Title
PLN21-0560 - 2331 North Loop - Design Review Amendment - Applicant: Marieca Tye on behalf of Friends of the Alameda Animal Shelter. Consideration of Design Review Amendment for changes to a previously approved animal shelter on a vacant parcel. Design changes includes reducing the size of the second floor, removal of a rooftop penthouse and dog run, and changes to the exterior siding materials and window types. The design modifications do not alter the site plan or building footprint that were previously approved by the Planning Board in January 2020. CEQA Determination: No further environmental review is necessary pursuant to McCorkle Eastside Neighborhood Group v. City of St. Helena (2018) 31 Cal.App.5th 80, which found that design review for by right projects is a ministerial decision under Public Resources Code section 21080.
Body
To: Honorable President and
Members of the Planning Board
From: Andrew Thomas, Planning, Building and Transportation Director
BACKGROUND
On June 10, 2019 the Planning Board approved a Design Review, Final Development Plan and Planned Development Amendment to allow the construction of a new two-story 12,000 square foot building to operate as an animal shelter and administrative offices for the Friends of the Alameda Animal Shelter (FAAS). Planning Board also recommended a Zoning Text Amendment to modify the definition of animal shelters and to conditionally permit animal shelters within 200 feet of residentially used or zoned properties within the C-M, Commercial-Manufacturing Zoning District. On September 3, 2019 the City Council adopted the Zoning Text Amendments recommended by the Planning Board. On January 27, 2020 the Planning Board approved a Use Permit to allow the proposed animal shelter with a veterinary hospital, which included supervised and limited use of outdoor areas for training dogs within the shelter. The applicant requested and received a two year extension of their Use Permit approval on January 12, 2022.
The COVID19 pandemic began shortly after these approvals which delayed the construction of the project. In 2021 FAAS re-evaluated their needs and plans on how to best utilize the project site in response to changing conditions. As a result FAAS has developed a new plan that is less intensive for the property, and the building will no longer be an animal shelter with adoption services. Instead the main use of the building will be for veterinary services and administrative offices. The applicant has redesigned the building by reducing the size of the second floor, eliminating the previously approved rooftop dog run, as well as proposing new building materials. The applicant is requesting Planning Board approval for a Design Review Amendment for the design of the smaller building (Exhibit 1).
DISCUSSION
Design Changes
The previously approved design (Exhibit 2) featured a 12,000 square foot two-story building, with each floor being 6,000 square feet. The approved overall height was thirty feet (30’) to the top of the parapet, with a rooftop penthouse and vestibule that raised the height to forty feet (40’). The entire building was clad in brick veneer and all windows had aluminum shadow boxes projecting approximately four inches (4”) from the face of the brick veneer.
The redesigned project utilizes the same site plan and similar building footprint as what was previously approved by the Planning Board, and therefore is consistent with the Final Development Plan and Planned Development Amendment approved for this property. The only modification to the building footprint is the relocation of an exterior stairway from its originally approved location along the north side of the building to the east side of the building. This relocation and reorientation results in a slightly smaller footprint, dropping from 6,000 square feet to 5,800 square feet. The redesigned building reduces the size of the second floor from 6,000 square feet to 1,200 square feet, and the rooftop penthouse and vestibule have been eliminated along with the rooftop dog run. The overall building height is now proposed to be approximately twenty-nine feet and three inches (29’3”). This remains consistent with the adjacent residential neighborhood to the east of the property, which has a maximum allowed building height of thirty feet (30’). The first floor and second floor now have different siding from each other. The lower floor features fibre-cement rainscreen panels with exposed fasteners, while the upper floor will have vertical corrugated metal rainscreen panels.
Reduced Intensity of Use
The applicant has reduced the scope and intensity of services provided by the facility. The facility is no longer proposed to be an animal shelter for animals ready for adoption, and instead it will contain administrative offices, veterinary services, a garage for parking FAAS’s mobile adoption RV, and spaces for community education classes. Animals ready for adoption will be housed at FAAS’ facility on Fortmann Street.
The less intense use will still be subject to the restrictions and requirements of the previously approved Use Permit (Exhibit 3). Boarding of animals in the previously approved Use Permit was limited to 37 total animals, with no more than 14 dogs. Now, overnight boarding of animals is limited to animals receiving veterinary care, with a maximum capacity of six (6) dogs and three (3) cats. Outdoor use of the dog runs will still be limited to no more than four (4) dogs concurrently, always under staff supervision at a ratio of 1:1, and leashed at all times. As required under the Planning Board approved use permit, staff will report back to the Planning Board on any noise complaints generated by the facility one year after issuance of the Certificate of Occupancy. Furthermore, all conditions of approval from the Planning Board’s Use Permit approval that require animal supervision and odor/nuisance control will continue to apply to this project. Staff believes the reduced intensity of the new FAAS’ building will minimize impacts to adjacent residential neighbors.
Conclusion
The proposed design changes reduces the overall size of the second floor of the building, and the new building form, massing and siding materials are consistent with the surrounding Harbor Bay Business Park. The redesigned building and reduced intensity of use will minimize potential impacts from FAAS’ operations to neighboring properties. Therefore, staff recommends the Planning Board approve the Design Review Amendment.
ENVIRONMENTAL REVIEW
No further environmental review is necessary pursuant to McCorkle Eastside Neighborhood Group v. City of St. Helena (2018) 31 Cal.App.5th 80, which found that design review for by right projects is a ministerial decision under Public Resources Code section 21080.
RECOMMENDATION
Staff recommends the Planning Board hold a public hearing and approve Design Review Amendment PLN21-0560 per findings in the draft resolution (Exhibit 4).
Prepared By:
David Sablan, Planner II
Reviewed By,
Allen Tai, City Planner
Exhibits:
1. Project Plans
2. Previously Approved Plans
3. Planning Board Resolution No. 20-02
4. Draft Resolution