body,date,page,text,path
PlanningBoard,2012-04-09,1,"APPROVED MEETING MINUTES
REGULAR MEETING OF THE
CITY OF ALAMEDA PLANNING BOARD
MONDAY, APRIL 9, 2012
7:00 p.m.
1.
CONVENE:
7:06 p.m.
2.
FLAG SALUTE:
Board Member Knox White
3.
ROLL CALL:
Present: President Zuppan, Vice President Burton
Board members Ezzy Ashcraft, Henneberry, Knox White,
and Köster (arrived at 7:50 p.m.)
Absent:
None
4. MINUTES:
Minutes from the Regular meeting of January 9. 2012.
Board member Ezzy Ashcraft called for approval of January 9, 2012 minutes as
amended.
Board member Burton seconded the motion, which carried 4-0; abstentions (Knox
White).
Minutes from the Regular meeting of February 27, 2012.
Board member Knox White moved to approve the minutes of the February 27, 2012
meeting as amended.
Board member Henneberry seconded the motion, which carried 5-0, no abstentions.
Minutes from the Regular meeting of March 12, 2012 (Pending)
5.
AGENDA CHANGES AND DISCUSSION:
President Zuppan suggest reordering the Agenda to run 9A, 9C, 9D, then 9B due to the
length of time required to review Item 9B.
Board member Ezzy Aschraft motioned to change the order of the agenda to run 9A, 9C,
9D, then 9B
Board member Knox White seconds the motion to move item 9B to after item 9D.
Motion carried 5-0, no abstentions. Agenda is reordered.
6.
STAFF COMMUNICATIONS:
Approved Meeting Minutes
Page 1 of 7
April 9, 2012",PlanningBoard/2012-04-09.pdf
PlanningBoard,2012-04-09,2,"Written Report
6-A.
Future Agendas
Andrew Thomas, Planning Services Manager, described the future agendas.
Board member Ezzy Ashcraft asked if the City will have enough time to submit the
project to the State if the Board doesn't discuss the Housing Element until May 29.
Mr. Thomas replied that staff made a few changes on the draft consistent with Board
recommendations. The State has 60 days to comment on the draft. The May 29 date
allows the City to draft staff reports after they have received their comments from the
State.
On April 2, 2012 the Zoning Administrator approved a project on Fitchburg Avenue,
which is located on Bay Farm near the Alameda Municipal Golf Course.
6-B. Park Street Phase 2 Streetscape
Barbara Hawkins City Engineer presents the rendering of Park Street Streetscape Phase
2.
Board member Ezzy Ashcraft stated concerns about the appearance of the street and
said there should be some coordination with appearance and location of the metal no
smoking signs that can be installed on the street and requested that it be taken into
consideration.
Ms. Hawkins stated that she has contacted the City Manager's office and confirmed that
the office has applied for a grant from the County to get funding for the metal street
signs. The City Manager's office is also speaking with PSBA about the criteria of the
signs. She will relay the concerns about the quantity, the appearance, and the criteria for
posting the signs to the City Manager's office.
7. ORAL COMMUNICATIONS:
None
8. CONSENT CALENDAR:
8-A. Outdoor Market - Alameda College The Planning Board will hold a public
hearing to consider a Use Permit to allow an outdoor/open air market for goods
and services including but not limited to some combination of vendors for clothing,
furniture, crafts, jewelry, food items, art/talent demonstration, display/information,
and food trucks. Parking for motor vehicles and bicycles shall be provided. Days
of operation would be every Sunday, except for the first Sunday of each month. It
would also operate on the first Saturday of every month. Hours of operation shall
be from 8:00 a.m. to 4:00 p.m. Set up for the events will commence at 6:00 a.m.
and take down time shall extend to 5:00 p.m. Staff is requesting a continuance
Approved Meeting Minutes
Page 2 of 7
April 9, 2012",PlanningBoard/2012-04-09.pdf
PlanningBoard,2012-04-09,3,"to April 23, 2012.
8-B. Public Art. A public workshop to review and discuss a proposed update of the
city's public art policies including public art requirements, section 30-65 of the
Alameda Municipal Code. No action shall be taken at this meeting. Staff is
requesting a continuance to June 11, 2012.
Board member Knox White moved to approve the consent calendar.
Vice President Burton seconded, motion carries 5-0, no abstentions
9.
REGULAR AGENDA ITEMS:
9-A. 1051 Pacific Marina- City of Alameda The Planning Board will conduct a six
month review of the existing use permit in effect for the site property. This review
is being completed by the City in fulfillment of the use permit's conditions of
approval.
Andrew Thomas, Planning Services Manager gave a brief presentation recommending
that the Board accept the six month review. Staff is not recommending any changes to
the condition of approval.
