Title
PLN15-0179 - 2437 Eagle Avenue - Applicant: Housing Authority of the City of Alameda. A Request to Amend Design Review and Density Bonus Application No. PLN15-0179 to Reduce the Eagle Avenue Affordable Housing Project to Three Three-Story Buildings containing Twenty Residential Units. The Proposed Project is Exempt from the California Environmental Quality Act pursuant to Public Resource Code 21159.23 Exemption for Affordable Low-Income Housing, and CEQA Guidelines 15332 In-fill Development Projects.
Body
To: Honorable President and
Members of the Planning Board
From: Henry Dong, Planner I
BACKGROUND
On June 8, 2015, the Planning Board held a public hearing to consider approval of a Density Bonus Application and Design Review for the construction of a twenty-two unit Alameda Housing Authority affordable housing development on a 0.83-acre property located at 2437 Eagle Avenue. At the hearing, the Planning Board considered public testimony and identified a number of issues to be addressed before rendering a final decision.
On November 9, 2015, the Planning Board held a public hearing to consider revised plans submitted by the applicant to address the Planning Board’s comments received during the June 8, 2015 public hearing (Exhibit 1). At the hearing, the Planning Board considered public testimony and identified issues with the architecture and elevations for the project. The Planning Board conditionally approved the Density Bonus and Design Review Application, requiring subsequent Planning Board final approval for the landscape plans and architectural detailing (Exhibit 2, Condition #4).
The Housing Authority has since revised the project plans to address the conditions of approval; however, the plans were also revised to reduce the total number of buildings and units in order to stay within the project budget (Exhibit 3). This report describes the changes to the project and compliance with the previous Planning Board approval.
discussion
To address budget constraints, the Housing Authority made the following major revisions to the project:
• Reducing the total number of units from 22 to 20 units,
• Reducing the number of buildings from four to three,
• Reducing the height of the buildings from 43’ to 40’6”,
• Increasing the amount of open space at the center of the site, and
• Increasing the front and rear yard building setbacks.
Reducing the scope of the project by two units allows the project footprint to be consolidated into three buildings. The reduced building coverage allows greater building setbacks and a larger recreation play area at the center of the site. The revised site plan also provides greater separation between the buildings than the previous plan. No changes are proposed to the parking plan, which provides 28 spaces. Architecturally, the revised buildings retain the same architectural design approved by the Planning Board. The design generally consists of buildings with combination gable and flat roofs and historic detailing including ornamental gables, roof decorative brackets at eave overhangs, and covered entries with porch columns.
The revised plans also address the conditions of approval from the November 9, 2015 public hearing with modifications to the design described as follows:
1. Final landscape plan - Plans submitted provide drought-tolerant landscaping consistent with Bay-Friendly landscape guidelines.
2. The corner tower and three story gable rear elevations - The corner tower was omitted in the revised project, and details for the gable designs are provided on the plan.
3. The outdoor staircases, porches, porch roofs, trellises, and hand rails - The trellises were omitted from the current revision, but architectural details for the outdoor staircases, porches, roof cornices and brackets, hand rails, window and door are provided on the plans. Railings have been redesigned to omit the perforated metal panels. The porch appearance has been revised to reduce the thickness of the porch roofs and to provide larger porch columns.
4. Spandrel Panels - These panels between the first and second story windows have been omitted in the current revision.
5. Final bicycle parking plan - Current revisions shows some long-term bike lockers being relocated next to the west property line. The revised plan complies with the bike parking requirements in AMC Section 30-7.15.
6. Final side elevations - Side elevations are provided with the current plans.
Corner Design: Staff believes that the revised plans address most of the Planning Board’s remaining concerns about the project and the Housing Authority’s need to reduce the construction costs on the project.
Planning staff’s single remaining concern regarding the project design pertains to the relationship of the project design to the corner of Eagle and Everett Street. From Planning staff’s perspective, a successful design for this property requires that the south east corner of Building B provide an attractive corner design that defines the corner of the project and the intersection of Eagle Avenue and Everett Street. In staff’s opinion, the southeast corner of Building B continues to be the project’s weakest design element. Staff has included a condition of approval requiring that the architectural team continue to refine and improve the corner of the building to provide an attractive and appropriate design for the corner. If the Planning Board feels that the current design is adequate, then the Board should delete draft condition #3.
REVISED REQUEST FOR DENSITY BONUS APPLICATION WAIVERS
The Planning Board approved the following five waivers to the development standards of the Zoning Ordinance on November 9, 2015:
1. Multi-family building prohibition.
2. 30-foot building height limit.
3. 15-foot front yard setback.
4. 10-foot street side yard setback.
5. 20-foot rear yard setback.
The revised project remains consistent with these density bonus waivers with the exception to the street side yard setback. The Planning Board approved an 8’ street side yard setback where 10’ is required. The current plans require the Planning Board to approve a waiver for a 7’ setback, which is a difference of one foot solely for the stoops along Eagle Avenue as the building walls comply with the ten-foot setback. Table 1 summarizes project compliance of the revised design with development standards and the approved density bonus waivers for the project.
Table 1. Project Compliance Summary
|
Factor |
Standard |
Approved Project |
Revised Project |
Compliance |
|
Setbacks: Front Rear |
15 ft. 20 ft. |
12 ft. 10 in. 5 ft. |
15 ft. 6 in. 10 ft. 6 in. |
Complies with approved waivers Complies with approved waivers |
|
Side (Street) Side |
10 ft. 5 ft. |
8 ft. 26 ft. |
7 ft. 26 ft. 2 in. |
Waiver Requested Complies |
|
Maximum Building Height |
30 ft. |
43 ft. |
40 ft. 6 in |
Complies with approved waivers |
|
Required Parking |
44 spaces |
28 spaces |
28 spaces |
Complies with approved parking |
|
Required Bicycle Parking |
23 long term 6 short term |
26 long term 6 short term |
23 long term 6 short term |
Complies |
|
Usable Open Space |
3,080 sf. |
3,543 sf. |
4,027 sf. |
Complies |
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. Public comments were considered and addressed as part of the plans previously approved by the Planning Board. As of the writing of this report, no additional public comments were received by staff.
ENVIRONMENTAL REVIEW
Pursuant to Public Resource Code 21159.23 exemption for affordable low-income housing, the proposed housing project is exempt from the requirements of the California Environmental Quality Act (CEQA), because the project is 100 percent affordable to low-income households, the project is consistent with the General Plan and Zoning Ordinance, and the site was evaluated as a residential site in the North Park Street Environmental Impact Report (EIR). In addition, this low-income housing project is exempt from CEQA pursuant to CEQA Guidelines Section 15332 - Infill Development Projects.
RECOMMENDATION
Staff recommends the Planning Board approve the amended Density Bonus Application and Design Review PLN15-0179 with conditions in the draft resolution (Exhibit 4, Draft Resolution).
Respectfully submitted:
Henry Dong
Project Planner
Exhibits:
1. Prior Planning Board Staff Reports
2. PB Resolution No. PB-15-24
3. Project Plans
4. Draft Resolution