Title
PLN19-0044 - Del Monte Warehouse Design Review Amendment - 1501 Buena Vista Avenue - Applicant: TL Partners I L.P. Public hearing to consider revisions to previously approved Design Review (PLN14-0059) to modify the design of the monitors (rooftop structures) on Bays 1 and 4 as part of restoration of the historic Del Monte Warehouse. The proposal is limited to architectural changes only and does not affect the previously approved land use, unit count, and parking. The site is zoned M-X, Mixed-Use with a Multi-Family Residential Overlay. The Environmental Impact Report for the Northern Waterfront General Plan Amendment and Subsequent Mitigated Negative Declaration for the Del Monte Warehouse Project satisfies environmental review requirements for this project under the California Environmental Quality Act.
Body
To: President Sullivan and
Members of the Planning Board
From: Allen Tai, Planning Services Manager
BACKROUND
In December 2014, the City Council approved adaptive reuse of the historic Del Monte warehouse for residential mixed use. Both the Planning Board and Historical Advisory Board (HAB) recommended approval of the project, which provides 380 new housing opportunities along with public benefits including the future extension of Clement Avenue and a $2 million contribution to the construction of Jean Sweeney Park. With a construction cost of over $120 million, this is the most expensive construction project of a single building in Alameda.
Since 2014, the applicant has grappled with the complex and expensive task of engineering the rehabilitation of the 240,000 square-foot building and developing construction plans. In the four years past, the project has been delayed by numerous complexities and unexpected discoveries. A laser scan of the historic building and extensive testing of building components were performed to understand how existing building components could structurally support and integrate into new construction. This effort also competed against rising construction costs, and tightened financing requirements have made the current design financially infeasible. As a result, the applicant is looking to reduce construction costs in order to make the project financially feasible again.
DISCUSSION
2014 Approved Monitor Design
The approved project in 2014 features a two-story addition rising above the two center bays (bays 2 and 3) of the Del Monte warehouse. On the flanks of the new addition are two monitors on bays 1 and 4 that would be altered with a taller roofline featuring a sky canopy that covers interior courtyards and the exposed wood truss system. A monitor is a linear, raised section of roof typically with windows running along the sides, and the existing Del Monte building has one monitor above each of the building’s four bays. The purpose of the sky canopy is to cover and protect the original wood trusses, which in the approved design would be exposed in the interior courtyard but otherwise hidden from public view. Likewise, the altered monitors covering the interior court are mostly hidden from public view due to their positioning along the center of the large 5-acre roof. In fact, the monitors are barely visible from public view and many people do not know of their existence.
Proposed Design Revisions
Exhibit 1 provides graphic comparisons of the existing, approved, and proposed design elevations. The proposed revisions include:
• Rebuilding the monitors in bays 1 and 4 to closely match the original roof height, bulk, and design. The roof height of the new monitors will match that of the existing roof. At the ridge of the roof, an opening remains to provide light and air to the courtyard and dwelling units below. The reconstructed monitors will include windows that match the existing windows in height although the configuration of the windows will be slightly revised as discussed further below.
• Demolishing interior wood trusses in the center portions of the roof framing in bays 1 and 4, which is a result of reconstructing the monitors described above. The attempt to preserve the center portion of the wood truss system adds complexity to the design of the monitors, requiring a protective sky canopy, thereby increasing engineering and construction costs for the whole project. Removing the wood trusses would actually lower the height of the monitors to match the existing height.
• Eliminating the separation between existing monitors where the gable roofed parapets are featured on the façades. The reconstructed monitors will be extended to meet the new addition at bays 2 and 3. Eliminating the existing break between the existing would have a minimal visual effect on the overall design from public view.
• New monitor windows will feature more variation in window widths than the original design, but the overall spacing between sets of windows will keep a rhythmic pattern akin to the original monitors. The proposed variation in window widths allows for more glazing for the residential units while the wider space between the window sets simplify the engineering and construction. Overall, the rebuilt monitor window will maintain a ribbon appearance along the north and south side of the monitors, which more closely reflects the existing band of multi-lite steel windows than the previously-approved design.
In summary, most of the proposed design revisions occur in areas of the building that are not visible from public view. More importantly, the exterior revisions match the existing building more than the previously-approved design. All other features of the approved building design will remain the same including the number of dwelling units, the amount of commercial area and number of parking spaces.
Consistency with Historic Preservation Standards
The proposed design revisions do not affect the major character defining features of this historic structure, which are primarily the long, brick façade and industrial windows. Eliminating the previously approved sky canopy design and replacing it with new construction that looks similar to the existing monitors in bays 1 and 4 also is consistent with the historic character of the Del Monte building. These proposed revisions will make the building exterior look more like the existing design despite additional demolition to the interiors of bays 1 and 2.
While the Planning Board has purview over the resulting design of these revisions, the HAB will be reviewing the design revisions according to the Secretary of the Interior’s Standards on March 7, 2019. An assessment was prepared by a qualified professional for the project that demonstrates full compliance with the applicable preservation standards (Exhibit 2).
Conclusion
The actual construction of the approved Del Monte project is the best opportunity the Alameda community has to see this Historic Monument permanently preserved. The approved 2014 design was an excellent proposal to preserve as much of the original structure as possible. However, the attempt to save the interior wood trusses, which are not visible from the exterior and otherwise offer little historic preservation value to the public, adds major complexities to the construction design, cost, and substantial risk to loan underwriters. The proposed revisions would help reduce cost and minimize risk, enabling financing for this long-approved project to move forward. Most importantly, the proposed revisions would more closely mirror the existing building design than the previously approved version. For these reasons, staff is recommending that the Planning Board approve the proposed Design Review Amendment.
ENVIRONMENTAL REVIEW
In 2008, the City of Alameda certified an EIR for the Northern Waterfront General Plan Amendment. The City of Alameda approved a Subsequent Mitigated Negative Declaration on April 29, 2014, for the Del Monte Master Plan, which is designed to implement the Northern Waterfront General Plan Element. The proposed Design Review Amendment is consistent with the prior approvals and will not result in any new or more severe environmental impacts than were previously identified in the Subsequent Mitigated Negative Declaration. As a result, no additional environmental review is required for the proposed Design Review Amendment.
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. No public comments have been received at the time of this staff report.
RECOMMENDATION
Approve the Design Review Amendment for the Del Monte Warehouse with conditions set forth in the draft resolution (Exhibit 3).
Respectfully Submitted,
Allen Tai
Planning Services Manager
Exhibits:
1. Design Review Amendment Plans dated January 29, 2019
2. Secretary of the Interior’s Standards Compliance Assessment
3. Draft Resolution