body,date,page,text,path
PlanningBoard,2013-05-13,1,"APPROVED MEETING MINUTES
REGULAR MEETING OF THE
CITY OF ALAMEDA PLANNING BOARD
MONDAY, MAY 13, 2013
1. CONVENE:
7:02 p.m.
2. FLAG SALUTE:
Board Member Tang
3. ROLL CALL:
President Zuppan, Vice President Burton, Board members
Alvarez-Morroni, Henneberry, Knox White, Köster (arrived at
7:15), and Tang
4. AGENDA CHANGES AND DISCUSSION:
Andrew Thomas, City Planner, requested that item 6.A. be pulled from Consent and be
continued May 29, 2013.
Vice President Burton motioned to approve.
Board member Alvarez-Morroni seconded the motion.
Motion carried, 6-0-1 (Köster arrived late)
5. ORAL COMMUNICATIONS: None
6. CONSENT CALENDAR:
6.A. Consideration of Determination of Consistency of the Proposed Fiscal Years
2013-2014 and 2014-2015 Capital Improvement Plan with the City of Alameda's
General Plan. Staff requests the Item be continued to the meeting of May 29,
2013.
7. REGULAR AGENDA ITEMS:
7.A. Design Review Application PLN13-0060 and PLN13-0061 Design Review
application to construct 253 residential units, two commercial spaces, internal
roadways and alleys, parks and open spaces on 22.3 acres located at 2700 Fifth
Street and commonly known as the ""Alameda Landing Residential Project""
Applicant: TriPointe Homes and Catellus.
Planning Manager, Mr. Andrew Thomas provided a briefing and update to the Board.
Mr. Bill Sadler, TriPointe Homes, provided a presentation to the Board.
Jill Williams, Architect, and Samantha Haimovitch, Landscape Architect, gave a
presentation showing the different building designs and the accompanying landscaping
for the project.
Approved Meeting Minutes
Page 1 of 10
May 13, 2013",PlanningBoard/2013-05-13.pdf
PlanningBoard,2013-05-13,2,"Mr. Thomas stated he is pleased by the amount of work the applicant has done on the
project. He stated that the goal is to make 5th Street a very pedestrian and bike friendly
corridor. The four blocks of buildings need to look great. This development will be different
and unique.
Board Member Knox White asked when will there be a list of conditions of what the Home
Owners Association (HOA) will handle.
Mr. Thomas stated this depends on when during the project issues arise.
Board member Knox White asked about the Resolution addressing 253 housing units plus
two commercial spaces and are those commercial spaces designated. He stated that
one of the plans for the affordable housing units is a plan the sub-committee asked the
applicant not to move forward with.
Mr. Thomas stated the commercial spaces on Singleton are defined, and currently
governed by the Master Plan. He stated that should an approval move forward on the
affordable housing piece, staff can make a note and mention the removal of one.
Board member Knox White asked about the widening of streets in the residential areas.
He further asked about block D on the map, why is there an additional 2'.
Mr. Matt Naclario, Public Works Director, addressed the questions and spoke on the city
standards for streets, including curb widths. The exception is when we are
accommodating bike lanes, but still keeping to the standard. He stated they will look into
the 2' question.
Board member Knox White asked about the low fence height in the paseos.
Ms. Haimovitch stated that element hasn't changed from previously presented. This is
designed for low planting.
Board member Knox White asked about the walls around the two commercial spaces on
Singleton. He further asked for clarification on the step-up for the Universal Design units
on the ground.
Ms. Williams explained the flush threshold vs. a step-up for both commercial and the
residential units. The Universal Design units would need access from the sidewalk,
which wouldn't be a ramp, but a gradual increase into the home.
Board member Köster asked about community gardens in the Open Space area.
Ms. Haimovitch stated the landscape design hasn't been completed, and HOA's will have
a weigh in on the topic.
Approved Meeting Minutes
Page 2 of 10
May 13, 2013",PlanningBoard/2013-05-13.pdf
PlanningBoard,2013-05-13,3,"President Zuppan asked for clarification on the elements and landscape plan being
conceptual only, and if so what is being approved tonight.
Mr. Thomas clarified the landscape palette is up for approval along with the conceptual
plans (i.e., trash recepticles).
President Zuppan opened public comment period.
Susan Deutch, Vice-Chair Disabilities Commission, spoke in favor of Universal Design.
Christopher Buckley,resident, spoke on the 3-story homes and suggested some minor
changes to the pop-up designs. He suggested maybe look at the Bayport as a model.
He referred the Board to the North Park Street design manual for guidance.
