Title
PLN16-0417 - 1 Clubhouse Memorial Road - Applicant: Dialemi Inc. dba Jim’s on the Course. A public hearing to consider a Use Permit and Design Review for an approximately 4,000-square-foot prefabricated tent to be used as an event center. The event center will be located adjacent to the Jim’s on the Course Restaurant at the Chuck Corica Golf Complex. The project is located within the O, Open Space zoning district.
Body
To: Honorable President and
Members of the Planning Board
From: Linda Barrera
Planner II
Date: October 23, 2017
Re: PLN16-0417 - 1 Clubhouse Memorial Road - Applicant: Dialemi Inc. dba Jim’s on the Course. A public hearing to consider a Use Permit and Design Review for an approximately 4,000-square-foot prefabricated tent to be used as an event center. The event center will be located adjacent to the Jim’s on the Course Restaurant at the Chuck Corica Golf Complex. The project is located within the O, Open Space zoning district.
BACKGROUND
On August 4, 2016, Dialemi Inc. dba Jim’s on the Course submitted an application for a Use Permit and Design Review for a 4,100-square-foot prefabricated tent to be used as an event center at the Chuck Corica Golf Complex (CCGC). On July 12, 2016, the Golf Commission reviewed the new event center plans and made a recommendation for approval to the Recreation and Parks Commission (Exhibit 1). The Recreation and Parks Commission then approved the plans on May 12, 2016 (Exhibit 2).
Per Alameda Municipal Code (AMC) Section 30-4.19, a Use Permit is required in the O, Opens Space District for any structure or building located within a public or private golf course. Design Review is required by AMC Section 30-36.1 for new buildings. The project is being presented to the Planning Board for Design Review and Use Permit approval.
DISCUSSION
Design Review
The project site is an empty landscaped area at the CCGC just south of the Jim’s on the Course Restaurant. The existing golf course parking lot is located to the west and the driving range is located to the south of the site. The site is more than 900 feet away from the nearest residential building and not visible from offsite locations, including the nearest public street (Island Drive).
The proposed event center is a prefabricated tent system comprised of an arched roof, an aluminum frame, floor to ceiling windows on the east and south side, white smooth walls on the west and north side, and transom windows spanning across the entire east and west sides (Exhibit 3). The proposed structure is a single-story structure approximately 20 feet tall. The enclosed area is 4,100 square feet and will seat approximately 200 people (Exhibit 4). There is a covered patio on the east side of the tent of approximately 950 square feet. The event center includes restroom facilities that will be attached to west side of the structure and accessible from the interior of the building. The event center will also feature an attached service area that is accessible from both the inside and outside of the building. A new eight-foot tall chain link fence with wood slats will be installed adjacent to Jim’s on the Course to screen the restaurant’s existing service yard from being visible from the event center.
The photos provided with this report show examples of the actual tent system to be used at the golf complex, which is manufactured by a company called Losberger. The white gloss color and material of the tent is intended to match the palette as determined by the golf course operator, Greenway Golf. The roof material is an industrial-grade white vinyl covering. The typical expected life span of the vinyl covering is between 10 and 15 years, but because weather conditions in California are very mild the applicant believes lifespan is likely to exceed that. The vinyl cover can be replaced upon its end of life.
Overall, the design of this event center is consistent with typical prefabricated tents used in outdoor setting for special or ceremonial events. Despite a footprint of 4,000 square feet, the proposed tent is of a low profile and its use of clear glass and lightweight construction material reduce its massing and is appropriate for this outdoor setting. Staff recommends the Planning Board approve the proposed prefabricated tent per Design Review findings set forth in the draft resolution (Exhibit 5).
Use Permit
The primary purpose of the event center is to accommodate the anticipated increase in golf tournaments that the new South Course and the refurbished North Course will attract. The CCGC is one of the larger golf courses in the Bay Area without an event center to accommodate large golf tournaments and associated events. Thus, the golf complex intends to promote the event center specifically for golf tournaments. Most golf tournaments are played during daylight hours and most events finish by dusk. Greenway Golf anticipates there will be future demand for non-golfing events at the event center; however, CCGC is not currently promoting this venue for non-golfing events due to operational and resource considerations. The proposed event center hours under the subject Use Permit application are Monday through Sunday from 7 a.m. to 11 p.m., but the actual hours of operation will be based on scheduled events and will typically only last between three to four hours.
The proposed event center is a compatible use in the O, Open Space District. Pursuant to AMC Section 30-4.19, O, Open Space District use regulations, new structures must promote recreational use of open space and the proposed event center meets this requirement. The proposed event center is a complementary use at the golf course, and its proposed location is situated away from residential uses on Island Drive to prevent create any land use conflicts. Furthermore, the proposed Use Permit conditions set forth in the draft resolution are intended to prevent potential nuisance issues arising from the evening hours. Staff recommends the Planning Board approve the event center use with the proposed operating hours based on the findings set forth in the draft resolution (Exhibit 5).
ENVIRONMENTAL REVIEW
This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303 - New Construction or Conversion of Small Structure.
RECOMMENDATION
Staff recommends approving the Use Permit and Design Review for an approximately 4,000-square-foot prefabricated tent to be used as an event center at the Chuck Corica Golf Complex with operating hours between 7:00 a.m. and 11:00 p.m. Monday through Sunday.
Respectfully submitted,
Linda Barrera
Exhibits:
1. Golf Commission July 12, 2016 Meeting Minutes
2. Recreation and Parks Commission May 12, 2016 Meeting Minutes
3. Photos of Prefabricated Tent System
4. Plan Set
5. Draft Resolution