Title
Approve a Resolution Recommending a Zoning and General Plan Map Amendment for 721 Santa Clara Avenue from R-5 (General Residential) zone to C-C (Community Commercial) zone and from Medium Density Residential to Community Commercial, respectively (PLN15-0238; Assessor’s Parcel Number 073-0420-021). The applicant proposes to convert the existing single-family residence to a restaurant, a permitted use in the C-C (Community Commercial) Zoning District. This project is exempt from CEQA pursuant to Section 15303 (c), Conversion of Small Structures with Minor Exterior Modifications.
Body
To: Honorable President and
Members of the Planning Board
From: Andrew Thomas
Assistant Community Development Director
BACKGROUND
The subject parcel at 721 Santa Clara Avenue is currently zoned as R-5 (General Residential) on the Zoning Map and is designated as Medium Density Residential on the General Plan Land Use Diagram. The applicant, Bobeck Parandian, is requesting a zoning map amendment from R-5 (General Residential) to C-C (Community Commercial) and a General Plan Map Amendment from Medium Density Residential to Community Commercial to allow use of the property for a restaurant.
The parcel is located immediately adjacent to the public parking lot that serves the Webster Street commercial corridor. The restaurant owned by Mr. Parandian, Café Jolie, is located on the other side of the parking lot at the corner of Santa Clara and Webster Street.
The border between the commercial zoning and the residential zoning is currently located between the public parking lot and the subject property. Exhibit 1 shows the existing residential and commercial zoning and general plan designations in the vicinity of the property.
The 6,384 square foot site is developed with a single-family Victorian residence, built in 1894. The house is approximately 1,653 square feet. The house is designated “S” on the Historic Study List. In recent years, Mr. Parandian has made a number of improvements to the property.
Mr. Parandian is not proposing to make any significant changes to the exterior front of the building to accommodate the restaurant. His plan for the restaurant (Exhibit 2) limits the exterior changes to an elevator/ lift on the east side of the building to provide ADA accessibility to the restaurant.
Mr. Parandian’s request has the support of both the West Alameda Business Association and his residential neighbor to the east of the property. (Exhibit 3)
ANALYSIS
This area of Santa Clara Avenue is a mixture of commercial, single-family and multi-family uses. The property is adjacent to a City parking lot with a weekly Farmer’s market and across the street from several large multi-family buildings, and near retail and other commercial uses along Webster Street.
In 2003, this property was zoned from C-C (Community Commercial) to R-5 (General Residential) as part of a comprehensive rezoning action to reduce the width of the C-C Zoning on Webster Street. Prior to 2003, a large number of residential parcels on the side streets were zoned for commercial use. The 2003 rezoning of Webster Street addressed a series of non-conforming residential properties on the side streets in the commercial district and implemented the following policy from the 1991 General Plan:
2.4.j Schedule hearings to consider amendments to the Zoning Map that would reclassify predominantly residential areas zoned for nonresidential use to bring the Zoning Map into consistency with the General Plan Diagram.
Exhibit 4 shows the properties that were rezoned from commercial to residential in 2003.
Prior to 2003, a restaurant use would have been permitted on this site. With the rezoning of the property and others in 2003, a more limited range of commercial uses are conditionally permitted on the site. The existing R-5 zoning designation allows a variety of commercial uses, but not restaurant use. For example, the R-5 designation conditionally permits hospitals, rest homes, sanitariums, mortuaries, and professional office for doctors, dentists, architects, engineers, accountants, artists, authors, attorneys, real estate and insurance offices, medical and dental clinics, and other uses which are similar to the foregoing, and clubs, lodges and fraternities.
Some policies in the General Plan argue for maintaining the 2003 zoning change for this subject parcel:
2.4.b To the extent feasible, conserve housing located in areas that have been zoned for commercial or industrial use.
2.4.h Control nonresidential development on sites adjoining residential neighborhoods to minimize nuisances.
