Title
PLN21-0077 - 1245 McKay Avenue - Design Review - Applicant: Alameda Point Collaborative. Public hearing to consider Design Review for an approximately 29,810-square-foot, two-story medical respite facility in a contemporary architectural design. General Plan designation: Office. Zoning: A-P, Administrative Professional District. CEQA Determination: Design Review approval for a permitted use is not subject to CEQA. McCorkle Eastside Neighborhood Group v. City of St. Helena (2018) 31 Cal.App.5th 80, Public Resources Code Section 21080. As a separate and independent basis, the City of Alameda adopted a Mitigated Negative Declaration and an Addendum thereto in compliance with CEQA and no further environmental review is required.
Body
To: Honorable President and
Members of the Planning Board
From: Henry Dong, Planner III
EXECUTIVE SUMMARY
Staff requests that the Planning Board hold a public hearing to consider Design Review application No. PLN21-0077 for an approximately 29,810-square-foot Medical Respite Center which is a permitted use in the A-P, Administrative Professional Zoning District. The proposed architecture is a two-story, contemporary building under a large gable roof that is clad in stucco with large openings for windows and patios. Staff is recommending approval of the Design Review.
BACKGROUND
In December 2018, following the Planning Board’s recommendation, the City Council adopted a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) in compliance with the California Environmental Quality Act (CEQA), and took action to change the land use designations for the property located at 1245 McKay Avenue to facilitate its reuse for the McKay Wellness Center (project) (Resolution No. 15461 and Ordinance No. 3234).
In June 2020, the Planning Board approved a Design Review application to rehabilitate Building 2 as a Senior Convalescent Facility. The decision was appealed to the City Council and on July 21, 2020, the City Council approved Design Review (Resolution No. 15683), thereby upholding the Planning Board’s decision.
In December 2020, the applicant applied for Certificate of Approval to demolish two main buildings (Buildings 1 and 2) and four accessory buildings (Buildings 8, 9, 10, and 13) on the site. The request to demolish Building 2 comes after the applicant determined the cost to rehabilitate the building to be infeasible.
On May 6, 2021, the Historical Advisory Board (HAB) held a public hearing and approved Certificate of Approval No. PLN20-0431. The decision was called for review, and on July 6, 2021, the City Council approved a Certificate of Approval (Resolution No. 15792), thereby upholding the HAB’s decision.
The approximately 3.65-acre site contains two existing main buildings (Buildings 1 and 2), four accessory structures (Buildings 8, 9, 10, and 13), landscaping, parking spaces, and wrought iron fencing. The Design Review application is for an approximately 29,810 square foot medical respite facility that will replace the existing Building 1 and serve the future McKay Wellness Center. The subject property has an Office General Plan land use classification and is located within the A-P, Administrative-Professional District. Surrounding properties include residential, commercial, and open space park. The proposed medical respite facility use is consistent with the General Plan designation and is permitted by right in the A-P Zoning District.
The applicant will file a separate Design Review application for a new senior convalescent facility to be located south of the medical respite facility when those plans are ready to submit.
DISCUSSION
The proposed medical respite facility will replace Building 1 at the northeast corner of the project site. The building orientation is the same as the existing building with the width of the rectangular-shaped structure facing McKay Avenue. The building footprint features three large recessed areas that puncture the rectangular building to create patio and landscaped refuges. The building entrance is located on the south façade, where access to the building is provided by a private driveway off McKay Avenue. Parking for the entire 3.65-acre property is located on the southern portion of the site where an existing parking lot currently exists (Exhibit 1).
The first story of the facility houses a primary care clinic, resource center, building services, and a centralized commercial kitchen. The primary care clinic is intended to serve the medical respite patients on the second story along with members of the adjacent senior convalescent living facility. There are 50 medical respite beds on the second story with a mix of patient rooms for single, double and quad occupancy. Each patient room has a restroom with toilet and sink. Shower rooms are for individual use but are accessible to multiple rooms. The patient rooms are clustered by gender, but the facility also includes a gender-neutral wing, each with their own living rooms for social interaction.