Eleanor Alperton, she asked about how many parking spaces are designated for the 253
units, because she lives in Bayport and there is a parking issue there.
Mr. Thomas responded that every unit will have two parking spots, including garages.
Helen Sause, she wanted to thank the Board for the good plan and mix of attractive units.
She asked about the streets with alleyways, are the lot coverage 100% and will there be
breathing space. She asked about transit for the area, and small retail. She asked
about providing housing over the flat roof retail.
Mr. Thomas responded by saying the lots on multi-family are almost 100%, and
everything is alley loaded. Single Family Residents (SFR) will have a side yard, and
transit will be the next phase. He stated the Catellus project will be providing its own
transit service to BART, and retail space on the ground floor will be provided.
Jon Spangler, stated that he feels the color scheme should be brighter. He stated that
there is not enough room for gardens or farm animals and feels the square footage of the
homes should be reduced to provide for it.
Audrey Lord-Hausman, reiterated the need for Universal Design. She feels that there
should be benches in the landscape design. She would like to see the street lights be
forcing light downward, instead of upward.
President Zuppan closed public comment.
Board member Alvarez-Morroni stated her and Board member Tang had a chance to
meet with the developers. She stated being pleased with the Universal Design element,
and the green building element in the construction.
Board member Köster stated the design has come a long way and likes the designs and
plans. He strongly feels that that a community garden and an area to for residents to
grow a garden is a good selling point. He feels that the architecture on Fifth Street is
Approved Meeting Minutes
Page 3 of 10
May 13, 2013",PlanningBoard/2013-05-13.pdf
PlanningBoard,2013-05-13,4,"looking better, heights, pitches, etc. He agreed with the color comments. He commented
on the 3-story VS. 2-story elements being more consistent. He clarified solar panels not
be a requirement, but be considered by the developer. He feels that solar panels are a
good idea for the homes.
President Zuppan asked if the requirements for a community garden or green building
need to be decided at this meeting.
Mr. Thomas stated that they are reviewing design tonight. A review of the Development
Agreement with Catellus would need to be done before adding the requirements for a
community garden and green building standards.
Board member Knox White stated that the 36' street standard is too big and the streets
should be designed to lower speeds, not increase them. He does not want to see a big
wall on 5th Street and requests that the HOA not have control over the color of the homes,
if an owner wants to change it.
Board member Tang commented on the standard of housing in Alameda, but would like to
add a bit more flavor into the mix. He would like the design to be more useful for aging
people, and more green construction brought into the designs.
Ms. Williams stated that Plan 1 of which there are 22 are universal design and Block D
will have plans with a bedroom and bath on the first floor.
Board member Tang asked about the possibility of rooftop gardens.
Ms. Williams stated there are no plans for rooftop gardens.
Vice President Burton thanked the developer, design team, staff and the sub-committee
for the hard work. The designs have changed dramatically from the first look. He
commented on the Fifth street elevation and bringing the loft-style down from the corner.
The multi-family buildings, ""Alameda Style"" he likes best and would like this incorporated
into the other styles down the street. He agreed with Mr. Buckley's comments on the
windows, and more details are needed to blank sides He commented on the front
elevations as well, lower roof need to be pushed up, and the mass needs to be more
articulate.
Board member Henneberry wanted to say the sheer volume of information is a tribute to
the hard work of everyone involved. He stated that the color palette could be lightened
up. He agrees that the street width could be narrower.
President Zuppan thanked everyone who dedicated their time to this project, stating it has
come a long way. She is pleased to see the universal design included. She stated the
colors could use more attention, specifically the celery and blue color. She reiterated
Vice President Burton's comments regarding the solid walls on backyards, and the pitch
of roofs. She agreed with Mr. Buckley's comments on the windows, and having a
Approved Meeting Minutes
Page 4 of 10
May 13, 2013",PlanningBoard/2013-05-13.pdf
PlanningBoard,2013-05-13,5,"window schedule. She would like to see more visual interest in the vast spaces. She
agreed the color choices should be left to the homeowners, but still have some level of
consistency. She would like to see ideas for garden planting and landscaping together.
She agreed on places for sitting, and street lights pointing downward, and more share of
the street to bicycles and safety. She had a hard time with the fixtures in the
landscaping, and fitting into the neighborhoods, its a bit hodge-podge. She loved the fact
that landscaping is bay friendly.
Board member Knox White asked about the process.
Mr. Thomas stated he has prepared a list as they move forward for conditions and
approvals.
Board member Henneberry asked about the downward facing lighting and didn't this
Board approve that previously.
