Title
PLN18-0405 - Certificate of Approval and Historic Sign Designation- 2070 Lincoln Ave - Applicant: Bill Wong on behalf of OYH LLC. Public hearing to consider a Certificate of Approval, pursuant to Alameda Municipal Code (AMC) Section 30-21.7, for demolition of more than 30% of the value of a one-story, pre-1942 commercial building to construct a second floor addition. The property is not listed on the Historical Buildings Study List. The project is located in the C-1 (Neighborhood Business) Zoning District.
Body
To: Chair Saxby and
Members of the Historical Advisory Board
From: David Sablan, Planner II
BACKGROUND
At the Historical Advisory Board’s (HAB) special meeting on August 1, 2019, the HAB considered a Certificate of Approval to allow demolition of more than 30% of a pre-1942 commercial building, which would be required for a second story addition, and to consider the merits of designating an existing neon sign as a Historic Sign. The HAB unanimously approved the designation of the sign as a Historic Sign. However, the HAB determined that not enough information was known about the remaining historic fabric of the structure and directed staff and the applicant to conduct exploratory demolition work to determine what original components of the building remained.
Throughout September and October 2019 the applicant removed patches of the existing stucco to explore what portions of the original building remained and their general condition. Based on this work the applicant has redesigned the project to incorporate the original façade design and to utilize as much of the existing historic fabric of the building as possible. Despite the preservation of a majority of the original front façade the project will still result in the demolition of more than 30% the current value of the building. Therefore, the project still requires a Certificate of Approval from the HAB.
ANALYSIS
First Floor Façade Remodel
Public comments received provided historic photographs of the building prior to its 1950’s renovations that were not known when the initial design of the remodel and addition was made (Exhibit 2). After performing exploratory demolition of the façade, it was discovered that the majority of the wood panel bulkheads, storefront entries and columns, and transom window frames remained in good condition underneath the stucco. The applicant has redesigned the first floor remodel to incorporate these elements.
The building originally had four commercial tenant spaces, with all storefront entries along the Lincoln Avenue frontage. These four commercial tenant spaces have been consolidated into two spaces today. The two commercial units on the west side of the building have been consolidated into 2070 Lincoln Avenue, which is now occupied by a liquor store. The two units on the east side of the building were consolidated into 2064 Lincoln, which is now occupied by a military surplus store. The basic rhythm for all of the original storefronts is a support column, storefront windows, storefront entry, storefront windows, and then another support column. Storefront windows are based around the wood paneled bulkheads, approximately two feet and six inches in width. Windows are either as wide as one or two bulkheads placed side by side.
At the time of the 1950’s remodel the two original units that were consolidated into the liquor store had a slightly different storefront design from the two units that were consolidated into the military surplus store. All original transom windows are approximately five feet (5’) tall, however the difference was in the width of the transom windows. The transom windows over what is now the liquor store are as wide as one wood panel bulkhead, while the transom windows over what is now the military surplus store are half as wide as the bulkhead.
The applicant is proposing to reinstate four commercial tenant spaces on the ground floor as well as have a ground floor vestibule to provide access to the proposed second floor addition. This requires adding a new entry to the façade to bring the total to five. The four original storefronts will remain, with the entry furthest east on the building becoming the entrance to the vestibule. A new storefront will be added in the center of the building and which carries over the basic rhythm of the original design. Storefront and transom windows the width of one bulkhead will be on either side of the new entry. This new entry will require recreation of the original wood panel bulkhead. Additionally, it is possible that some of the bulkheads and other design elements will need to be replaced due to damage. Staff is recommending as a condition of approval that the applicant submit a dimensioned detail drawing of bulkheads, columns and other design details with plans submitted for building permits. These dimensioned detail drawings will allow for the accurate recreation of these elements.
The historic photos do not show the appearance of the Willow Street façade before the 1950’s remodel. The applicant is proposing a new storefront window that is the width of two bulkheads and which mimics the pattern used on the Lincoln Avenue façade. However it is proposed to be approximately eight feet (8’) from the corner of the building at Lincoln Avenue and Willow Avenue. Staff recommends as a condition of approval that the window panel be moved to be flush with the support column at that corner of the building for a better design. The siding along Willow Street will be horizontal siding to match the second floor addition.
Second Floor Addition
The original proposed design had the second floor addition directly flush with the first floor façade. Based on feedback from the HAB, the applicant proposes moving the second floor addition back six feet from the first floor façade. This avoids conflict with the cornice on the neighboring building at 2062 Lincoln Avenue, which hangs across the property line and would have needed to be altered if the addition were flush with front façade. The second floor addition will have horizontal wood siding, single hung windows in either single or double wide configurations, and a two and a half (2’6”) tall parapet. The second floor design is complementary to the original storefront design, and its recess minimizes its visual impact from the street level. The step back of the second floor addition is also consistent with the Secretary of the Interior Standards to differentiate the new construction from the historic fabric.
Conclusion
The application is for a Certificate of Approval due to the demolition work needed to facilitate a second floor addition, which totals more than 30% the current value of the building. Based on previous direction from the HAB, the applicant has redesigned the project so that the remaining historical fabric be retained, restored, and integrated into the project. The redesigned project allows for a majority of the original Lincoln Avenue façade to be retained and restored, and the proposed changes incorporate the rhythm and pattern of the building’s original design. Staff recommends the HAB approve a Certificate of Approval for the project with conditions. The project will be processed for Design Review approval by Planning staff, which will reflect the conditions of approval from the HAB.
ENVIRONMENTAL REVIEW
This proposed project is Categorically Exempt from additional environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines, Section 15301(e) - Existing Facilities - minor alterations of existing private structures. As a separate and independent basis, this project is exempt from CEQA pursuant to CEQA Guidelines Section 15183 for projects consistent with the General Plan and Zoning.
PUBLIC NOTICE
This agenda item was advertised in the Alameda Journal and notices were mailed to residents and property owners within 300 feet of the project location. No comments were received by staff at the time this report was written.
RECOMMENDATION
Hold a public hearing and approve the Certificate of Approval application with conditions set forth in the draft resolution (Exhibit 3).
Reviewed By:
Allen Tai, City Planner
Exhibits:
1. Project Plans
2. Photographs of Project Site
3. Draft Resolution