body,date,page,text,path
PlanningBoard,2008-09-08,1,"MINUTES OF THE REGULAR PLANNING BOARD MEETING
MONDAY, SEPTEMBER 8, 2008
COUNCIL CHAMBERS, CITY HALL
2263 SANTA CLARA AVENUE - 7:00 PM
President Kohlstrand called the meeting to order at 7:08 p.m.
FLAG SALUTE:
Vice President Ezzy Ashcraft
ROLL CALL:
PRESENT:
ABSENT:
Board members Autorino, Lynch, and McNamara.
STAFF PRESENT:
Andrew
Thomas,
Planning
Services
Manager/Secretary to the Planning Board; Assistant
City Attorney Farimah Faiz, Planner III Doug
Garrison;
Althea
J.
Carter,
Executive
Assistant/Recording Secretary; Obaid Khan, Public
Works; Eric Fonstein, Development Services, Doreen
Soto, Development Services
MINUTES:
Minutes for the meeting of July 14, 2008 (pending).
Minutes from the meeting of July 28, 2008 (pending)
Minutes from the meeting of August 11, 2008 (pending)
Minutes from the meeting of August 25, 2008 (pending)
5.
AGENDA CHANGES AND DISCUSSION:
Board member Cunningham moved and Vice President Ezzy Ashcraft seconded the
motion to move Consent Calendar Item #8-A to Regular Agenda Items and, at the
request of the applicant, to continue Item 9-A to the meeting of September 22, 2008.
The motion passed with the following voice vote - 4, Noes: 0; Absent: 3; Abstain: 0.
6.
STAFF COMMUNICATIONS:
6-A. Future Agendas
Staff provided an update on future agenda items.
6-B. Zoning Administrator Report
The Zoning Administrator meeting of September 2, 2008 was cancelled.
Page 1 of 7",PlanningBoard/2008-09-08.pdf
PlanningBoard,2008-09-08,2,"7.
ORAL COMMUNICATIONS:
Anyone may address the Board on a topic not on the agenda under this item by
submitting a speaker's information slip, subject to the 5-minute time limit.
The public hearing was opened.
Patsy Paul spoke in opposition to the number of affordable housing units relocated from
Grand Marina to Island High. She believes affordable housing options should be one-
half rentals and one-half home ownership and design of housing on the Island High site
should reflect the historical character of the neighborhood.
Nanette Burdick supported the comments made by Patsy Paul.
The public hearing was closed.
8.
CONSENT CALENDAR:
Consent Calendar items are considered routine and will be enacted, approved or
adopted by one motion unless a request for removal for discussion or
explanation is received from the Planning Board or a member of the public by
submitting a speaker slip for that item.
9.
REGULAR AGENDA ITEMS:
8-A. Alameda Landing Development Agreement Annual Review. The applicant,
Catellus - A Prologis Company, requests a Periodic Review of the Alameda
Landing Development Agreement as required under Zoning Ordinance Section
30-95.1 The properties are zoned MX (Mixed Use Planned Development
District). (AT) This item was moved from Consent to Regular Agenda Items.
Andrew Thomas presented the staff report. The applicant has met all obligations and is
in compliance with the Development Agreement. Staff recommends the Board declare
that the Developer has demonstrated good faith compliance with the material terms and
conditions of Alameda Landing Development Agreements.
Aidan Barry, Catellus representative, provided an update on development of the site. It
was a seven year acquisition process to negotiate the use of 860 Atlantic for
educational purposes. The site is approximately 25,000 square feet with 9,000 square
feet of laboratory space. A 4-party agreement to gain right of way access was reached
in advance of the estimated timeline. Clif Bar terminated the letter of intent since a
specific delivery schedule for building could not be reached. Clif Bar is back in
negotiations regarding a potential site at Alameda Landing. The company is looking for
a 100,000 square foot headquarters but is also considering locations in other cities.
Page 2 of 7",PlanningBoard/2008-09-08.pdf
PlanningBoard,2008-09-08,3,"Negotiations are ongoing regarding retail development. The decline in the real estate
market has negated most pending deals. Target has initiated discussions regarding a
location at this site. If negotiations progress the Board will be provided with an update.
In response to an inquiry from Board member Ezzy Ashcraft, the applicant stated there
have been no changes regarding the reuse of the wharf and warehouses. The plan is to
remove 100 feet to allow public access. This includes the existing parking shed.