Mr. Thomas requested the Board adopt with the conditions being the Fifth Street
elevations coming back, and color palette. Additional conditions being made but not
coming back to the Board would be the HOA would not regulate colors, the Singleton
cross-section be amended, the affordable housing portion, on block D make the changes,
there is already a condition of approval on the lighting, bike parking, make sure benches
are incorporated, and downward lighting, and the windows for SFR have no sandwiched
grids. Specific issues on AS-1, AS-1.5, AS-1.1.7, more vertical variation in landscaping,
Street C is a private street, but will connect.
Board member Knox White requested specific changes to the bike lane being increased.
Mr. Thomas noted the change.
Vice President Burton commented adding a foot to the bike lane could add an additional
foot to the front yard on residences.
Mr. Thomas explained there is a 20' easement on the multi-use path on the western
boundary. He asked if the request is to make it 10' asphalt for bike path and 5' on each
side for landscape. The extra foot for bike can be from the landscape sides.
Board member Alvarez-Morroni asked if there was a window schedule would this make
the decision easier.
Board member Knox White agreed with Vice President Burton that it makes sense to add
the foot to the property owner's front yard setback.
Board member Knox White motioned to approve the Resolution as commented by staff
and the Board.
Board member Köster seconded the motion.
Motion carried 7-0.
Approved Meeting Minutes
Page 5 of 10
May 13, 2013",PlanningBoard/2013-05-13.pdf
PlanningBoard,2013-05-13,6,"7.B. Tentative Subdivision Map Applications PLN13-0060 and PLN13-0061 for
property located at 2700 Fifth Street to develop two subdivisions on a 19.1-acre
property and a 4.2-acre property to implement the Alameda Landing Residential
Project. Applicant: TriPointe Homes and Catellus.
Mr. Andrew Thomas, Planning Manager provided a background briefing and suggested
modifying the Resolution with the approvals in item 7.A.
Board member Knox White asked about the transportation mitigation measures from the
EIR and the conditions which state they are in accordance with the SEIR.
Mr. Matt Naclario, Public Works Director explained the conditions, and the locations.
Board member Köster asked about condition's 6 and 7 which state:
The applicant/developer shall establish a Homeowners Association (HOA) to provide
funding for maintenance of all private improvements including private streets and alleys,
TSM/TDM, landscaping in common areas, all bio-treatment areas, and retaining walls; and
Street C (lots AI, AH, AG) will be a private street and shall be privately maintained by the
HOA.
Mr. Naclerio stated that the property has not been sold to the applicant yet and will need a
lot line adjustment.
Mr. Thomas stated Alley M will be a dead end at Lot 51.
Board member Koster asked for clarification of item 6 on the Resolution. He further asked
about item 7.
Mr. Thomas clarified item 6.
Mr. Naclario clarified item 7.
President Zuppan open the meeting for public comment, there were no speakers, the
public comment closed.
Board member Knox White motioned to approve the Resolution with the changes made in
item 7.A.
Board member Henneberry seconded the motion.
Motion carried 7-0.
7.C. Historical Preservation Ordinance Revision Conceptual Amendments to the
Historic Preservation Ordinance and Design Review Ordinance to Streamline and
Improve City Development Processes.
Mr. Andrew Thomas gave a brief overview of the proposed updates to the ordinance.
Approved Meeting Minutes
Page 6 of 10
May 13, 2013",PlanningBoard/2013-05-13.pdf
PlanningBoard,2013-05-13,7,"Board member Knox White asked if the majority of the Historical Advisory Board (HAB)
support the changes.
Mr. Thomas commented on attendance at both meetings with HAB, and there was concern
expressed regarding demolition of a property.
Board member Köster asked for clarification in 'alteration' on a home pre-1942.
Mr. Thomas explained the process currently, and what the proposed would be.
Board member Alvarez-Morroni asked about the definition of 'demolition'.
Mr. Thomas stated that the boards can determine a definition of 'demolition', or consider
changing the percentage, or look at all character details of the building. The HAB stated
the pre-1942 study list was determined in the 1970's.
President Zuppan opened the meeting for public comment.
Jon Spangler, stated that if someone were to take 50% of the gingerbread off of a 1900's
victorian it would be sacrilege. Being a homeowner of a historic building comes with a
stewardship. Demolition should be anything more than half, or half of the historic
aesthetics, as in ruining the character of the building.
President Zuppan closed the public comment period.
Board member Knox White commented on the reasons why we have design review. The
Study List is a pseudo-official list as there has been no official designation from City
Council.
Board member Alvarez-Morroni agreed being in support of the staff recommendations.
Board member Henneberry agreed to support staff and Board recommendations.
Vice President Burton agreed with the recommendations.
Board member Tang had no comments.