Board member Ezzy Ashcraft asked if another six month review should be scheduled.
Mr. Thomas responded staff does not recommend another review if issues arise or there
are any complaints, or unusual police activity the permit can be called for review.
Board member Ezzy Ashcraft moved to accept the report.
Board member Henneberry seconded the motion. Motion carried 5-0, no abstentions
9-B. Draft TSM/TDM Plan.
Obaid Khan, Public Works Engineer gave brief presentation.
David Reinke, Associate Planner from Kittleson & Associates and Project Manager,
supplemented Mr. Khan's presentation with details of the plan.
Vice President Burton requested further research on number and size of small
employers in Alameda indicating it is a critical component to the analysis.
Board member Knox White submitted a series of questions and comments sent by email
the morning of the 4/9/2012 meeting.
Mr. Khan stated that the intention of the plan is to provide guidance and direction, not
policy. The funding requirement from Caltrans requires completion of the work, not
adoption of the plan.
Oral Communication: NONE
Approved Meeting Minutes
Page 3 of 7
April 9, 2012",PlanningBoard/2012-04-09.pdf
PlanningBoard,2012-04-09,4,"Board member Knox White made the motion to send a report with Board member
comments to City Council for acceptance, that the report come back to Planning Board
for further refinement to develop policies that can be adopted as a plan for moving
forward with TDM.
Board member Ezzy Ashcraft seconds the motion, Motion carries 6-0; no abstentions
9-C. 1716 Webster Street-Variance, Design Review and Use Permit Amendment for
expansion of the building and the convenience store use at the 76 Gas Station at
1716 Webster Street.
Andrew Thomas, Planning Services Manager, gave a brief presentation.
Board member Henneberry asked if the setback regulations were in effect when the
original building was built and if there is anyway to build the proposed building under the
current regulation and setbacks without a Variance. He also asked if neighbors had
received notification about the use permit and setbacks, and if the neighbors had made
comment.
Mr. Thomas responded that the CC Zoning District was put into place in 2000. Staff does
no know exactly what zoning was in effect when the building was built in 1955. If a
Variance is not granted the best option is to remodel the existing building, which allows
the existing setbacks which are grandfathered in. The neighborhood has been notified
about the Variance and Use Permit and neighbors are present at the meeting
Board member Köster asked about the possibility of relocating the gas pumps.
Mr. Thomas responded that staff inquired about the feasibility of relocating the tanks,
which would allow for more possibilities in the building design. Tank relocation is costly
and that requirement may prevent the project from being financially viable.
Vice President Burton requested explanation of the process for revising CC code and an
estimate of time required.
Mr. Thomas responded that timing depends on how specific the Board is in defining
revisions. Code amendment requires a Planning Board hearing, which is then
recommended to City Council for approval. Text amendments could be placed on
Planning Board Agenda's as early as June or July.
Board member Ezzy Ashcraft asked how the Chevron station and convenience store on
Buena Vista is able to abut the property line of the Housing Authority residence next
door.
Laura Ajello, Planner II, responded that the Chevron station was built more recently than
1955 and under a CM zoning. At the time the station was constructed the neighboring
uses and zoning were not residential. The Housing Authority took an industrial zoned
parcel and created a housing site.
Approved Meeting Minutes
Page 4 of 7
April 9, 2012",PlanningBoard/2012-04-09.pdf
PlanningBoard,2012-04-09,5,"President Zuppan announces that there are more than five members and bylaws allow
for speaker time to be limited to three minutes.
Board member Ezzy Ashcraft objects to limiting the speaker time because of the amount
of communication this item has generated prior to the meeting,
Board member Henneberry agrees with Board member Ezzy Ashcraft.
Vice President Burton motions to limit the speaker time to 3 minutes.
Board member Knox White seconds the motion. Motion does not carry; Ayes 3, Noes 3.
President Zuppan opened the public comment.
Daniel Hoy, building architect, provides brief response to the staff report. The architects
worked closely with the Public Works department to create the best traffic flow possible
for delivery trucks entering and exiting the parcel. He pointed out that the alley bordering
the rear and side of the building, created by current setbacks attracts vandals and is
subject to illegal dumping
Carolyn Lantz, WABA Manager, WABA Board has met with architect and Planning
Committee. WABA supports the renovations and finds them consistent with the 2011
Webster Street Vision and she believes they will enhance the street.
Mo Hassen, relative to the owner of Better Buy Liquor Store, requests that the Use
Permit for the sale of alcohol be denied. There are five stores and three bars selling
liquor on/near Webster Street already, an increase in alcohol could negatively impact
other businesses.
