body,date,page,text,path
PlanningBoard,2014-08-25,1,"APPROVED MEETING MINUTES
REGULAR MEETING OF THE
CITY OF ALAMEDA PLANNING BOARD
MONDAY, AUGUST 25, 2014
1. CONVENE:
7:02 p.m.
2. FLAG SALUTE:
President Burton
3. ROLL CALL:
President Burton, Vice President Henneberry, Board members
Alvarez-Morroni, Knox White and Zuppan.
Absent: Board Members Köster and Tang.
4. AGENDA CHANGES AND DISCUSSION: Motion by Knox White requested 9.C. be
heard during regular agenda items. Seconded by Zuppan
All in favor. 5-0
5. ORAL COMMUNICATIONS None
6. CONSENT CALENDAR:
6.A. PLN14-0380 - Marina Village Business Park - Applicant: GNU Group for
Brookfield Property Group: Amendment to the Marina Village Master Sign Program to add
four new monument signs at two entrances to the Marina Village Business Park. The
Environmental Determination for this project is a Class 11 categorical exemption pursuant
to CEQA Guidelines Section 15311 - Accessory Structures
Board member Knox White approved consent calendar.
Board member Zuppan seconded.
Motioned carried. 5-0
7. REGULAR AGENDA ITEMS:
9.C. Update on the Status of the Del Monte Project
Mr. Andrew Thomas, City Planner, reported that the project has been moving forward with
transportation planning, parking planning and sustainability details. He reported on the
timeline for the project stating it should be ready for the September 22, 2014 Planning
Board meeting, and to City Council in November or December. He also mentioned that
the documents will be on the website Sept. 11, 2014.
Public comment:
Mr. Stuart Rickard, resident, commented on the tree canopy along Buena Vista will be
good. The thought of unbundling the parking should be better addressed. He did a basic
parking study for Del Monte and reported a lack of parking for about 63 cars, and this
doesn't count retail spaces. He commented on the west end of the site that will be 100 of
the units. He commented on the Master Plan not having clear details as what is required
for adding space to the project.
Approved Regular Meeting Minutes
Page 1 of 7
August 25, 2014",PlanningBoard/2014-08-25.pdf
PlanningBoard,2014-08-25,2,"7.A. Design Review Application - PLN14-0153, 2905 Madison Street.
Construction of a new 2,927 sq. ft. two-story, single family house that is approx. 30' in
height. The house includes 4 bedrooms, 3 baths, and an attached two-car garage on the
front elevation. The exterior features a stucco facade and porch on the front elevation. A
patio and deck are also proposed on the rear elevation. The project is located on a vacant
lot within an R-1 zoning district.
Mr. Allen Tai, Senior City Planner, provided a brief review on the project.
Ms. Angelica Aquino, staff, provided an overview and presentation.
Vice President Henneberry asked about the average square footage of the split level
homes in the neighborhood.
Ms. Aquino stated she thought it was about 1,600 square feet.
President Burton reported the average square footage of the area was 1,126.
Board member Zuppan asked about the 6' set-back allowance.
Ms. Aquino stated the setback is 5'.
President Burton asked about the 2.5' window recess.
Ms. Aquino stated that it is in the design guidelines.
Mr. Clifford Mapes, owner, stated hearing the neighbor comments made the previous two
changes requested, upon the third request for changes he asked this Board hear the
plans. He asked for neighbors to sign a petition to approve his building, and he submitted
that to the Planning Board. He reported more changes are workable, but he wanted the
Board to weigh in regarding the roof, porch, and garage. He stated that a single car
garage is a thing of the past. He feels he is within the guidelines and asked for them to
approve his project.
Mr. John Campbell, Architect, has worked with staff and the project has evolved. Tandem
parking and lowering square footage will be too significant to change the plans again. He is
limited with staff recommendations.
Public comment:
Mr. Jerome Harrison, neighbor, stated that he has lived in the area for 25 years and the
proposed house will be grotesquely large in comparison to the neighborhood. He also
stated that the signatures obtained on the petition were not from the immediate neighbors.
Mr. Paul Liu, neighbor, stated that he lives adjacent to the property and objects to the
project and the size mainly. He stated his home is 1,200 square feet and is one of the
larger homes currently in the area. He feels there will be privacy and sun shading issues
that will impact his home. He stated that the project seems out of character for the
Approved Regular Meeting Minutes
Page 2 of 7
August 25, 2014",PlanningBoard/2014-08-25.pdf
PlanningBoard,2014-08-25,3,"neighborhood. He supports the staff report and appreciates the due diligence for the
process.
