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PLN17-0248 - 2100 Clement Avenue - Applicant: Andrew Warner for City Ventures. Use Permit and Design Review for a temporary sales trailer and signage for the new housing development at 2100 Clement Avenue. The trailer will operate between 10:00 a.m. to 6:00 p.m. seven days a week. The project site is located within an R-2-PD, Two-Family Residential Planned Development District. The project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15311 - Accessory Structures.
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CITY OF ALAMEDA
COMMUNITY DEVELOPMENT DEPARTMENT
ADMINISTRATIVE USE PERMIT AND DESIGN REVIEW
ITEM NO: 3-D
PROJECT
DESCRIPTION: PLN17-0248 - 2100 Clement Avenue - Applicant: Andrew Warner for City Ventures. Use Permit and Design Review for a temporary sales trailer and signage for the new housing development at 2100 Clement Avenue. The trailer will operate between 10:00 a.m. to 6:00 p.m. seven days a week. The project site is located within an R-2-PD, Two-Family Residential Planned Development District. The project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15311 - Accessory Structures.
GENERAL PLAN: Specified Mixed Use
ZONING: R-2-PD, Two-Family Residence Planned Development District
PROJECT PLANNER: Allen Tai
PUBLIC NOTICE: A notice for this hearing was mailed to property owners and residents within 300 feet of the site, published in local newspapers and posted in public areas near the subject property. No comments were received as of June 5, 2017.
EXHIBITS: 1. Project Plans
2. Application
RECOMMENDATION: Find that the project will not cause significant adverse effects to the physical environment, is Categorically Exempt from environmental review and approve the project with conditions based on the following findings contained in this report.
PROPOSAL SUMMARY:
On May 9, 2017, the applicant filed an application for a Use Permit and Design Review to allow temporary sales trailer for the new residential development under construction at 2100 Clement Avenue. Temporary sales trailers require use permit approval pursuant to AMC Section 30-4.2(c). The approximately 320-square-foot trailer is 10 feet wide by 32 feet long will be located along Eagle Avenue in an area that is to become a new park. Perimeter landscaping separates the trailer and surface parking from the street. The sales trailer has two employees with business hours from 10:00 a.m. to 6:00 p.m., seven days a week. It is anticipated that use of the trailer will end after six months when the sales office can relocate into one of the newly-constructed model homes. Also proposed are two onsite real estate sales signs approximately 36-square feet in size and 11-feet tall. The two signs are compliant with the City’s sign ordinance.
USE PERMIT FINDINGS:
1. The location of the use is compatible with other land uses in the general neighborhood area, and the project design and size is architecturally, aesthetically, and operationally harmonious with the community and surrounding development. The location of the proposed temporary trailer is compatible with approved subdivision on the property. The sales office and model homes are needed to facilitate the sale of the new homes. The result will be a new residential community similar to those in the general neighborhood. The sales trailer is a short-term temporary use to be removed once construction of the model homes is completed. The sales signs provide direction to the sales office and basic information about the housing project.
2. The use will be served by adequate transportation and service facilities including pedestrian, bicycle, and transit facilities. The project site is located along Clement Avenue, which is also the City’s truck route. Access to the site would primarily occur along Clement Avenue. Street parking for visitors is available on the surrounding residential streets. It is anticipated there would be approximately 10 customers per day, so the sales trailer would not generate large traffic volumes that would impact the neighborhood. Furthermore, as construction progresses, the sidewalk around the property will open to pedestrians. Overall, the site is adequately served by transportation facilities for the traffic expected for the proposed use.
3. The proposed use, if it complies with all conditions upon which approval is made contingent, will not adversely affect other property in the vicinity and will not have substantial deleterious effects on existing business districts or the local economy. The sales trailer is a temporary use to facilitate the sale of homes in a new subdivision. The sales trailer will be removed as soon as the sales office can relocate into one of the new model homes. There will be no noise generation except for office equipment in the trailers. In general, the proposed use will not create additional impacts to the surrounding neighborhood than those already anticipated and disclosed by the approved housing development project. The proposed signs are compliant with the City’s sign ordinance in terms of size and height.
4. The proposed use relates favorably to the General Plan. The site is designated as a housing opportunity site in the City’s General Plan Housing Element. The proposed sales trailer is an intermediate step in facilitating the redevelopment of the site with new housing consistent with the General Plan.
