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PlanningBoard,2013-01-15,1,"APPROVED MEETING MINUTES
REGULAR MEETING OF THE
CITY OF ALAMEDA PLANNING BOARD
MONDAY, JANUARY 15, 2013
1. CONVENE:
7:04 p.m.
2. FLAG SALUTE:
Board Member Henneberry
3. ROLL CALL:
President Zuppan, Vice-President Burton, Board members
Knox White, Henneberry and Köster.
4. AGENDA CHANGES AND DISCUSSION:
Item 7.A moved to after 7.C.
Board member Knox White
Board member Burton seconded the motion
Motion carried, 5-0, no abstentions
5. ORAL COMMUNICATIONS:
None
6. CONSENT CALENDAR:
6.A. Annual Review of the City of Alameda Food Truck Program and Recommend
Adoption of Revised Program Guidelines. The Planning Board will review and make a
decision on a staff recommendation to revise the program guidelines.
President Zuppan pulled item from consent.
Eric Fonstein, Development Manager, gave a brief update on the guidelines.
Board member Henneberry questioned the experience relating to brick and mortar
establishments at SouthShore Center.
President Zuppan asked if permits of use could be adjusted, and would that cost anything.
Andrew Thomas briefly described the process.
President Zuppan opened for public comment.
Mr. Young Han Yi, owner of Pearls Burgers reported the food truck events have negatively
impacted his business. He asked for a review of other food establishments. His loss has
been up a major hit on Saturdays. He asked for them to look at each food truck running
on a generator and waste oil disposal. He has health and safety concerns, and are those
food trucks required the County food handling certification. He stated concerns that
parking in the area is over crowded.
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PlanningBoard,2013-01-15,2,"Vice President Burton asked what the percentage of loss on a Saturday.
Mr. Yi stated as much as 33%. They opened in August 2010, and had food truck been in
the marketing plan for the Center he would have looked at that further.
Board member Henneberry asked if he knew the impact on the other local eateries at
South Shore.
Mr. Yi stated he didn't know the numbers.
Mr. Robb Ratto, Executive Director, Park Street Business Association (PSBA), stated that
the PSBA Board of Directors voted not to allow the food trucks in the Park Street retail
area. PSBA Members feel that the permit fees for food trucks should be in line with the
fees for brick and mortar eateries, but they are not.
President Zuppan closed the public comment.
Vice President Burton stated his support of the proposed changes. At a future date, he
would like to revisit the ordinance. He has concerns about limitations on the location of
food trucks and would like to see a study on the impact the trucks have on brick and
mortar establishments and whether new areas could be added with no adverse impact
current vendors.
Board Member Köster agreed with Vice President Burton.
Board Member Knox White would like to talk more about the generators, and is in support
of bringing the ordinance back for further discussion.
President Zuppan stated she is supportive of the changes to the guidelines.
Board member Knox White motioned to approve.
Board member Henneberry seconded the motion.
Motion carried, 5-0; no abstentions
7. REGULAR AGENDA ITEMS:
7.B. Use Permit and Design Review - PLN12-0230 - 1928 High Street - European Auto
Repair. Use Permit and Design Review approval to add a smog test facility to the existing
business. Exterior changes consist of removing one window facing Fernside Blvd and
replacing it with a garage door. The service bay is not deep enough to completely enclose
the automobiles being serviced; therefore a portion of the cars will remain outside the
building. Pursuant to Alameda Municipal Code (AMC) $30-4.8 (c)(6), a Use Permit is
required for uses not conducted within an enclosed building.
Planning Services Manager, Andrew Thomas presented an overview of the Use Permit.
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PlanningBoard,2013-01-15,3,"Board member Köster asked if there will be a design review tonight. He also questioned
the curb cut going directly into the garage and smog only versus a smog station.
Mr. Thomas replied that the design can come back to the Board at a later date. Yes there
is a curb cut directly to garage, and the applicant can speak on the smog servicing
question.
Owner/Applicant Albert Boehler, stated the state laws have changed as of January 2013
and the reason he submitted his application is that there are no longer a test only facilities.
There is a star certification required by the state, and he is confident his shop can meet
that standard.
Board member Henneberry asked whether the vehicles being serviced would be half way
out of the bay what would the noise ramifications be, and if noise is part of the state
certification.
Mr. Thomas reported they have looked at other facilities, and the noise readings have met
the ordinance levels, and noise is not part of the state certification.
President Zuppan opened public comment.
Mr. Boehler wanted to clarify that cars built in the year 2000 or newer would have a simpler
test then older models. New cars don't need the car to be running for a long period of
time to test.