Board member Cunningham moved and Vice President Ezzy Ashcraft seconded the
motion declaring the Developer in compliance with the material terms and conditions of
the development agreements. The motion passed with the following voice vote - 4,
Noes: 0; Absent: 3; Abstain: 0.
9-A. PLN08-0153 - General Plan Amendment -2400 Mariner Square Drive. The
applicant is requesting a General Plan Amendment for the MU2 Mariner Square
Specific Mixed Use Area to permit additional office use. The site is located at
2400 Mariner Square Drive within M-2-PD General Industrial (Manufacturing)
Planned Development Zoning District. (CE). (Continued from August 11, 2008).
At the request of the applicant, this item was continued to the regularly scheduled
Planning Board meeting of September 22, 2008.
9-B. North Lincoln Strategic Plan. The Planning Board will be reviewing the August
2008 Public Review Draft of the Gateway District Strategic Plan and making a
recommendation to the City Council. The Gateway District Strategic Plan
recommends redevelopment and design strategies or the blocks on either side of
Park Street between Tilden Avenue and the Park Street Bridge. (DG)
lan Ross, with City Design Collective, gave an overview of his consulting firm which was
responsible for preparing the report. He presented the plan to the Board. He explained
that the approach used to create the proposal was based on land use history in
Alameda and discussed the purpose of the strategic plan as well as the process used to
obtain public input. The plan recommends eliminating single use zoning and creating
flexibility to attract new businesses. The proposal does not impact existing parcels but
sets guidelines for new projects. Economic recommendations include: creating custom
land use options, targeting businesses that complement the plan, and encouraging new
residential uses.
In response to a question from the Board, staff reviewed the process for Board
comments and discussion, and how the Board's input would be incorporated into the
Strategic Plan.
The public hearing was opened.
Page 3 of 7",PlanningBoard/2008-09-08.pdf
PlanningBoard,2008-09-08,4,"Joseph Yon spoke in support of including the Island High site in the Strategic Plan. He
would like the Island High site limited to 12 units. He also submitted written comments.
Christopher Buckley submitted written comments. He was pleased with the plan and
suggested some small changes detailed in his written comments.
Corinne Lambden spoke on behalf of the Alameda Architectural Preservation Society
(AAPS). She expressed concern regarding building height and would like to see it
reduced from 100 feet to four stories. She was concerned that a parking structure
would not meet demand. She would like the plan to consider hidden historic treasures
and did not believe the maps contained in the plan included all historic buildings in
Alameda, because the AAPS shows 112 historic buildings in Alameda and the Strategic
Plan states there are only 56.
Charles Howell from AAPS would like a comprehensive list of historic buildings. He
would prefer multiple small parking structures as opposed to one large structure and he
would like a reduction of building height from 100 feet to 40 feet.
Nanette Burdick believed it was a good plan but she did have some concerns regarding
building height and would prefer multiple smaller parking structures. She believed
redevelopment of the Island High site should be compatible with the neighborhood.
David Kirwin had some of his concerns addressed during lan's presentation. He did not
believe the plan would negatively affect traffic, and should accommodate bicyclists as
well as pedestrians.
The public hearing was closed for board discussion.
A Board discussion ensued regarding the vision and goals for the area. Green elements
should be incorporated into the Plan as much as possible. Acknowledgement that this is
a waterfront area and incorporation of marine uses should be included. A possible
partnership with Oakland concerning residential uses and water access should be
explored. The plan should consider noise and traffic with pedestrian uses as well as
bicycle parking. A water taxi from Jack London Square to Alameda should be
considered, and public access to the water is important.
In response to an inquiry from the Board, staff responded that development regulations
must be revised prior to approval of the Strategic Plan.
The Board expressed concerns about providing widespread on street parking and
agreed with the public input regarding smaller parking structures. The Board would
prefer additional parking structures be wrapped into retail. Roof top parking should be
considered. Use of the existing city parking garage should be encouraged.
Staff responded that citywide parking requirements would be presented to the Board at
a future date prior to zoning updates.
Page 4 of 7",PlanningBoard/2008-09-08.pdf
PlanningBoard,2008-09-08,5,"The Board provided the following direction:
No drive-through access on Park Street
Take inventory of and make accommodations for historic structures
Underground all utilities
At the intersection of Park and Lincoln pedestrian improvements are needed
Tilden Street needs attention regarding bicycle paths and pedestrian walkways
Pedestrian connection to Park Street bridge
Link the plan to other initiatives, for example the Transportation Element,
Parking, and Public Art Commission
Consider rooftop parking in addition to garages
Identify parking structures that should be retained
Further work should be done to create waterfront guidelines for this area
The Board thanked the consultant for a very thorough analysis.
