ITEM 7-A. CITY OF ALAMEDA Memorandum. Honorable President and Members of the Planning Board. Supervising Planner. Date: August 26, 2013

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1 ITEM 7-A CITY OF ALAMEDA Memorandum To: From: Honorable President and Members of the Planning Board Allen Tai Supervising Planner Date: Re: Design Review Application PLN to Construct Three Commercial Buildings for a Service Station, Bank and Fast Food Restaurant on a 2.3- Acre Site located at Stargell Avenue BACKGROUND On July 22, 2013, the Planning Board approved a Use Permit for three commercial buildings on the site. A condition of that approval required the applicant to return for Design Review approval of the Safeway Fuel Station, Chase Bank and In-N-Out restaurant buildings. The applicant, Catellus Alameda Retail, LLC ( Catellus ), is now requesting Design Review approval for those three commercial buildings on a vacant 2.3-acre parcel located at the corner of Webster Street and Stargell Avenue ( Willie Stargell Avenue). The three buildings include a 950-square foot Safeway Fuel Station, a 3,475- square foot Chase Bank and a 3,750-square foot In-N-Out Burger. The property is zoned Community Commercial with a Multifamily Overlay. The proposed uses are consistent with the zoning district designation. Based on the Planning Board s action at its July 22, 2013 meeting, the remaining action is design review, including building design, landscaping and monument signs. Based upon the analysis below, staff is recommending approval of the Design Review for the proposed Safeway Fuel Station, Chase Bank, In-N-Out Burger buildings, as well as the landscape plan and monument signs. The draft resolution is attached as Exhibit 1. The revised site plan, landscape plan, and elevations are included as Exhibit 2. ANALYSIS The three commercial buildings are shown on the site plan below.

2 Figure 1. Gateway Site Site Plan. Safeway Fuel Station: The Safeway fueling station is located at the north end of the site. There is a small kiosk (950 square feet) adjacent to Stargell Avenue and nine fuel pumps in the middle of the site. The remainder of the station is dedicated to drive aisles, vehicle stacking and back up areas. The front of the kiosk faces northeast towards the fuel pumps. The Chase Bank building is located in the middle of the site. The bank building is relatively small (3,475 square feet). The main entry door and walk-up ATM face Stargell Avenue. The drive-through ATM lanes are located on the back of the building between the building and Webster Street. The In-N-Out Burger building is located at the south end of the site. The building is also relatively small (3,750 square feet) and is surrounded by drive aisles, parking spaces, and landscaping. The drive-through service window and lanes are located on the back of the building between the building and Stargell Avenue. Response to Comments from the July 22, 2013 Planning Board Meeting Architectural Design On July 22, 2013, the Planning Board provided feedback on the design of the fueling station and Chase Bank buildings. No new plans were provided for the In-N-Out Burger building at the time. The Board emphasized the need to create a strong architectural statement at this critical gateway to Alameda. The Board recommended that each building provide a different architectural style that would be tied together with a Planning Board Meeting Page 2 of 8

3 coordinated palette of materials and colors. The Board recommended that the mix of architectural styles on this site reflect the diversity of styles on Webster Street with a unified design theme and compatible landscaping. The attached drawings (Exhibit 2) include revised architectural elevations for the Safeway Fuel Station, the Chase Bank and In-N-Out Burger buildings. Based upon the comments received at the June 24, 2013 and July 22, 2013 meetings, all three buildings were redesigned as discussed below. Safeway Fuel Station: The Safeway Fuel Station consists of two structures: the canopy covering the fuel pumps and the convenience store kiosk. The revised design is a contemporary interpretation of the Art Deco style that resembles the appearance of the nearby Posey Tube portal. The kiosk, modeled after the Posey Tube portal, features a corner tower that mimics the vertical features of the portal. This tower has a terra cotta hip roof with stucco piers and interior lattice similar to the towers on the Posey Tube portal. The remainder of the roof is a flat, two-level terrace with large stucco piers that anchor the corners of the building. The piers emphasize the vertical elements of the building design. The building s stucco exterior is also imprinted with thin lines that provide contrast between vertical and horizontal elements. A metal arch and horizontal canopy appear over the main entrance as well as the windows on the side elevation. The arch is shaped in the same style as those on the Posey Tube portal and they provide visual distinction from the otherwise bold and linear appearance of the building. At the base of the building is a red tile veneer that provides color variation to the primarily stucco exterior. Figure 2. Proposed Safeway Kiosk and Canopy and Posey Tube Portal. The nine gas pumps are covered in a canopy that is also designed to reflect the Art Deco style of the Posey Tube portal. The prior design of the canopy appeared too thick and heavy whereas the new design provides a decorative pattern with silhouetted shapes in the outline of the portal towers. The decorative elements of the canopy create an interesting pattern that is replicated across the parapet. This results in a canopy structure that is highly distinctive from other fuel station canopies in Alameda, which are usually plain and flat. The proposed decorative elements of the canopy are Planning Board Meeting Page 3 of 8

