Title
PLN14-0517 - 712 Lincoln Avenue - Applicant: Simon Kwan for Kevin Lam. A public hearing to consider Design Review approval to allow the construction of an approximately 7,100 square foot two-story mixed-use commercial building on an approximately 20,000 square foot site located approximately 96 feet east of the southeast corner of Webster Street and Lincoln Avenue. The Proposed Project is Exempt from the California Environmental Quality Act (CEQA) Guidelines Section 15332 In-fill Development.
Body
To: Honorable President and
Members of the Planning Board
From: Henry Dong
Planner I
BACKGROUND
On April 11, 2016, the Planning Board held a study session for a new two-story mixed-use building with ground floor retail and two second-story residential units at 712 Lincoln Avenue. During the study session, the Planning Board considered public testimony and directed staff and the applicant to address the following items pertaining to architectural and site design prior to Design Review approval:
• Incorporate double hung windows into the second-story design that reflect the windows on the adjacent commercial building.
• Provide articulation to break up the side elevations, and provide more architectural interest to the rear elevation.
• Remove the six-inch wall on the front of the building that protrudes out towards the sidewalk.
• Revise the floor plan to provide ease of access to laundry rooms for the residential units.
• Continue the roof cornice element around the building.
• Remove parking adjacent to the existing residences to accommodate more landscaping.
• Place more bike racks at the front of the property.
• Provide a privacy wall between the second story decks.
DISCUSSION
Architectural Design
Following the Planning Board study session, the applicant has revised the project plans to address all of the Planning Board comments, as well as to include additional improvements to the design. Below is a summary of changes included in the current plan set (Exhibit1).
• Revised the building design to utilize a more traditional commercial building form to complement existing Webster Street buildings.
• Redesigned the top of the building to feature an open cornice that wraps around the building and added corresponding sunscreen awnings along the belt line of the building.
• Revised building exterior with horizontal siding above a smooth stucco siding on the ground floor to delineate the upper and lower story.
• Incorporated double hung windows into the second-story design to reflect the windows on the adjacent commercial building.
• Improved articulation of building massing on the side elevations and improved architectural interest to the rear elevation.
• Removed the six-inch wall that protrudes out towards the right-of-way.
• Revised the residential floor plan related to laundry room access.
• Added bike racks at the front of the building.
• Substituted one parking space with landscaping adjacent to the existing residences.
• Provided a privacy wall between the second story decks.
The revised design for the two-story building is a traditional commercial building form that incorporates contemporary architectural features. The new building utilizes a flat roof embellished by an open cornice around the top of the building. Three prominent bays establish the front elevation, while horizontal siding and smooth stucco clearly delineate the two floors. Large storefront glazing with transom windows on the ground floor, and double hung window treatment with wood trim on the second story match the design template of adjacent commercial buildings. Alternating bay projections and wall recesses break up the massing of the structure, and a sunshade overhang serves as a horizontal belt line separating the upper and lower story.
The proposed building also creates a continuous building wall along Lincoln Avenue with recessed entryways as recommended by the Webster Street Design Manual. The driveway and perimeter landscaping along the side property line serve as a buffer separating the subject property and the adjacent residential lot. The revised design meets the findings for Design Review approval included in the draft resolution (Exhibit2).
Development Standards
The project is in compliance with the development standards of the Zoning Ordinance with the exception of one parking space. During the study session, the Planning Board requested additional landscaping in front of the existing residential units in lieu of one parking space. The change provides the existing residential units with a landscaped buffer from the parking area. The revised site plan also creates additional space for on-street parking by shifting the driveway six feet to the east. Pursuant to Alameda Municipal Code (AMC) Section 30-4.9A(g)(8), the Board may approve the one parking space reduction by finding that the parking demand of the project will be reduced by 1) provision of bus transit passes to the residents and commercial businesses, 2) bicycle parking facilities, 3) proximity to bus transit on Webster Street and 4) creating space for on-street parking on Lincoln Avenue. Staff believes these elements of the project will adequately offset parking demand by one parking space.
Table 1 below summarizes compliance with development standards in the C-C zoning district:
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Table 1: Project Complies with C-C District Development Standards. |
|
|
Requirement: |
Proposed: |
Compliance: |
|
Maximum Building Height |
40 ft. |
30 ft. |
Complies |
|
Maximum FAR (3:1) |
60,000 sq. ft. |
17,337 sq. ft. |
Complies |
|
Front Yard Setback (Lincoln Ave) |
0 ft. |
0 ft. |
Complies |
|
Minimum Side Yard Setback |
0 ft. |
0 ft. |
Complies |
|
Minimum Side Yard Setback adjacent to residential |
5 ft. |
20 ft. |
Complies |
|
Minimum Rear Yard Setback adjacent to residential. |
5 ft. |
135 ft. |
Complies |
|
Parking |
16 spaces |
15 spaces with parking exception |
Complies |
|
Bicycle Parking |
3 short term 10 long term |
12 short term 15 long term |
Complies |
|
Open Space |
NA |
2,752 sq. ft. private 3,062 sq. ft. common |
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. As of the writing of this report, no comments were received by staff for the project.
ENVIRONMENTAL REVIEW
The proposed project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 - Infill Development Projects. The project meets all findings for the infill exemption included as part of the Draft Resolution (Exhibit2).
RECOMMENDATION
Staff Recommends the Planning Board approve Design Review application PLN14-0517 to allow the construction of an approximately 7,100 square foot two-story mixed-use commercial building on an approximately 20,000 square foot site located at 712 Lincoln Avenue.
Respectfully submitted,
Henry Dong
Planner I
Exhibits:
1. Project Plans
2. Draft Resolution of Approval