Title
PLN19-0448 - Development Plan and Tentative Map - 2607 Santa Clara Avenue - Applicant: Branagh Land Inc. Public Hearing to consider a Development Plan and Tentative Map No. 8534 to allow the construction of four single-family dwellings within an existing residential development, and to subdivide the existing 1.29-acre property into fifteen (15) lots. The property is located within the R-5-PD, General Residential-Planned Development zoning district and the R-4-PD, Neighborhood Residential-Planned Development zoning district. The project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to the CEQA Guidelines Section 15332, In-fill Development
Body
To: Honorable President and Members of the Planning Board
From: Henry Dong, Planner III
BACKGROUND
On July 27, 1998, the Planning Board adopted Planning Board Resolution No. PB-98-46 approving Design Review No. DR-98-16 for the construction of three dwelling units, modification of a fourth unit, and parking at 2613 and 2619 Santa Clara Avenue. The Design Review approval was appealed, and on September 1, 1998, the City Council adopted Resolution No. 13038 denying the appeal and sustaining Planning Board Resolution No. PB-98-46 approving Design Review No. DR-98-16.
On November 17, 1998, the City Council adopted Ordinance No. 2779 rezoning 1.7-acres located northeast of the intersection of Broadway and Santa Clara Avenue, which includes the 1.29-acre subject site, from R-4 to R-5-PD and R-4-PD. The Council also adopted Ordinance No. 2780 approving Development Agreement No. DA-97-02 for those properties rezoned by Ordinance No. 2779.
On September 10, 2019, the applicant submitted Development Plan and Tentative Map application No. PLN19-0448 to create four additional lots and allow the construction of four single-family dwellings within an existing residential development on land currently occupied by tennis courts and a basketball court. In addition to the four new lots, the Tentative Map also creates eleven new lots for the existing residential buildings on the property. If approved, each residential building will occupy a separate lot for a total of 15 lots for 15 buildings.
DISCUSSION
Existing Conditions
The 1.29-acre subject site is located at 2607 Santa Clara Avenue near the corner of Broadway and Santa Clara Avenue. The property is within the R-5-PD and R-4-PD zoning districts and is designated as Medium Density Residential in the General Plan. Surrounding properties include residential properties to the north, south and east of the property. Properties to the west include residences and commercial uses. The bus stop for the AC Transit lines 51A and 851 is located at the corner of Broadway and Santa Clara Avenue adjacent to the site.
The existing property consists of 11 residential buildings including 5 single-family dwellings, 3 duplexes, 1 triplex, and 2 four-plexes for a total of 22 dwelling units. The property currently provides 22 parking spaces which allocates 1 parking space per unit. The site also contains two tennis courts and a basketball court which are available for the tenants only. Access to the homes on site is provided by private driveways along Broadway and Santa Clara Avenue.
Development Agreement
In 1998, the City Council adopted Ordinance No. 2779 rezoning 1.02-acres of the 1.29-acre subject site (Lots 1-7 and 11-15) from R-4 to R-5-PD, and rezoning the remaining 0.27-acres of the site (Lots 8-10) from R-4 to R-4-PD. The City also adopted Ordinance No. 2780 approving Development Agreement No. DA-97-02 for the properties that were rezoned which, among other things, retains the uses and standards of the rezone for 25 years, limits nonresidential uses to those buildings fronting Broadway Avenue, and requires the existing structures on the site to be retained.
The Development Agreement allowed for the construction of the project approved under Design Review Approval No. DR-98-16. The Development Agreement also required the property owner to file a Development Plan application prior to constructing any other buildings on the site. By filing this application for a Development Plan and Tentative Map with the Planning Board, the applicant is acting in a manner consistent with the Development Agreement and the AMC.
Development Plan
The PD zoning overlay allows the Planning Board to customize the setbacks for the project to facilitate the most effective use of the site and create a site plan that is best suited to the location and the surroundings. Section 30-4.13.a of the Zoning Ordinance states, “The purpose of the Planned Development District is to provide more flexibility in site design, development standards and types of land uses than would otherwise be allowed in the underlying zoning district; to ensure project compatibility with surrounding uses; and to ensure that adverse environmental effects are reduced or avoided to the maximum extent feasible.” The applicant’s Development Plan includes customized setbacks to reflect the development patterns in the adjacent residential blocks and address some of the design constraints with constructing units within the center of an existing residential development. In addition, the development plan establishes the building footprint, open space, and parking plan for the project.