DESIGN REVIEW FINDINGS:
1. The proposed design is consistent with the General Plan, Zoning Ordinance, and the City of Alameda Design Review Manual. The proposed sales trailer is a typical rectangular, one-story prefabricated office trailer consistent with those commonly seen on active construction sites. The sales site also incorporates landscaping to enhance the overall appearance. The landscaping details incorporated into the temporary trailer will enhance its visual appearance consistent with the Design Review Manual. The proposed signs are compliant with the City’s Sign Ordinance.
2. The proposed design is appropriate for the site, is compatible with adjacent or neighboring buildings or surroundings, and promotes harmonious transitions in scale and character in areas between different designated land uses. The proposed trailer is a typical office trailer consistent with those commonly seen at construction sites. But the incorporation of landscaping immediately surrounding the trailer will provide an orderly appearance that is compatible with the front yards of existing homes south of Eagle Avenue. The construction trailer does not have any significant design features, but it also does not create any adverse aesthetic impacts. The signs
3. The proposed design of the structure(s) and exterior materials and landscaping are visually compatible with the surrounding development, and design elements have been incorporated to ensure the compatibility of the structure with the character and uses of adjacent development. The proposed sales trailer does not have significant design features except for horizontal wood cladding on the exterior, but as a temporary use, the outer appearance of the trailer is consistent with structures commonly associated with active construction sites. Temporary landscaping will enhance the appearance of the sales office. All facilities are pedestrian friendly and will be wheelchair accessible. The proposed signage is consistent with sign requirements of the City.
USE PERMIT CONDITIONS:
1. Project Scope. This approval is limited to the scope of the project defined in the project description and does not represent a recognition and/or approval of any work completed without required City permits. Any additional exterior changes shall be submitted to the Community Development Department for review and approval prior to construction.
2. Hours of Operation. The sales trailer may operate between the hours of 10:00 a.m. to 6:00 p.m. seven days a week.
3. Signage. There shall be no offsite signage associated with the sales operation. All signs must comply with City of Alameda Sign Regulations.
4. Compliance with Codes and Regulations. The final plans, submitted for Building Permit approval, shall conform to all applicable codes and guidelines.
5. Permit Expiration. This Use Permit shall expire upon the discontinuation of the use of the sales trailer and the property owner and/or permittee shall remove all sales trailer-related improvements within 30 days.
6. Vesting: The Use Permit approval shall expire two (2) years after the date of approval or by June 13, 2017 unless authorized construction or use of the property has commenced. The applicant may apply for a time extension, not to exceed two (2) years. An extension request will be subject to approval by the Zoning Administrator and must be filed prior to the date of expiration.
7. Revocation: This Use Permit may be modified or revoked by the Zoning Administrator, pursuant to Alameda Municipal Code Section 30-21.3d should the Zoning Administrator determine that: 1) the use or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity; 2) the property is operated or maintained so as to constitute a public nuisance; or 3) the use is operated in violation of the conditions of the Use Permit.
8. Indemnification: The applicant shall defend (with counsel reasonably acceptable to the City), indemnify, and hold harmless the City of Alameda, the Alameda City Planning Board and their respective agents, officers, and employees from any claim, action, or proceeding (including legal costs and attorney’s fees) against the City of Alameda, Alameda City Planning Board and their respective agents, officers or employees to attack, set aside, void or annul, an approval by the City of Alameda, the Community Development Department, Alameda City Planning Board or City Council relating to this project. The City shall promptly notify the applicant of any claim, action or proceeding and the City shall cooperate in such defense. The City may elect, in its sole discretion, to participate in the defense of said claim, action, or proceeding.
Environmental Determination
The Zoning Administrator has determined that this project does not involve a significant expansion of an existing use and will not have a significant effect on the environment. Therefore, it is categorically exempt from further environmental review pursuant to the California Environmental Quality Act (CEQA) Guidelines, Section 15311 - Accessory Structures.
Use Permit
The Zoning Administrator approves the Use Permit with conditions.
The decision of the Zoning Administrator shall be final unless appealed to the Planning Board, in writing and within ten (10) days of the decision.
Approved by: Date: June 13, 2017
Andrew Thomas, Zoning Administrator