Site and Architectural Design: The buildings surrounding the project site include an eclectic mix of multifamily residential apartments, condominiums and commercial buildings along Central Avenue and McKay Avenue. These buildings vary in building heights ranging from one to three stories, and the architectural styles and designs reflect construction from different time periods. A parking lot and existing line of mature trees provides a transition buffer between the site and the 1.5 story residential housing to the north. The new two-story building design incorporates a contemporary style and building mass that generally complements the surrounding buildings. The facility features a large asymmetrical roof with a roof ridge that crosses the building at a diagonal from plan view. Also distinctive about the design are the large recesses in the building and large openings that create open space within the building. These punctuations in the building create a protective, home-like feeling for the people it serves, with large punched windows, storefront glazing, and skylights to bring natural light inside. Other notable exterior features include the cool color of the primary stucco exterior sets a calming tone that relates to the color palette of the surrounding community, while warm wood-tone siding and accents provide natural materials to connect with the nearby park facility. Decorative wall mounted lighting fixtures with black satin finish illuminate the building at night.
Overall, the site layout and building architecture present an attractive element in an otherwise eclectic neighborhood.
Landscape and Lighting Plan: The landscape plan features two private amenity courts for outdoor dining, gathering and socialization; one for patients and one for staff. For sunny days, there is a small western gathering space with a barbeque, designed for the respite staff to host small events for the patients and for all to enjoy the landscape together. All exterior courtyards are surrounded by lush vegetation and trees which stimulate the senses and increase biodiversity of the neighborhood (over 100 new trees will be planted at the site). The planting palette is a diverse mix of drought tolerant species, fruit trees, brightly colored blooming shrubs, and species that complement the site’s proximity to the bay. Landscape features also include decorative metal fencing, pavers, feature wall, and raised planters. The project’s storm water biotreatment area is located at the northwest corner of the site.
Development Standards: As shown in Table 1, the project is consistent with all of the development standards for the property.
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Table 1: Project Complies with A-P District Development Standards. |
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|
Requirement: |
Proposed: |
Compliance: |
|
Maximum Building Height |
40 ft. |
40 ft. |
Complies |
|
Max Lot coverage |
40% |
10% |
Complies |
|
Front Yard Setback |
20 ft. |
20 ft. |
Complies |
|
Minimum Side Yard Setback |
20 ft. |
20 ft. (north) 366 ft. (south) |
Complies |
|
Minimum Rear Yard Setback |
20 ft. |
70 ft. |
Complies |
|
Vehicle Parking (1 for every 3 beds) |
17 spaces |
62 spaces |
Complies |
|
Bicycle Parking |
6 short term 2 long term |
6 short term 6 long term |
Complies |
Vehicle and Bicycle Parking: Vehicle parking for the entire 3.65-acre property is served by an existing parking lot that contains 67 parking spaces located on the southern portion of the site. Alameda Municipal Code (AMC) Section 30-7 establishes required parking for residential care facilities at a rate of 1 space for every 3 rooms, or 17 total parking spaces for the proposed 50-room medical respite center. The 67 existing parking spaces will serve the proposed medical respite facility and the future senior convalescent facility. The project will provide 6 long term bicycle parking spaces within the building and 6 short term bicycle parking spaces on the site consistent with AMC Section 30-7.15.
Conclusion: In conclusion, staff believes the Design Review plans are consistent with the General Plan, Zoning Ordinance and the Design Review Manual. Staff is recommending the Board approve the project based on findings contained in the draft resolution (Exhibit 2).
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
Providing for services and supportive housing for aging seniors is consistent with the Regional Sustainable Communities Plan Bay Area and with the Local Climate Action Plan.
ENVIRONMENTAL REVIEW
Design Review Approval for a permitted use is not subject to CEQA. McCorkle Eastside Neighborhood Group v. City of St. Helena (2018) 31 Cal.App.5th 80, Public Resources Code Section 21080. As a separate and independent basis, the City of Alameda has adopted a Mitigated Negative Declaration in compliance with CEQA and an Addendum thereto, and no further environmental review is required.
RECOMMENDATION
Hold a public hearing and adopt a draft Resolution approving Design Review Application No. PLN21-0077 for an approximately 29,810-square-foot medical respite center.
Reviewed by,
Allen Tai, City Planner
By,
Henry Dong, Planner III
Exhibits:
1. Project Plans
2. Draft Resolution