Terry Walker, resident, stated that the dynamometer makes a loud noise, the wheels roll
fast and the engine revs up also making loud noise. He expressed concern on signage,
and the number of cars on Fernside Boulevard.
Daryl Dorn, stated that he lives next door to the service station and is concerned about the
noise and pollution. He is concerned about the impact to the elderly community across
the street, along with the High Street business corner.
Jon Spangler, stated that he doesn't live close to the area in question but has been a
longtime customer of Engine Works in a similar neighborhood. He suggested a one-year
review for the use permit and he supports the application.
President Zuppan closed public comment period.
Board member Henneberry asked the noise pollution issues.
Mr. Thomas stated that the use permit could be reviewed and compliance with noise
standards a condition of the permit.
Board member Henneberry asked if the owner operates on Saturdays.
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PlanningBoard,2013-01-15,4,"Mr. Boehler stated they do not typically operate on Saturdays.
Mr. Thomas stated that the Board could limit the use to Monday through Friday.
President Zuppan inquired as to the testing and which car is being checked for noise
ordinance when a complaint comes in.
Mr. Thomas stated it is the machine and not specific to which car is being tested at the
time of complaint. He isn't sure if the car or the machine is louder.
Board member Knox White asked if the car is hanging out of the bay, how is the tailpipe
being filtered.
Mr. Boehler replied that the testing is the probe inside the exhaust pipe and adding a
ventilation system at the test location would cause a negative reading.
Board member Knox White stated the rolling up door would not be improving this site. This
is a commercial property and would like to review this in six months. There is a design
review attached but he doesn't feel this is enough to approve the design right now.
President Zuppan asked for more staff input on discussion with applicant.
Board member Köster stated that when the site comes back for Design Review approval
there will need to be substantial improvements.
Mr. Thomas summarized the Board's options on this item.
Vice President Burton motioned to approve the Use Permit resolution but not the Design
Review with edits to the findings and additions of landscape, parking and a signage plan in
the design review permit and a six-month review.
Board member Knox White seconded Approved 5-0.
7.C. Historic Preservation Workshop. The Planning Board will hold a public workshop to
discuss the ongoing effort to revise and amend the Historic Preservation Ordinance. No
final actions will be taken by the Planning Board on this item.
Planning Services Manager, Andrew Thomas provided the Board an update on the
ordinance.
President Zuppan opened public comment period.
Robb Ratto, Executive Director of PSBA, stated he would like the ordinance to include a
commercial building component. He stated all business districts agree.
Christopher Buckley, AAPS, added some more information regarding the historic
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PlanningBoard,2013-01-15,5,"ordinance and how it relates to the historic study list.
President Zuppan closed the public comment period.
Vice President Burton commented on pages 5 and 6, regarding definitions.
Mr. Thomas reported that definitions were an ongoing item for review.
Board member Köster asked if the historic trigger year of a building will change in the
future.
Mr. Thomas stated it could change to anything older than 50 years, but possibly getting rid
of the language and define the design review system.
Board member Köster asked about the Commercial component mentioned by Mr. Ratto.
Mr. Thomas reported the process currently, and that the process can change eliminating
the duplication with other Boards.
Board member Henneberry commended staff on the direction they are moving.
Board member Knox White commented that the Purpose of the ordinance should be
clearer and how will the ordinance do what it is saying. He talked about the word,
""enhance"" and its definition, but asked if the Purpose could be taken to Council before
moving forward with the ordinance. He suggested a joint meeting with HAB soon.
President Zuppan agreed with member Knox White regarding the Purpose. She stated the
scope should be more in line with the Purpose. It would be valuable to have a secondary
process. She wanted to emphasize the commercial component for residents in the
business districts, and specifically Alameda Point.
7.A. Draft Zoning Ordinance Amendments, Design Review Manual Amendments, related
General Plan Amendment Final EIR for the North Park Street Planning Area and
Associated Zoning Ordinance and General Plan Amendments. The Planning Board will
review and make a decision on a staff recommendation to certify the Final EIR, approve
the revised zoning, approve amendments to the Design Review Manual, and approve an
associated General Plan Amendment for an area located between Oak Street, the
Oakland Estuary, Tilden Way, and Lincoln Avenue. Moved to end of meeting.
Board member Köster recused himself from the meeting.
Planning Services Manager, Andrew Thomas provided a presentation on the item.
Board member Henneberry asked for clarification on the height limits. He asked what the
height is of a specific building on Clement. He asked staff to brief him on the yellow
house incident on Buena Vista. He further asked for clarification on the retail matrix.
