Title
PLN19-0056 - Design Review - 1527 Park Street - Applicant: Maxwell Beaumont for Theresa Do - Public hearing to consider Design Review to allow the construction of an approximately 738-square-foot one-story restaurant on an approximately 10,207-square-foot property located at 1527 Park Street. The site is within the C-C-T, Community Commercial - Theatre Combining District. The project is categorically exempt from the California Environmental Quality Act (CEQA) Guidelines Section 15303 - New construction of small structures
Body
To: Honorable President and
Members of the Planning Board
From: Henry Dong, Planner III
BACKGROUND
The subject site is approximately 10,207-square-feet in size and located on the northwest corner of the intersection of Park Street and Times Way at 1527 Park Street. The site is within the C-C-T, Community Commercial - Theatre Combining District and designated as Community Commercial by the General Plan. Restaurant uses are allowed by right in the C-C-T District. Surrounding properties include the 76 Gas Station and Gim’s restaurant to the north, the Alameda Free Library to the west, Times Way and various commercial retail uses to the south, and Park Street and additional commercial uses to the east.
The property currently contains the existing Vietnam House restaurant, which occupies space in the iconic a-frame building shell of the former Wienerschnitzel restaurant. The site also contains a parking lot with sixteen spaces, an accessory walk-in cooler, and a trash enclosure. Vehicular access to the site is provided by two driveways, one of each located on Park Street and Times way. Permit history indicates the property was used as a parking lot until Wienerschnitzel developed the lot in 1967. The existing covered seating area was approved through Design Review Approval No. PLN14-0742 in 2015.
The applicant is proposing construction of a small, approximately 738-square-foot, one-story restaurant building in the existing parking lot. The building will front directly onto Park Street in the northeast corner of the site. The structure will be setback approximately 4.5-feet from the front property line and 2-feet from the north property line. A new 200-square-foot trash enclosure will be constructed at the southwest corner of the site to serve the new restaurant facility. New landscaping buffers with trees are proposed along the western and northern edges of the parking lot. Pursuant to Alameda Municipal Code (AMC) Section 30-37.2 and 30-7.11, new buildings and improvements to parking lots require Design Review approval.
DISCUSSION
Development Standards
The proposed building will be located on the Park Street frontage with a 4.5-foot setback from the right-of-way. The proposed building placement is consistent with a requirement in the C-C-T zone to place buildings close to the sidewalk in order to create pedestrian-oriented public spaces. With regard to building height, the proposed 19-foot 10-inch tall building height of the new structure is less than the 60-foot maximum building height allowed on the property. The 2,300 total square footage of all the structures on the site also meets the allowable 3.0 maximum Floor Area Ratio. Vehicle and bicycle parking for the site are compliant with the required parking in the C-C-T zone.
Table 1 below summarizes project compliance with development standards in the C-C-T zoning district:
|
Table 1: Project Complies with C-C District Development Standards. |
|
|
Standard: |
Proposed: |
Compliance: |
|
Maximum Building Height |
60 ft. |
14 ft. |
Complies |
|
Maximum FAR (3:1) |
30,621 sq. ft. |
2,300 sq. ft. |
Complies |
|
Min. Front Yard Setback (Park Street) |
0 ft. |
4.5 ft. |
Complies |
|
Minimum Side Yard Setback |
0 ft. |
2 ft. |
Complies |
|
Minimum Rear Yard Setback adjacent to residential. |
0 ft. |
85 ft. |
Complies |
|
Parking |
12 spaces |
13 spaces |
Complies |
|
Bicycle Parking |
2 short term 2 long term |
2 short term 2 long term |
Complies |
Architecture and Design
The proposed building is a traditional commercial building design approximately 19-feet 10-inches tall that resembles other traditional architecture on Park Street. The design utilizes large wood-framed glazing with transom windows to provide a prominent storefront on front elevation. The exterior materials consists of smooth stucco siding with a ceramic tile bulkhead, and a stucco molding that wraps around the base of the building. Roof treatment consists of a flat roof embellished with a parapet, decorative corbels, and stucco molding to provide visual interest to the building. Ornamental goose neck lighting elegantly illuminate the street side pedestrian entrance and the restaurant signage. The front and rear of the building are sheltered by an awning and canopy above the entrances to the restaurant. The north elevation of the building does not contain any openings because the wall is located only 2-feet from the property line. This elevation is screened by an existing wall and landscaping on adjacent property to the north.
The 4.5-foot building setback from the front property line provides the element of a recessed entrance and an area for future outdoor seating. The parking lot is located behind the buildings with perimeter landscaping as required by the Design Review Manual. The building interior also provides a 14-foot interior ceiling height consistent with the Design Review Manual for ground floor commercial space. The interior floor plan includes a dining area at the front of the building, and the kitchen and restroom towards the rear. The dining area accommodates approximately 12 guests. The proposed cement masonry trash enclosure is compatible with adjacent accessory structures and commercial buildings in the surrounding area.
Landscape Plan
The project improves the minimal landscaping on the property by including three-foot wide landscaping strips along the northern and western edges of the parking lot. The landscaping is comprised of colorful drought tolerant species including the Fruitless Plum tree, New Zealand Flax, Hedge Lavender, and the Peruvian Verbena.
Vehicle and Bicycle Parking
The new parking lot design provides 7 full sized parking spaces and 6 compact parking spaces to be shared between both restaurants on the property. The revised parking plan complies with the AMC Section 30-7.6 minimum vehicle parking requirements for restaurants in the C-C-T District which require 6.25 parking spaces for every 1,000-square-feet. The project complies with AMC Section 30-7.15 minimum bicycle parking requirements for restaurants by providing 2 long term and 2 short term bicycle parking spaces.
Conclusion
The proposed building is consistent with the requirements of the zoning ordinance, general plan, and the design review manual. The new design and materials are compatible with the adjacent buildings and the surrounding Park Street commercial area. Staff recommends the Planning Board adopt the findings for Design Review approval outlined in the draft resolution (Exhibit 2).
ENVIRONMENTAL REVIEW
This project is determined to be Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to the CEQA Guidelines Section 15303, New Construction of Small Structures, because the commercial structures are less than 10,000-square-feet in floor area, located in an urban area, and do not involve the use of significant amounts of hazardous materials.
PUBLIC NOTICE
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. As of the writing of this report, staff has not received any comments in regards to the project.
RECOMMENDATION
Staff recommends the Planning Board adopt the draft resolution approving Design Review Application No. PLN19-0056 for the proposed restaurant located at 1527 Park Street. (Exhibit 2).
Reviewed By,
Allen Tai, City Planner
Exhibits:
1. Project Plans
2. Draft Resolution