Board member Köster agreed with Knox White on going through the study list for
accuracy. He commented on the yellow house on Buena Vista. He further commented on
colors.
Mr. Thomas commented that any work on a building that doesn't trigger a building permit
means the homeowners are free to do what they want.
President Zuppan asked about the Study List and the Pre-1942 structure list, does this
cross reference.
Approved Meeting Minutes
Page 7 of 10
May 13, 2013",PlanningBoard/2013-05-13.pdf
PlanningBoard,2013-05-13,8,"Mr. Thomas stated that some do not, and the Study List was a survey of potential
landmarks.
President Zuppan commented the Study List is an administrative issue that needs to be
addressed.
Mr. Thomas stated joint meetings have worked in the past, and from a staff perspective its
a winning concept for any call for review.
Board member Knox White motioned to continue the meeting past 10:30 p.m.
Board member Köster seconded the motion.
Motion carried 7-0.
President Zuppan asked about the process for a joint meeting with voting and quorum with
design review issues.
Mr. Thomas explained two different scenarios.
7.D. Housing Element Update Proposed schedule and process for the amendment
to the Housing Element for the period 2014-2022.
Mr. Andrew Thomas provided this item as an informational item, and he provided a brief
overview.
Board member Knox White asked for a schedule at the next meeting.
7.E. Planning Board Bylaws. Proposed amendments to the Planning Board Bylaws
to simplify the annual election of officers to eliminate the requirement that the
election be postponed until such time that all seven seats are filled by the Mayor
and City Council.
Mr. Andrew Thomas provided an overview regarding Bylaws.
President Zuppan explained the natural rotation with longest standing member. She
opened the meeting for public comment.
Jon Spangler, he wanted to remind the Board with what happened with the Transportation
Commission a couple years ago. There were no appointee from the Mayor and the TC
had no quorum and the ability of no work could be done. He asked they look at full
transparency.
Public comment was closed.
Board member Knox White said he would not approve this tonight, as this is a standard for
all other boards and commissions. He asked a recommendation to Asst. City Manager look
at this request before moving forward with procedures.
Approved Meeting Minutes
Page 8 of 10
May 13, 2013",PlanningBoard/2013-05-13.pdf
PlanningBoard,2013-05-13,9,"Vice President Burton commented that if the City just did a realignment and we are asking
for this, it makes sense, but without full knowledge of the process he is hesitant.
Mr. Thomas stated staff will look into this item and bring it back to the Board.
7.F. Election of Planning Board Officers. The Planning Board will elect a new
President and Vice President for the upcoming year, as required by the Planning
Board ByLaws
Mr. Thomas asked for nominations for President.
Board member Knox White nominated Vice President Burton for President.
Board member Henneberry second.
Motion carried. 7-0.
Board member Knox White nominated Board member Henneberry for Vice-President.
Board member Alvarez-Morroni seconded the motion.
Motion carried 7-0.
8. MINUTES:
Minutes of April 8, 2013 (Pending)
Minutes of March 25, 2013 (Pending)
Minutes of March 11, 2013
Board member Knox White motioned for approval with edits.
Board member Koster seconded the motion.
Motion carried 4-0 (Absent Henneberry, and new members not onboard yet)
Minutes of February 25, 2013
Board member Knox White motioned for approval with edits.
Board member Henneberry seconded the motion.
Motion carried 4-0.
9. STAFF COMMUNICATIONS:
9.A. Future Agendas
Mr. Thomas gave a overview of upcoming projects.
9.B. Zoning Administrator and Design Review Pending and Recent Actions and
Decisions. The Planning Board will consider whether to call for review any design
review actions or Zoning Administrator actions taken since the last Planning Board
meeting.
Board member Knox White commented that since the last meeting the City's website has
been updated and changed and there is no information on the 43 chain link fence issues.
Approved Meeting Minutes
Page 9 of 10
May 13, 2013",PlanningBoard/2013-05-13.pdf
PlanningBoard,2013-05-13,10,"He asked this item to be continued to the next meeting.
10. WRITTEN COMMUNICATIONS: None
11. BOARD COMMUNICATIONS:
11.A. Report from Alameda Landing Residential Design Review Ad-Hoc
Sub-Committee
Mr. Thomas requested this item be continued and expand until June 2013 to include the
retail portion of the property design.
Board member Henneberry thanked the Board for the nomination to Vice President.
President Zuppan thanked the Board for allowing her to be seated as President.
12. ORAL COMMUNICATIONS: None
13. ADJOURNMENT:
10:59 p.m.
Approved Meeting Minutes
Page 10 of 10
May 13, 2013",PlanningBoard/2013-05-13.pdf