The proposed Development Plan includes the 11 existing residential structures and the 4 proposed single family homes. The subdivision of fifteen lots would allow for each of the existing buildings to be on its own lot and create new lots for the future single family homes. The existing buildings maintain the frontage along Broadway and Santa Clara Avenue and screen the north and south parking lots from the street. The new single-family homes, internal roadways, and emergency access replace the existing tennis courts at the center of the site. The northern parking lot access and emergency access is provided by a private driveway from Broadway. The south parking lot access is provided by Santa Clara Avenue. The proposed development is a more effective use of the site because the proposal allows for adjustments to the parking, setbacks, and open space requirements in the development in order to provide a site plan to achieve the additional residential units while providing access, parking, and usable open space areas for the residential development.
Development Standards:
The 56,192-square-foot property contains 22 existing residential units and is allowed to have up to 28 units pursuant to the R-5-PD and R-4-PD zoning districts (2,000-square-feet per unit). The project proposes the construction of 4 additional single-family dwellings for a total of 26 residential units on the site. The proposed lot sizes and setbacks in the Development Plan allow the project to provide the necessary access, parking, and emergency access for the four new residential units. The maximum building height is 40-feet in the R-5-PD zone and 35-feet in the R-4-PD zone. The maximum building height for the 4 proposed single-family homes is 30-feet due to height restrictions required by the Fire Department. No exterior changes to the 11 existing buildings on the property are proposed as part of this project.
Parking:
The project proposes 1 parking space for each of the four new single-family homes. AMC Section 30-7.6 requires 2 parking spaces for each new unit proposed, however, the Planned Development zone provides the Planning Board with the flexibility to determine the number of parking spaces required in order to provide a more effective use of the site. The 4 parking spaces proposed for the 4 new residential units provides a more effective use of the site because it allows the development to fit the four additional units, and the vehicle travel ways, emergency access, and open space within the property. The four parking spaces are adequate for the four units because the units are served by AC Transit lines 51A and 851, the adjacent pedestrian and bicycle networks, and are within close proximity to the Park Street commercial area. The parking ratio for the new single-family homes is consistent with the existing parking ratio on site. The existing site plan contains 22 existing vehicle parking spaces for the 22 existing residential units within the development or 1 parking space per unit. In addition, the Development Plan is able to reconfigure the existing parking on site to now provide 30 vehicle parking spaces for the 26 units on site.
Open Space:
AMC Section 30-5.12.c allows the Planning Board to customize the open space plan for the residential developments to facilitate the most effective use of the site and create an open space plan that is best suited to the location as long as the site meets the total usable open space requirements. The applicant is proposing an open space plan that exceeds the 6,600-square-feet of usable open space required for the property. The project will provide 4,232-square-feet of private open space and 5,183-square-feet of common open space for a total of 9,415-square-feet of usable open space. The proposed plan allows the site to provide the four additional housing units on the property, a central outdoor gathering space with a play area for children, and rear yards for the 9 single family homes. In addition, the open space plan will include provisions for long-term maintenance and upkeep of the open space. The details of the common open space amenities will be required as part of the Design Review application for the 4 single family dwellings.
Development Plan and Tentative Map Conclusions:
In conclusion, staff is prepared to recommend approval of the Development Plan and Tentative Map for this project. As described above, the Development Plan illustrates how the project will meet the City’s standards and requirements in the Alameda Municipal Code. The Tentative Map provides for the subdivision of the property to support the development of the site consistent with the Development Plan, General Plan, Subdivision Map Act, and Alameda Municipal Code.
Staff has prepared a draft resolution of approval for the Development Plan (Exhibit 2), and a draft resolution recommending that the City Council approve the Tentative Map (Exhibit 3). The necessary findings for the Development Plan and the Tentative Map approval are included in the appropriate resolutions.
Design Review: If the Planning Board approves the proposed Development Plan and Tentative Map, the applicant will work with their design consultants to submit a Design Review Application at a future date for the construction of the new single-family homes, landscaping, and open space amenities subject to approval by the Planning, Building, and Transportation Director.
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 any significant effects on traffic, noise, air quality, or water quality, and the site is adequately served by all utilities and public services. None of the exceptions in CEQA Guidelines Section 15300.2 apply.
RECOMMENDATION
Hold a public hearing and adopt the resolution approving the Development Plan and recommending the City Council approve Tentative Map No. 8534 to allow the construction of four single-family dwellings within an existing residential development, and to subdivide the existing 1.29-acre property into fifteen (15) lots.
Exhibits:
1. Development Plan and Tentative Map Plans
2. Development Plan Draft Resolution
3. Tentative Map Draft Resolution