Title
PLN19-0237 - Design Review - 1929 Webster Street - Applicant: Daniel Cukierman. Public hearing to consider a Design Review to allow the construction of a new 6,210 square foot commercial building, intended for a restaurant and tavern, on a vacant commercial property adjacent to the Cross Alameda Trail. This Design Review for the building comes after the Planning Board approved a Use Permit for the tavern use, outdoor seating, and extended hours of operation and Parking Variance in 2020. The site is located within the C-C, Community Commercial District. The project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332, In-fill Development
Body
To: Honorable President and
Members of the Planning Board
From: David Sablan, Planner III
BACKGROUND
On November 23, 2020 the Planning Board held a public hearing and unanimously approved a Use Permit to allow a tavern use with outdoor seating and extended hours of operation at 1929 Webster Street (PLN19-0237). The Board also held a study session for Design Review of the proposed building. The staff report and exhibits for that meeting can be accessed online at: <https://alameda.legistar.com/LegislationDetail.aspx?ID=4697566&GUID=B26D1E8E-EC22-463C-AF43-3DE617F395BE&Options=&Search>
On December 14, 2020, the Planning Board held a public hearing and unanimously approved a parking variance to waive all off-street parking given the unique physical constraints on this project site. The staff report and exhibits for that meeting can be accessed online at: <https://alameda.legistar.com/LegislationDetail.aspx?ID=4710190&GUID=9EE21EA7-EDC4-409A-9900-5A1384914044&Options=&Search>
The Planning Board also provided direction to both the applicant and staff on architectural and site design issues to be addressed prior to Design Review approval. Staff and the applicant have coordinated on a revised set of plans that address the Planning Board’s direction (Exhibit 1). Staff recommends the Planning Board approve the Design Review for the proposed building.
DISCUSSION
The overall form and massing of the proposed commercial building has not been changed since the Planning Board reviewed the preliminary building plans in 2020. The currently proposed building remains long and narrow due to the physical configuration of the lot. The building is designed to be oriented towards the adjacent Cross Alameda Trail, with a large ground floor outdoor seating patio in the middle of the building that is open towards the public trail. The project site will be separated from the Cross Alameda Trail by a six foot tall wrought iron fence with two pedestrian gates providing direct access to the trail. The roof of the building provides two separate outdoor decks, and each area is covered by a large latticed trellis overhead. The building design also features reclaimed barnwood and rough cedar timbers as the feature building materials. At the November 23, 2020 meeting, Board members expressed general support for the building form and layout of the building. The Planning Board asked for clarification on the process for approving pedestrian connections between the project and the Cross Alameda Trail, removing the curb cut on Webster and exploring placement of a loading zone in the same location, and refinement to the building materials and rooftop trellis design. The revised plans and draft resolution address these issues as follows:
1. Interface with the Cross Alameda Trail
The Planning Board directed staff and the applicant to verify whether there are issues with creating direct access between the project and the Cross Alameda Trail. The plans show two pedestrian connections between the trail and the project site. These connections require new walkways through the existing landscaped areas, which will require City review of final construction details but otherwise there are no major issues with the proposed interface. After coordinating with the Public Works Department, staff is recommending a condition of approval that requires the applicant to work with Public Works and Transportation Planning staff to review final construction details prior to the issuance of building permits. All existing irrigation, hardscape and landscaping built by the City as part of the Cross Alameda Trail project will be replaced or repaired by the applicant to the satisfaction of the City Engineer through an Encroachment Permit.
2. Removal of curb cut on Webster Street and exploring placement of on-street loading zone in the same location.
Public Works and Transportation Planning staff evaluated the possibility of establishing a loading zone in front of the property where the current curb cut is and determined that a loading zone would not be feasible at this location due to the lack of space for safe vehicular maneuvers. Specifically, there is an existing bus stop directly north of the project site serving AC Transit lines 51A and O, which have frequent turnover during commute times. Placing a loading zone immediately in front of the bus stop would interfere with a bus’s ability to pull out of the bus stop without exiting the right travel lane. Conversely, a car attempting to pull into the loading zone while the right lane is blocked by a stopped bus would have to perform an unsafe maneuver of pulling in front of the bus from the left lane. Therefore, the City Engineer determined that a loading zone space cannot be located in front of the project site due to public safety concerns.
After ruling out the possibility of creating a loading zone at the front of the property, the current plans show removal of the existing curb cut and repairing the sidewalk, curb and gutter to City standards. The applicant will need to obtain an encroachment permit from the Public Works Department to complete this work.
3. Trellis Design, Lighting, and Siding Material
The rooftop deck features a large lattice trellis along the street frontage that is approximately 660 square feet in size. The Planning Board requested the applicant look at differentiating the trellis from the rest of the building so that it stands out as a dynamic element at this gateway intersection.
The applicant has redesigned the trellis and made changes to the siding of the main building to help highlight the trellis from the rest of the building. The trellis, which is made of rough cedar wood, is now proposed to be a plane that is semi curved instead of flat, with the front portion of the trellis being angled higher than the back portion. The trellis is angled so that it is twenty-four feet (24’) above grade at the south end of the building and reaches up to thirty-four feet seven inches (34’7”) above grade at the north end.
The applicant is also proposing a ring of lights on the underside of the trellis. Staff believes the proposed lights add an attractive architectural design element. To ensure the lights conform to the City’s Dark Skies Ordinance (Alameda Municipal Code Section 30-5.16.c, staff recommends a condition of approval requiring a lighting plan to be submitted as part of final building plans.
The siding of the building has been revised from being all vertical reclaimed barnwood to panels of reclaimed barnwood and panels of corten steel with vertical seams around the windows and doors. Originally the parapet around the rooftop deck was proposed to also use reclaimed barnwood, but is now proposed to have horizontal wood siding painted gray. Vertical steel cable railing help define and accentuate the outdoor seating areas. Overall, the combination of these different building materials add a variety of textures and color to the building.
Conclusion
The proposed design changes and adjustment in building details have improved the design of the project. The overall building design as depicted in the project plans represent an improvement and is appropriate for the Webster Street business district gateway. Therefore, staff recommends the Planning Board approve the Design Review.
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.
CLIMATE ACTION
The project is consistent with the Climate Action and Resiliency Plan. The project encourages alternative modes of transportation, such as bicycling, public transportation, and ride sharing, to lower the number of automobiles trips generated by the project.
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 within city limits on a site of no more than five acres, the site has no value as habitat for endangered, rare or threatened 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 required utilities and public services. None of the exceptions in CEQA Guidelines Section 15300.2 apply.
RECOMMENDATION
Hold a public hearing and adopt the draft resolution (Exhibit 2) to approve Design Review PLN19-0237 to allow the construction of a 6,210 square foot commercial building at 1929 Webster Street.
Reviewed by,
Allen Tai, City Planner
By,
David Sablan, Planner III
Exhibits:
1. Project Plans
2. Draft Resolution