide each hotel employee with a complimentary AC Transit EasyPass; and
• Offer 24-hour complimentary carpool rideshare services (e.g.- Lyft and Uber carpool) to transport hotel guests to and from the Oakland Airport, South Shore Center, Fruitvale BART station, Harbor Bay Ferry Terminal, Alameda Landing, Seaplane Lagoon Ferry Terminal, Main Street Ferry terminal, and other destinations within a three-mile radius from the hotel.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 - Infill Development Projects (Exhibit 4). The project meets all requirements for the infill exemption, including the following:
1. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
2. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
3. The project site has no value as habitat for endangered, rare or threatened species.
4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
5. The site can be adequately served by all required utilities and public services.
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. Copies of all emails and letters received will be forwarded to the Planning Board and provided for the Board at the public hearing.
RECOMMENDATION
Adopt a resolution extending the Design Review approval with minor updates to the conditions up approval to reflect current Alameda Municipal Code requirements for the construction of a 54’-6”, four-story hotel with 96 rooms based on the findings and conditions contained in the Draft Resolution.
Respectfully submitted,
Allen Tai, City Planner
Prepared By,
Brian McGuire, Planner II
Exhibits:
1. Project Plans
2. Draft Resolution