Ms. Lisa Prior, neighbor, lives behind the property and stated that the height of this project
will be about 12 feet taller than her home and she feels that there will be privacy and
shadowing issues by the mass of the house. She stated that the house isn't in keeping
with the rest of the neighborhood.
Close public comment
Board member Alvarez-Morroni asked about the residential design guide, and how does
this project fit in with the guidelines.
Mr. Andrew Thomas, City Planner, reported that project is within the guidelines, but the
design manual doesn't deal with mass detail because it varies between neighborhoods.
Reducing the scale of the second floor is the recommendation, and adding the porch,
changing the roof will help. He stated there are two thresholds for approval, design and
zoning, design is subjective.
Board member Alvarez-Morroni stated being conflicted because of the guidelines. She
empathized with the neighbors losing privacy and sunlight.
Board member Zuppan reported understanding both sides of the debate. She stated they
have made detail changes in the past such as level to other houses on the back of the
property. She would like to see a 'shade' study. Perhaps line up the project with the
fronts of the neighbors houses. Neighbors have valid concerns with privacy.
Board member Knox White supports staff recommendations. He doesn't think this is the
right house for this neighborhood and it should be more compatible with the size of homes
in the area. He also feels the 16 foot curb cut is excessive.
Vice President Henneberry stated this is a four bedroom house being built in a 2 bedroom
neighborhood. He reported on a similar house in his neighborhood sticking out like a sore
thumb. He would like to see a house that fits into the neighborhood.
President Burton stated the staff recommendations are good, but need to go a bit farther
and feels that this isn't the right house for the neighborhood. He feels that there are better
ways to design the house. The 2 door garage is out of place for this property. He is fine
with 2 stories, but the 2nd story needs to be reduced.
Mr. Thomas reported continuing to work with the applicant and neighbors on
recommendations to improve the design.
7.B. PLN14-0302 - 1700 Harbor Bay Parkway - Applicant: Balaji Alameda, LLC.
The applicant requests approval of a Parcel Map to allow the subdivision of an existing
3.56-acre parcel to create a new 0.93-acre parcel, and approval of a Final Development
Plan and Design Review to allow the construction of a 72-room, four-story hotel on the
Approved Regular Meeting Minutes
Page 3 of 7
August 25, 2014",PlanningBoard/2014-08-25.pdf
PlanningBoard,2014-08-25,4,"new parcel. This project is exempt from the California Environmental Quality Act (CEQA)
pursuant to CEQA Guidelines Section 15332 -Infill Development Projects
Mr. Allen Tai, Senior Planner, provided a briefi overview of the project.
Mr. Jeff Mac Adam, Architect, Architectural Dimensions, provided a presentation.
Board member Knox White asked about the subdivision parking.
Mr. Tai stated under the reciprocal agreement map there is parking behind the hotel.
Mr. Mac Adam stated currently there are 14 spaces.
Vice President Henneberry asked if it is discovered later that the parking is insufficient
does that preclude the project from moving forward. Also does the reciprocal agreement
plan meet the standard.
Mr. Tai stated a transportation/parking demand study was done and it was determined that
60% of the cars parking at the site currently are visiting other sites in the business park
and most of the hotel patrons fly into Oakland Airport and are picked up by the
complimentary hotel shuttle.
Vice President Henneberry asked if this property was owned by the same people out there
now, and what was there attendance and parking like.
Mr. Dhruv Patel, Owner of both properties stated that the current hotel has 103 rooms and
400 parking spaces are available. The majority of use is the neighboring business district
and they tend to shuttle over or use rental cars.
Board member Zuppan wanted to confirm that both hotels have parking, shuttle service
and bicycle service available to them.
Mr. Thomas confirmed.
Public Comment:
Mr. Ty Hudson, UniteHere Local 2850, referenced a letter sent to the Planning Board. The
union group stated they have concerns and asked for the Planning Board to postpone the
decision. They are concerned with parking and California Environmental Quality Act
(CEQA) issues. He stated there would be a deficit of over 100 parking spaces if both
hotels were sold out not to mention the restaurant. His other concern is the infill
in
tandem with parking and zoning regulations. He also stated there are three species that
inhabit the grassy field which need to be studied.
Mr. Mac Adam stated the extended stay has microwave and refrigerator. Staff did a lot of
time doing the parking study. The lot is a mowed lawn, not a grassy field.
Approved Regular Meeting Minutes
Page 4 of 7
August 25, 2014",PlanningBoard/2014-08-25.pdf
PlanningBoard,2014-08-25,5,"Board member Knox White asked staff to move the bike parking. He is fine with the
parking plan and feels the staff report is very clear.
