Title
PLN17-0538 - Final Architectural Design - 1825 Park Street - Applicant: Paul Patel for Ganesha, LLC - Public hearing to consider the final architectural design for a four-story, 96-room hotel. The property is located within the NP-G, North Park Street Gateway zoning district with a MF, Multi-Family Residential overlay. Approval of the final architectural design for the hotel is not subject to CEQA under McCorkle Eastside Neighborhood Group v. City of St. Helena (2018) 31 Cal.App.5th 80, which found that design review for by right projects is a ministerial decision under Public Resources Code section 21080
Body
To: Honorable President and
Members of the Planning Board
From: Linda Barrera, Planner II
BACKGROUND
On January 28, 2019, the Planning Board held a public hearing on the Design Review and parking reduction for the construction of a four-story hotel with 96 rooms. The hotel was designed in a Streamline Moderne architectural style and incorporated a valet parking plan to accommodate the required parking spaces on site. The Planning Board approved the Design Review with the condition that the architectural design go back to the Board for final approval. The Board also approved California Environmental Quality Act (CEQA) findings and the parking reduction plan.
On February 6, 2019, UNITE HERE Local 2850 filed an appeal of the Planning Board’s decision. On March 19, 2019, after conducting a public hearing, the City Council denied the appeal and upheld the Planning Board’s decisions to approve the Design Review and parking reduction. However, the Council remanded the architectural design for further consideration by the Planning Board. The Council found that the Planning Board correctly approved the parking reduction application because the project adequately meets the criteria and requirements of AMC 30-7, and directed the Planning Board to modify the Carpool Ride Share Services condition in Resolution No. PB-19-02 to tie the project’s TDM program to the City’s climate goals through use of public transportation. The Council also directed the applicant to designate a safe drop-off location for Uber and Lyft drop offs.
ANALYSIS
Revised Architectural Details: The final architectural design has been revised to minimize the Streamline Moderne features. The new design adds elements that resemble a Contemporary architectural style. It use building materials, colors, and architectural elements that are visually compatible with other Contemporary buildings in the North Park Street Gateway District.
The applicant has made the following changes to incorporate Contemporary architectural features to the hotel design (Exhibit 1):
• The windows on the upper floors were enlarged from 4’-6” in height to 6’-2” in height to achieve a more contemporary look. The louvered vents below the windows were minimized, and the window mullions were adjusted accordingly. The enlarged windows are in line with the Contemporary style.
• With larger windows, the horizontal bands between the floors were narrowed.
• The windows on the east elevation corner of the building are differentiated from other windows to further accentuate the corner.
• The transom windows on the ground level were simplified by removing several grid lines.
• The pilasters now extend down to the ground to add articulation at the pedestrian level.
• The vertical fin was reduced in size and definition was added to provide more shadow lines.
• The color of the building was changed from warm earth tones to cool lighter tones typical of a Contemporary design.
• The exterior material was changed from cement plaster to smooth stucco.
• The metal panels at the bulkhead have been replaced with granite tiles.
• Exterior light fixtures have been revised to match the building’s new Contemporary design.
• Decorative floor tiles were added at the main entrance on the corner.
The changes made to the hotel design are consistent with the City Council direction to use a Contemporary design approach. The revised design supports the community vision for an attractive and pedestrian-oriented streetscape in the North Park Street Gateway District. Staff recommends the Planning Board approve the final design with conditions.
TDM Program: Regarding the Council’s direction to tie public transportation into the project TDM measures, the applicant has agreed to install a bus shelter in front of the site, on Park Street, to help attract customers to the AC Transit stop and provide a safe and comfortable space for users waiting for the bus. The project conditions of approval reflect the addition of a new bus shelter on Park Street. Furthermore, the Planning Board conditions of approval already require the applicant to participate in the Alameda Transportation Management Association (TMA) and provide one AC Transit EasyPass to each full- and part-time employee. The TMA is the City’s official TDM program, which requires members to pay annual fees, a portion of which fund transportation initiatives in the City such as improved AC Transit line frequencies. The Planning Board condition of approval further requires the applicant to provide employees with information about the free EasyPass program. Per Council direction, the revised project plans now show a safe drop-off location for TNCs.
ENVIRONMENTAL REVIEW
Approval of the final architectural design for the hotel is not subject to CEQA under McCorkle Eastside Neighborhood Group v. City of St. Helena (2018) 31 Cal.App.5th 80, which found that design review for by right projects is a ministerial decision under Public Resources Code section 21080.
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. Copies of all emails and letters received will be forwarded to the Planning Board for consideration at the public hearing.
RECOMMENDATION
Approve the final architectural design for the construction of a 54’-6”, four-story hotel with 96 rooms based on the findings and conditions in the Draft Resolution (Exhibit 2).
Respectfully submitted,
Linda Barrera, Planner II
Exhibits:
1. Revised Project Plans
2. Draft Resolution