4 also carried throughout the structure down to the base of the supporting columns, creating a uniform appearance throughout this fueling station. The overall impression of this Safeway Fuel Station design is a contemporary interpretation of the Posey Tube portal. Staff believes the design would provide an interesting visual element at the entrance to Alameda. Chase Bank Building: The proposed design is an updated interpretation of classical brick buildings found in other commercial areas in Alameda. The building closely resembles the Classical architecture of the nearby Union Iron Works Power House, which is an Alameda historical monument that is listed on the National Register of Historic Places. Figure 3. Proposed Chase Bank design and the historic Union Iron Works Power House. Like the Union Iron Works building, all four elevations of the proposed Chase Bank provide large, arch shaped, storefront windows with metal grids in the center flanked by smaller, rectangular windows on each side. The deeply-recessed front entrance is defined by a large round arch that functions as a covered front porch while establishing a bold focal point for the front of the building. Variations in the planes of the exterior walls also provide shadow relief on the building façade. The building façades are also covered with brick veneer supported on a concrete base. All openings on the exterior feature plaster moldings with a keystone at the top of the round arches consistent with Classical architecture detail. In response to the Planning Board s suggestion to simplify the four variable roof heights, the towers previously proposed on the side elevations have been eliminated in favor of a streamlined roof appearance. The latest design now features towers only at the front and rear elevations with the side elevations at a single roof height. The roof cornices are covered with a plaster finish and trimmed with dentils in the Classical style. The drive-through canopy, which was previously asymmetrical to the building s center axis, has been replaced with a porte-cochere that integrates into the building. The overall impression of this latest design is a Classical building that evokes the area s history and resembles the Union Iron Works Power House. The proposed building would fit into the Webster Street Business District. Planning Board Meeting Page 4 of 8

5 Figure 4. Towers on the side elevations were removed to simplify the roof lines. In-N-Out Burger Building: As requested by the Planning Board, the proposed In-N- Out building has been completely redesigned to deviate from typical corporate fast-food restaurant architecture. The proposed building is now designed in the Mission Revival style. The architecture is characterized by arches and large exterior massing that mimics the appearance of old Spanish missions. A key feature of the latest design is the 42-foot tower located at southernmost tip of the site at the intersection of Webster Street and Stargell Avenue. The tower features an eight-sided jewel-box cupola with a hip roof, and a roof-mounted weathervane depicting the In-N-Out arrow. Lower towers are located on the north (front) and west (side) elevations to provide relief to an otherwise flat roofline. The hip roofs on the towers are sheathed with terra-cotta clay tile. The towers are also intended to cast shadows on the exterior walls as a form of decoration consistent with Mission style buildings. The revised design also incorporates a number of details found in Mission Revival architecture. The building exterior has flat stucco surfaces punctuated by recessed windows and door openings. Round arches characteristic of the Mission Revival style appear on all elevations. Ornamental ceramic tiles are placed strategically between arches. On the south elevation, the arches create an arcade that covers the drivethrough aisle providing screening of the vehicles in the drive-through. A diamondshaped decorative tile pattern placed at each end of the drive aisle provides interesting visual accent. Divided-light windows on the north and east elevations in a charcoalmetal trim also reinforce the Mission Revival style. Figure 5. Revised In-N-Out building design in the Mission Revival style. While the applicant has indicated that the latest design concept borrows from the Union Station in Los Angeles, which is another landmark building, many of the building s features can be traced to local Alameda roots. For instance, the cupola on the tower evokes the twin towers design of the United Methodist Church on Central Avenue. The Planning Board Meeting Page 5 of 8