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PlanningBoard,2013-01-15,6,"Mr. Thomas provided the brief clarification, along with explaining the alcohol definitions.
Board member Knox White further asked about the grocery and alcohol definition.
Board member Henneberry stated to make the definition consistent for alcohol.
President Zuppan opened the meeting for public comment, and stated there are 11
speakers.
Vice President Burton motioned to limit speakers time from 5 minutes to 3 minutes.
Board member Henneberry seconded the motion.
Motion carried, 4-0-1.
David Baker, resident, stated his main concern was with the height limit going from three to
five-stories and in the past 12 years there has only been one request. Why review this
debate again. There is a wonderful view because power lines are underground.
President Zuppan clarified the current height limit is 100', and ten stories.
Patsy Paul, stated her concerns are with the proposed new height limit, along with parking
lots and parking garages. She stated further concerns with proposed mixed-use zones.
She asked for more green building.
Robb Ratto, PSBA, stated that he supports the staff recommendations and thanked the
subcommittee. He proposed looking at further options per specific buildings. He provided a
review of the yellow house property and process.
Christopher Buckley, Alameda Architectural Preservation Society (AAPS), stated he would
like to see this go to City Council as soon as possible. He approves of the changes and
thanked staff, the subcommittee and the Board for the work done. He commented on the
height limit and is concerned with the scale proposed. He commented on office space and
mixed use zones.
Corinne Lambden, expressed concerns about the height limit being too high. The gateway
shouldn't swallow the street. She commented that the yellow house had a reuse / recycle
condition attached that didn't happen and the owner wasn't held accountable.
Helen Sause, Housing Opportunities Make Economic Sense (HOMES), absent but
provided written comments.
Jon Spangler, resident, provided a briefing on his involvement with development projects.
He supports AAPS comments. He feels this project isn't ripe yet. He expressed concerns
with creating non-friendly walk and bike tunnel effected areas when buildings are too tall,
and each new development needs open space areas. The 40' limit should be maximum,
asked there be more consideration before approving this item.
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PlanningBoard,2013-01-15,7,"President Zuppan called for motion to extend the meeting.
Board member Knox White motioned to go until midnight.
Vice President Burton seconded the motion.
Motion carried, 4-0-1; Koster recused
Laura DiDonato, resident, provided written comments and asked for this item to reconsider
the property that is the former Island High School on Eagle Avenue. The Alameda Unified
School District (AUSD) Board is meeting to talk about this specific property.
Melanie Wartenberg, resident, previously provided written comment along with 60
signatures from neighbors. She asked that more green space and open space be
considered to balance the neighborhood. She mentioned that she is a member of Project
Leaf.
Karen Bey, resident, expressed thanks to the Board and staff. She suggested the purpose
statement to include ""promote historic tourism', and to also include it in the vision
statement.
She asked the Board to consider the West End's Neptune Beach District. She asked if
there were funds for park streetscape on this project.
President Zuppan closed the public comment period.
Mr. Thomas reported there are no funds for public streetscape, or park space. There is no
scenario where the city purchases the property on Eagle Avenue. The only comment he
has heard is the Housing Authority might have the funds to purchase the site. He reiterated
that it is AUSD's property.
Board Member Henneberry mentioned the railroad property along Tilden Way and
questioned whether the City can acquire it as imminent domain.
Mr. Thomas stated that imminent domain properties still have to be purchased.
Board member Knox White had one comment regarding parking stating that reciprocal
parking should be a default.
President Zuppan asked for clarification on reciprocal parking.
Board Member Henneberry suggested that a change on the retail language to be uniform
and be incorporated city-wide.
Vice President Burton pointed out a typo, and asked about clarification on industrial
lighting, and asked for clarification of electrical language. He expressed thanks to staff and
members, also to the community members for helping with the process. He stated that
without the higher buildings there would be no mixed-use development.
President Zuppan expressed appreciation to all members of the community for staying
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PlanningBoard,2013-01-15,8,"involved with the long process. She stated support of the changes from other Board
members.
Board member Knox White motioned to approve with requested changes.
Board member Henneberry seconded the motion.
Motion carried, 4-0-1; Koster recused.
8. MINUTES
Minutes from the Regular meeting of September 10, 2012 - No quorum
Minutes from the Regular meeting of December 10, 2012 (Pending)
9. STAFF COMMUNICATIONS
9.A. Future Agendas
10. WRITTEN COMMUNICATIONS - None
11. BOARD COMMUNICATIONS - None
12. ORAL COMMUNICATIONS - None
13. ADJOURNMENT- - 11:32 p.m.
Approved Meeting Minutes
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