2.5.o Protect residential areas adjacent Retail Business Districts by discouraging conversion of residential structures in adjacent residential zones, for retail, commercial, or business service use.
However, the General Plan also includes a number of policies that would support the request:
2.5.a Provide enough retail business and services space to enable Alameda to realize its full retail sales potential and provide Alameda residents with the full range of retail business and services.
2.5.d Continue to support and promote Webster Street as the shopping, dining, entertainment, and community service center for present and future residents west of the West End.
2.5.i Support, encourage and foster new retail development to serve the West End of Alameda.
In addition, the General Plan emphasizes the need to create a “jobs/housing balance” in Alameda to address the City’s commute hour transportation issues.
5.5.e Minimize commuting by balancing jobs and nearby housing opportunities.
Currently, the City of Alameda is out of balance, with more employed residents than jobs. Alameda has a job/housing ratio that is one of the three lowest in the County, which contributes to Alameda’s commute hour congestion at the estuary crossings.
The General Plan provides a policy framework for site-specific decisions regarding the zoning and general plan designations for individual properties. The role of the Planning Board is to consider these various policies and the site-specific conditions and make a recommendation to the City Council. The Planning Board may recommend that the City Council amend the General Plan and zoning designations in favor of creating a new restaurant businesses on the site, or the Planning Board may recommend that the City Council deny the rezoning and General Plan diagram amendment in favor of preserving the residential use of the property.
If the City Council approves the change to the zoning and General Plan designation for the property, a restaurant use would be permitted by the zoning, but any change to the exterior of the building to accommodate a restaurant would still require Design Review, and major changes would require a Certificate of Approval from the Historical Advisory Board. All exterior and interior changes to accommodate the restaurant will also be subject to the Uniform Building Code and approval by Alameda County Health Department.
Based upon a review of the General Plan policies, the support of the business association and immediate neighbors, staff supports the request. Furthermore:
• The site is well located to accommodate a restaurant immediately adjacent to a public parking lot.
• The restaurant will enhance and support the continuing evolution of the Webster Street commercial district as a pedestrian oriented, neighborhood serving retail and dining district.
• The use will have few if any negative impacts on the adjacent residential properties in this mixed use neighborhood.
Staff recommends that the Planning Board recommend approval to the City Council of the proposed zone change from R-5, General Residential to C-C, Community Commercial and General Plan Land Use Diagram designation change from Medium Density Residential to Community Commercial.
Environmental Review
This application is exempt from the California Environmental Quality Act (CEQA) Guidelines, Section 15303 (c), Conversion of Small Structures with Minor Exterior Modifications. The 1,653 square foot residence will be converted to a restaurant use and is less than the 10,000 square foot threshold in an urbanized area. Very minor exterior modifications are anticipated with the installation of an elevator/lift on the east side of the building.
Public Comments
All property owners and residents in the planning area and within 300 feet of the area were sent letters providing notice of this public hearing. The notice was also placed in the newspaper and posted in the area. The adjacent property owner at 723 Santa Clara has written a letter of support of this application. The West Alameda Business Association has also written a letter of support. Exhibit 3.
RECOMMENDATION
Hold a public hearing and approve a draft resolution (Exhibit 5) recommending that the City Council approve a Zoning Map Amendment for 721 Santa Clara Avenue from R-5 (General Residential) zone to C-C (Community Commercial) zone and General Plan Map Amendment from Medium Density Residential to Community Commercial, (Assessor’s Parcel Number 073-0420-021) and determine that the project is exempt from CEQA pursuant to Section 15303 (c), Conversion of Small Structures with Minor Exterior Modifications.
Respectfully submitted,
Andrew Thomas
Assistant Community Development Director
Exhibits:
1. Vicinity Map with General Plan and Zoning
2. Site Plan and Floor Plan of proposed restaurant use
3. Letters
4. 2003 Rezoning Map
5. Draft Resolution