Dave Franklin, resident and property owner of 706, 710, & 714 Buena Vista adjacent to
the proposed site, opposes both the Variance and the Use Permit. Allowing the
Variance will impact property value; echoes Mr. Hassen's statement about the
abundance of alcohol availability on Webster Street.
Linda and Ray Baumbick, tenants at 706 Buena Vista, oppose both the Variance and
Use Permit due to an increase in noise, and police activity. If the Board approves the
Variance and Use Permit, they request that the Board make stipulations for a required
privacy barrier.
Christopher Buckley, City Planning Consultant and WABA Design Committee Member,
approves granting of the Variance. The proposed building is a convenience market and
does not meet the definition of a Service Station in the Zoning Ordinance. The General
Plan encourages buildings on Park and Webster Street to extend to property lines.
Zoning regulations are supposed to promote implementation of Policy 33H the General
Plan. He suggests that should the Board determine that the definition of a service station
does not apply to this property that a Deed Restriction be recorded on the Property so
any future building does not change to meet the definitions of a service station.
Approved Meeting Minutes
Page 5 of 7
April 9, 2012",PlanningBoard/2012-04-09.pdf
PlanningBoard,2012-04-09,6,"Board member Ezzy Ashcraft stated that she believes the Variance should be granted
but the Use Permit should be denied for the following reasons:
The property is next to the only single family residence on Webster Street; it is more
advantageous to public welfare to get rid of the dead space and eliminate a space where
illegal dumping and vandalism regularly occur. This structure would enhance pedestrian
safety. Variance should be reduced from gas station requirements to convenience store
requirements. She expressed her concern about alcohol sales and the number of liquor
stores in the area.
Board member Henneberry opposes grating the Use Permit for the sale of alcohol due to
the number of locations to purchase alcohol in the area. He expressed his support for
reduced set back for a new building.
Board member Köster, in following the General Plan, would like to see a design with the
building built to the street frontage
Board member Knox White stated his view that what is proposed would significantly
improve the look of Webster Street; however this abuts a residential property, which is
the beginning of a residential neighborhood. He would like to see alterations to the plan
in terms of limiting building height and providing at least a five foot setback and a zero
setback on Webster Street. He also would like to approve the Use Permit for the sale of
alcohol with the condition of prohibiting the sale of single servings.
Vice President Burton stated his interest in staff revising the Municipal Code to
accommodate for five foot setbacks. Having a zero setback next to a residential
property affects light, air, and their back yards; would like to see revisions to the building
height and a setback providing security fences and lighting to accommodate for the
residential neighbors; a five foot set back makes a big difference in terms of how lighting
and air are affected.
President Zuppan questions how Use Permit Conditions to limit alcohol sales of single
servings will be enforced. She expressed her concerns about additional alcohol sales in
the area.
Board member Knox White moves to continue the discussion of the Variance
Board member Köster seconds the motion. Motion carried 6-0, no abstentions
Board member Ezzy Ashcraft moves to deny the Use Permit for the sale of alcohol.
Board member Henneberry seconds the motion. Motion carried 6-0, no abstentions
9-D.
Alameda Municipal Code Text Amendment-Revise the regulations governing
the location of Massage Therapists and associated uses including Tattoo in the
Community Commercial District.
Andrew Thomas, Planning Services Managers makes brief presentation
Approved Meeting Minutes
Page 6 of 7
April 9, 2012",PlanningBoard/2012-04-09.pdf
PlanningBoard,2012-04-09,7,"Board member Knox White asks for specifics on how Tattoos Parlors differ from day
spas, beauty salons, medical facilities, yoga studios and other non-retail facilities allowed
on the ground floor.
Lori Taylor, Community Development Director, responds that one area of concern is the
parking impacts. Turn around on parking for a tattoo parlor is not the same as
Supercuts.
Board member Knox White responds that parking turnaround would not change whether
the business is allowed on the ground floor or the second floor.
Public Comments
Carolyn Lantz, WABA Manager, support the revision. The BIA members would like to
see more diversity of businesses within the area; there are already two tattoo salons in
the district; limiting the studios to the second floor will allow for other businesses.
Board member Ezzy Ashcraft moves to recommend the proposed ordinance
amendments to City Council for adoption.
Vice President Burton seconds the motion. Motion carried 6-0, no abstentions
10.
WRITTEN COMMUNICATIONS:
President Zuppan announces that there is information about highly recommended
upcoming conferences in the Agenda Packet and via email, as well as a copy of the Bay
Area Monitor.
11.
BOARD COMMUNICATIONS:
None
12.
ORAL COMMUNICATIONS:
None
13.
ADJOURNMENT: 10:57 p.m.
Approved Meeting Minutes
Page 7 of 7
April 9, 2012",PlanningBoard/2012-04-09.pdf