6 cross pattern of the ceramic tile design resembles the ornamental brick work that was a key feature of the former Union Iron Works Turbine Building, another local National Register historical landmark (demolished in 1984). Figure 6. Ceramic tile pattern bears resemblance to the brick pattern of the former Union Iron Works Turbine Building. Overall, the revised design is a contemporary interpretation of historic Mission style buildings found in other commercial areas in Alameda and would fit into the Webster Street Business District. It would also provide Alameda with a one-of-a-kind In-N-Out Burger restaurant not found in other cities. Landscape Plan On July 22, 2013, the Planning Board generally supported the landscape plan and made recommendations to align the landscaping with the placement of the buildings. The landscape plans include ample use of screening trees and groundcover along the perimeter, shade trees and a bio-swale within the interior of the site and special plantings surrounding the monument signs. Exhibit 2 also contains a Bay-Friendly Plant Palette. The landscape plan and the plantings were selected to ensure their tolerance to moist soils that are high in alkalinity and salinity. The landscape plan and plantings relate to the landscaping in the adjacent Alameda Landing project and the island in general, reinforce and support the circulation and design goals of the project. Low evergreen planting lines the perimeter of the building and shade trees are provided at intervals along the parking aisles to provide additional visual interest. The proposed landscaping is also low maintenance, in keeping with Bay Friendly landscape guidelines. The bioswale plantings are selected to filter stormwater run-off to appropriate levels prior to releasing it to the storm drain system that leads to a central outlet at the estuary. Staff believes the landscape plans are well designed and feature trees and plants that are appropriate for the buildings and the site. Monument Signs On July 22, 2013, the Planning Board generally supported the design of the monument signs but recommended that the Alameda Landing letters on the gateway sign be reduced in size. The attached drawings (Exhibit 2) now include only two monument signs, as discussed below. Planning Board Meeting Page 6 of 8

7 A City gateway monument sign is proposed in the northern most corner of the site closest to the Webster Street tube. The sign reads, Welcome to Alameda in 12-inch letters and Webster Street Business District in six- and eight-inch letters. The letters are mounted on a brick monument base that is six feet, six inches high and 23 feet, six inches across. Staff is pleased with this design, the size of the monument and the size of the letters. The letters are large enough to be legible to motorists exiting the Webster Street Tube. As part of the latest revisions to the plans, the Alameda Landing gateway monument sign originally proposed immediately adjacent of the City gateway sign has been eliminated. The second monument sign is proposed in the southern most corner of the site at the northwest corner of Webster Street and Stargell Avenue. The sign reads, Alameda Landing in large blue and white letters. The letters are mounted on a brick monument base that is approximately 42 inches high and 28 feet in length. A second brick wall is located behind the monument sign and wraps around the corner. This brick wall is approximately 42 inches high and 66 feet in length. The prior design featured letters that were 42 inches in height and 18 inches deep. At the meeting on July 22, 2013, the Planning Board indicated that the letters were too large and should be reduced in size to be more compatible with the College of Alameda sign across Stargell Avenue. The revised plans show letters that are 28 inches in height and the entire sign spans 21 feet across. Staff believes that the reduced size of the letters (from 48 to 28 ) is more appropriate to the scale of the other monument signs in the City. The letters are large enough to be legible to motorists, bicyclists and pedestrians without being too distracting. ENVIRONMENTAL REVIEW The proposed project is categorically exempt pursuant to CEQA guidelines In-fill Development Projects: the project is consistent with the General Plan and zoning designation, is within the city limits on a site less than five acres in size, the site does not provide habitat for endangered, rare or threatened species, the site is adequately served by required utilities and public services, and approval of the project would not result in any significant effects related to traffic, noise, air quality or water quality. The site circulation and access points were developed in consultation with Fehr and Peers, Transportation Engineers and Planners. It was concluded that the project would not result in any significant traffic impacts at nearby intersections. 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. On August 6, 2013, the applicant presented preliminary design drawings for the In-N- Out Burger restaurant and Chase Bank to the West Alameda Business Association design subcommittee. Comments provided by the subcommittee on the architectural Planning Board Meeting Page 7 of 8

8 design were addressed by the applicant in the latest drawings. Staff has not received any other public comments on the building designs. RECOMMENDATION Hold a public hearing and approve the proposed Draft Resolution approving the Design Review for the Safeway Fuel Station, In-N-Out Burger and Chase Bank buildings. Respectfully Submitted, Allen Tai Supervising Planner Exhibits: 1. Draft Resolution 2. Design Review submittal including revised elevations for the Safeway Fuel Station, In-N-Out Burger and Chase Bank Buildings Planning Board Meeting Page 8 of 8