9-C. Form-Based Zoning Study. The Planning Board will hold a study session to
discuss form-based approaches to land use regulations and the potential
applicability of form-based zoning for areas within Alameda. The Planning Board
will not be taking an action on this item. The study session is for informational
purposes only. (AT)
This item was continued to a future meeting date.
President Kohlstrand approved a short recess.
9-D. Ballena Bay Study Session. The Planning Board will hold a study session to
review preliminary residential development concepts for the Ballena Bay area.
The Ballena Bay area is located south of Tidewater Drive on Ballena Boulevard.
The area is zoned CM, Commercial Manufacturing. Per direction from the City
Council, the Planning Board is asked to provide review and comment on the
proposals, but the Board will not be taking any final action on this item. The study
session is for informational purposes only. (DS/DSD)
Doreen Soto presented the staff report. She explained the first step in the 4-5 year
process was renegotiation of the marina lease. The lease, approved in 2007, requires
upgrades to the site including removal/replacement of the wooden piers. The lease
requires that the property be divided into three parcels: the marina parcel, the
commercial parcel, and the remainder parcel. The remainder parcel is being used for
housing and open space as directed by the City Council.
In response to a board inquiry staff responded that the site is not currently zoned for
residential.
Page 5 of 7",PlanningBoard/2008-09-08.pdf
PlanningBoard,2008-09-08,6,"The developer presented the design concept for this site. There were three main
objectives affecting the design: create a successful marina, create pedestrian friendly
open space, and the financial consideration where the residential component pays for
open space improvements and ongoing maintenance. There are 19 acres of residential
and open space. The road is being redesigned to provide access to the marina and the
residential development. A parking lot is included for marina users as well as public
access parking for open space users. The residential area is designed with cul-de-sacs
and each property has views of the bay. The total open space area is 10 acres and the
bay trail will be incorporated into the open space design. The design includes 4 acres
for streets and parking, and five acres for 61 residential units. These units will be single-
family dwellings and includes a few duplexes.
The public hearing was opened.
No speaker slips were received.
The public hearing was closed for Board discussion.
Board member Cunningham stated that he liked the project design. He would like the
cul-de-sacs to be designed uniquely so they do not all look exactly alike.
Vice President Ezzy Ashcraft inquired about the vision for commercial uses.
Staff responded that commercial uses would be office space and driven by the real
estate market. Tidelands regulations restricts the area to marine uses only.
Board member Ezzy Ashcraft inquired whether predicted rising sea levels were taken
into account with the design.
The developer responded yes.
Vice President Ezzy Ashcraft moved and Board member Cook seconded the motion to
extend the meeting to 11:15 p.m. The motion passed unanimously.
A Board discussion ensued on safety and public access to the open areas.
The developer stated that residential areas are considered 24 hour use areas.
Restaurants that are open late provide a sense of safety but residents may be opposed
to the increased traffic.
Board member Cook inquired whether all the cul-de-sacs have roads that go all the way
through, and how will it be clear to the public that the road is publicly accessible.
Page 6 of 7",PlanningBoard/2008-09-08.pdf
PlanningBoard,2008-09-08,7,"The developer responded that alternating cul-de-sacs are designed to pass through.
Streetscape and the design of the connectors to provide visibility will be used to
encourage public access.
In response to a board inquiry, the developer explained that 400 parking spaces are
included in the development plan. Along some areas parking is restricted to marina
users but there are also unassigned parking areas.
President Kohlstrand stated she like the development concept and the applicant had
done a good job considering the constraints of the site. She would like more focus on
how to address geotechnical issues and sea level rise.
10.
WRITTEN COMMUNICATIONS:
NONE.
11.
BOARD COMMUNICATIONS:
Board members may ask a question for clarification, make a brief announcement or
make a brief report on his or her activities. In addition, the Board may provide a referral
to staff or other resources for factual information, request staff to report back to the body
at a subsequent meeting concerning a City matter or, through the chair, direct staff to
place a request to agendize a matter of business on a future agenda.
The Board requested staff provide an update on the status of Alameda Point at a future
meeting.
12. ADJOURNMENT:
11:03 p.m.
Respectfully submitted,
Andrew Thomas, Secretary
City Planning Board
This meeting was audio and video taped.
Page 7 of 7",PlanningBoard/2008-09-08.pdf