Title
PLN18-0191 - Certificate of Approval - 2450 Pan Am Way (NAS Alameda Historic District - Building 35) - Applicant: Malyka Chop. Public hearing to consider a Certificate of Approval to modify the exterior of a contributing structure to the NAS Alameda historic district (Building 35). The project includes converting an existing window to an exit door on the rear of the building, and the construction of a wood wheelchair ramp. The environmental effects of the proposed project were considered in the Alameda Point Environmental Impact Report. No further environmental review is required.
Body
To: Honorable Chair and
Members of the Historical Advisory Board
From: Allen Tai
Secretary to the Historical Advisory Board
BACKGROUND
The applicant is requesting a Certificate of Approval to make exterior alterations to Building 35, located in the Naval Air Station (NAS) Alameda Historic District at 2450 Pan Am Way in Alameda Point. Building 35 is a contributing structure to the NAS Alameda Historic District, which was designated a local historical monument in 1999. Per Alameda Municipal Code 13-21.5(b).1, the Historical Advisory Board shall determine whether to issue a Certificate of Approval for alterations of historical monuments. The applicant is proposing to construct a new exit door on the rear of the building and a wood handicap ramp to provide an ADA compliant path of travel from the sidewalk to the proposed door at the rear of the building. (Exhibit 1).
The applicant will be utilizing the building and surrounding property for a commercial day care, which would include a children’s outdoor play area. The play area would feature non-permanent structures and furniture that will not require the removal of the existing asphalt surrounding the building. This play area will be enclosed with chain link fencing with a decorative cover.
ANALYSIS
Building 35 is located within the Shops Area portion of the NAS Alameda Historic District, and its original use was as a radio transmitter building. It was constructed between 1939 and 1940, and an addition on the south end of the building was constructed between 1942 and 1943. The building interior was renovated in 2000, and was used as a recording studio and practice space until 2010. The building has been vacant for the last eight years. In the National Register Nomination form for the NAS Alameda District, Building 35’s character-defining features were identified as its smooth concrete surface, flat roof, and the following horizontal emphasizing features:
• Two-over-two casement windows
• Horizontally scored mullions between windows
• Curved concrete canopy over north entrance
• Curved edges to the north entry steps
• Curved walls flanking the north entry
The building has been altered over the years, including a 1943 addition to the southern portion of the building that introduced window systems not matching the original windows (Exhibit 2). On the original portion of the building, there are matching window systems on front (west) and rear (east) elevations. These original window systems include two-over-two metal casement windows placed singly and in pairs, between these windows there are horizontally scored mullions that emulate the horizontal lines of the window panes. Each of these windows on both the front and rear elevations have a square-shaped relief within the façade of the exterior wall, centrally located above each window. This addition did not maintain the original window systems found on the north portion of the building. Instead the metal double doors were built on the front (west) elevation, and a series of three (3) two-over-two metal casement windows were installed on the rear (east) elevation. These windows also did not carry over horizontally scored mullions nor the square-shaped reliefs above each window. The applicant’s proposed modifications will only occur on the altered portion of the building.
The building has two entrances on the front (west) elevation, but neither of the existing entrances meet ADA requirements. In order to occupy the building, the applicant is required to provide at least one ADA-compliant exit, and is proposing to create a new exit on the rear of the building so that the associated wheelchair ramp occupies the rear (east) and side (south) of the building and does not impact the street facing elevation. The proposal would be to build a new exit door next to, and of the same height as, the windows that are a part of the 1943 addition, and which did not continue the horizontally emphasis of the original windows, and build a handicap ramp made out of wood. As part of the tenant improvements, the applicant will rehabilitate the damaged exterior of the building, which would include repairing window panes as needed but keeping the original sashes, repainting the building based on the NAS Alameda color palette previously approved by the Historical Advisory Board, and repairing damages to the smooth concrete surface of the façade, including the recesses and mullions.
In addition to the Certificate of Approval, the applicant will be seeking approval of a Design Review and a Use Permit by the Zoning Administrator. The Design Review would be for the exterior modifications and will be dependent on the issuance of a Certificate of Approval by the Historical Advisory Board. The Use Permit application is for the outdoor use on the property as a children’s play area and associated fencing.
It should be noted that Building 35 is located within the Alameda Point Main Street Specific Plan area, which was adopted by the City Council in March 2017. The area where Building 35 is located is designated for future development by the Main Street Specific Plan, and therefore at a time when development is ready to move forward, there will be a new Certificate of Approval application to demolish Building 35. The City, as landlord of the property, will be entering into a series of short-term leases for the building until a time when site improvements or development is ready to begin for the Alameda Point Main Street Specific Plan area.
ENVIRONMENTAL REVIEW
On February 4, 2014, the City of Alameda certified the Alameda Point Final EIR (State Clearinghouse No. 201312043) in compliance with the California Environmental Quality Act (CEQA). The Final EIR evaluated the environmental impacts of redevelopment and reuse of the lands at Alameda Point. No further review is required for this review of the project designs.
PUBLIC NOTICE
This agenda item was advertised in the Alameda Sun and notices were mailed to Alameda Point tenants. No comments were received by staff at the time this report was written.
RECOMMENDATION
Hold a public hearing and approve a Certificate of Approval to convert an existing window to a door and build a handicap ramp on a contributing structure to the NAS Alameda historic district as set forth in the draft resolution (Exhibit 3).
RESPECTFULLY SUBMITTED BY:
David Sablan,
Planner II
Exhibits:
1. Project Plans
2. Photographs of Building 35
3. Draft Resolution