Title
PLN16-0391 - Design Review - 1920 Minturn Street - Applicant: Rick Stuart for Listo Properties - Public hearing to consider Design Review and parking rate determination to remove a 4,847-square-foot modular building and construct an approximately 10,780-square-foot one-story light industrial building with surface parking. The project is on an approximately 18,973-square-foot lot located at 1920 Minturn Street. The project requires a parking rate determination pursuant to Alameda Municipal Code 30-7.6 - Schedule of Required Minimum and Maximum Off-Street Parking Spaces. The site is within the M-1, Intermediate Industrial (Manufacturing) zoning district. The project is categorically exempt from the California Environmental Quality Act (CEQA) Guidelines Section 15332 - In-fill Development Projects.
Body
To: Honorable President and
Members of the Planning Board
From: Linda Barrera, Planner II
BACKGROUND
The subject site is a lot of approximately 18,973 square feet, located at 1920 Minturn Street. It is within the M-1, Intermediate Industrial (Manufacturing) zoning district and is designated Mixed Use in the General Plan. Currently, the site consists of a vacant modular building of approximately 4,847 square feet and a surface parking lot. Historically, the parking lot has served the subject site and the adjacent property at 1925 Union Street, known as the Listo Pencil Building. The Listo building is listed on the City of Alameda Historical Building Study List as an ‘S’ classification. In 2010 the Listo building was renovated to accommodate five light industrial units, one office unit, and four covered parking spaces in an approximately 16,380-square-foot building. The subject property and the Listo property share the same owner and this project is intended to be a “sister” building to the Listo Building.
The applicant is proposing to remove the vacant modular building and construct a new 10,780-square-foot one-story light industrial building (Exhibit 1). The new building will accommodate six light industrial units and will maintain the shared surface parking lot. A total of 25 parking spaces will be provided for both the subject project and Listo building. The project requires a parking rate determination by the Planning Director pursuant to Alameda Municipal Code (AMC) 30-7.6 because the Schedule of Required Minimum and Maximum Off-Street Parking Spaces does not specify a parking rate for light industrial uses (Exhibit 2). AMC 30-7.6 stipulates that uses not specified and distinctly different from the uses in the Schedule of Required Minimum and Maximum Off-Street Parking Spaces shall utilize a rate determined by the Planning Director based on demonstrated demand for comparable facilities.
DISCUSSION
Development Standards
The project meets the development standards of the M-1, Intermediate Industrial zoning district. The proposed building fronts Minturn Street with an 8-foot setback from the right-of-way. The building footprint is approximately 8,260 square feet and covers 43% of the total lot area. Overall, the height of the building is 21’-6”, where 100’ maximum height is allowed in the district. South of the subject site, the zoning is R-3, Garden Residential District. A side yard setback of 13 feet is provided adjacent to the residential district, as required in the M-1 district. Bicycle parking is located within the south side yard and includes 2 sort-term and 2-long term bicycle parking spaces. A surface parking lot with 15 standard size parking spaces is located behind the new building (fronting Union Street), providing a 67 foot rear yard setback. Additionally, there are 6 covered parking spaces are in the new building and 4 covered spaces are in the Listo building. A total of 25 parking spaces are provided.
Table 1 below summarizes the project’s compliance with development standards in the M-1 zoning district:
Architectural Design
The proposed building is a traditional industrial building design and resembles other industrial buildings in the neighborhood. Specifically, the project borrows design elements from the historic Listo building next door. The new building features a corrugated aluminum parapet, and a mix of stucco and brick siding. The front and rear elevations feature large aluminum framed window systems, consistent with the Citywide Design Review Manual. The 21’ building height allows for each of the six units to have a mezzanine. There are pedestrian entrances to each unit with individual awnings on the south side of the building. The north side of the building features large rollup doors for vehicular access to the interior parking spaces. Surface and covered parking spaces are accessed through a shared driveway that runs between 1920 Minturn and 1925 Union Street. A Access to the shared parking lot and shared driveway will be guaranteed through a Deed Restriction, as conditioned in the Draft Resolution (Exhibit 3). New landscape buffers with trees are proposed along the perimeter of the building and parking lot.
Parking
The Alameda Municipal Code Schedule of Required Minimum and Maximum Off-Street Parking Spaces (AMC Section 30-7.6) does not specify a parking ratio for light industrial uses (Exhibit 2). Other uses in the schedule are dissimilar in scale and type to the proposed light industrial use. The Schedule of Required Minimum and Maximum Off-Street Parking Spaces stipulates the Planning Director shall determine a parking rate for uses not specified and distinctly different from the uses in the Schedule based on demonstrated demand for comparable facilities.
Light industrial uses have occupied the studios in the adjacent Listo building since 2010. Those uses include a machinist of product models and prototypes, a refrigeration and cooling contractor, a large format printing business, a gym, a photography studio, and the Listo Properties management office. The applicant intends to lease the new units to similar light industrial uses, which are allowed in the M-1 zoning district. The applicant provided a memorandum with data on the parking demand for the existing light industrial uses in the Listo building over the past ten years (Exhibit 4). The data shows parking demand for the List building to be a rate of 0.73 to 0.86 spaces per 1,000 square feet of floor area.
The total square footage for both the subject project (10,780 sq. ft.) and the Listo building (16,380 sq. ft.) is 27,160 square feet. Applying the demonstrated ratio of 0.73 to 0.86 spaces per 1,000 square feet to the overall project, the anticipated parking demand for both buildings is between 20-23 spaces. The project provides a total of 25 parking spaces for both buildings. Therefore, the proposed parking is adequate for the site based on demonstrated demand from the comparable Listo building. As outlined in the Draft Resolution (Exhibit 3), a deed restriction shall be recorded to guarantee the Listo building access to the surface parking, driveway, and trash facilities at 1920 Minturn, for the life of the project.
Conclusion
The proposed building is consistent with the requirements of the zoning ordinance, general plan, and the design review manual. The Planning Director has determined the proposed parking rate to be appropriate for the project. The building design and materials are compatible with the adjacent buildings and the surrounding neighborhood. Staff recommends the Planning Board adopt the findings for Design Review approval outlined in the draft resolution.
ENVIRONMENTAL REVIEW
This project is determined to be Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to the CEQA Guidelines Section 15332, In-fill Development projects because the project is consistent with the general plan designation policies and zoning designation regulations, the development occurs on a site of no more than five acres, the site has no value as habitat for endangered species, the approval would not result in adverse effects on traffic, noise, air quality, or water, and the site is adequately served by all utilities and public services.
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 (Exhibit 3) approving Design Review and parking rate determination application No. PLN16-0391 for the proposed light industrial building located at 1920 Minturn Street.
Reviewed By,
Andrew Thomas, Planning, Building and Transportation Director
Exhibits:
1. Project Plans
2. Alameda Municipal Code 30-7.6 - Schedule of Required Minimum and Maximum Off-Street Parking Spaces
3. Draft Resolution
4. Parking Memorandum