Board member Alvarez-Morroni agreed with Knox White.
Board member Zuppan asked if reciprocal parking can be pulled by the other site.
Mr. Tai explained specific details of revocable and non-revocable reciprocal parking
agreements and there doesn't seem to be a conflict with the current use. The agreement
with both hotels cannot go away, there is no end date to the agreement, and both parties
have to agree to any changes.
Vice President Henneberry commented that the reciprocal agreements are fine when
parties are getting along, but not so much when they aren't. He asked for a clear
explanation of what can happen if either party asks for a change in the agreement
specifically the words 'sole discretion'. Is there a clause in the agreement that would allow
the office building owners to cancel the parking agreement.
Mr. Tai stated there are a couple of clauses for instance the hours of use, and that the
other owners are not using those spaces during those hours, and that there is an overage
of spaces, referencing the Kittlelson letter, also there are conditions recorded with the
original land.
Board member Knox White asked if the Planning Board can set a condition of approval for
parking.
Mr. Thomas stated yes, and staff can report back on a clarification on the consultants
letter. Regarding the CEQA comments, there are no violations here as there has been a
in-depth analysis completed, and there is no variance in the zoning.
President Burton agreed that an irrevocable agreement might be a better way. He also
stated that the design looks good.
Board member Zuppan asked if the parking requirements have been changed.
Mr. Thomas stated they have been changed for hotels, but not city-wide.
Board member Knox White motioned to approve the designs with the condition of
changing the parking requirement to .82, receiving an irrevocable parking agreement, and
amend to include restriping of the parking spaces.
Board member Zuppan seconded.
Motioned carried. 4-1 (Henneberry opposed)
7.C. City of Alameda Zoning Amendment Regarding Commercial Recreational
Uses and other miscellaneous amendments. The Planning Board will hold a public hearing
Approved Regular Meeting Minutes
Page 5 of 7
August 25, 2014",PlanningBoard/2014-08-25.pdf
PlanningBoard,2014-08-25,6,"to consider a number of potential zoning amendments regarding commercial recreational
uses, arcades, ground floor office uses, and the definition of residential use. The proposed
amendments are categorically exempt from further environmental review pursuant to State
CEQA Guidelines 15305 Minor Alterations to Land Use Limitation.
Mr. Andrew Thomas gave an overview of the proposed changes.
Board member Zuppan asked about the definition of ""family' and is there a protection for
the number of people in a home.
Mr. Thomas stated there is a limitation on number of occupancy, but if people are
unrelated there is not a way to gauge.
Board member Knox White expressed concern on how we are trying to do this and satisfy
the State.
Mr. Thomas stated he will contact the State for clarification.
Public Comment:
Mr. Robb Ratto, Executive Director - Park Street Business Association (PSBA), he stated
the days of pinball machines corrupting the public are over and well behind us. He
supports the proposals regarding commercial recreation space and offices in the ground
floor space.
Mr. Michael McDonough, Chamber of Commerce, asked for the Planning Board to
approve the staff recommendations
Mr. Stuart Rickard, resident, stated he is in support of the staff recommendations.
Board member Knox White asked for a better definition of 'family'.
Board member Zuppan would like for office space to be more precise on the ordinance,
and has reservations regarding the language.
Mr. Thomas clarified board member Zuppan's comment as by-right for retail.
President Burton commented positively on more office space being available. He is
supportive of all the measures and agreed with Knox White on 'family' issue.
Board member Knox White motioned to approve with a definition of 'family' and editing a
typo.
Board member Alvarez-Moronni seconded.
Motioned carried. 5-0
7.D. Board Elections - Tabled pending a full Board.
8. MINUTES:
Approved Regular Meeting Minutes
Page 6 of 7
August 25, 2014",PlanningBoard/2014-08-25.pdf
PlanningBoard,2014-08-25,7,"8.A.
Draft minutes of June 9, 2014
Board member Zuppan motioned to approve the minutes with edits.
Vice President Henneberry seconded.
Motioned carried. 5-0
8.B.
Draft minutes of June 28, 2014
Board member Alvarez-Morroni motioned to approve the minutes with edits.
Vice President Henneberry seconded.
Motioned carried. 4-1 (Knox White abstained)
9. STAFF COMMUNICATIONS:
9.A.
Future Agendas - Mr. Thomas reported on upcoming agenda items.
9.B. Staff Communications - Zoning Administrator and Design Review Recent
Actions and Decisions - Mr. Thomas stated the public counter has been very busy, and he
provided a list of projects.
10. WRITTEN COMMUNICATIONS: None
11. BOARD COMMUNICATIONS:
11.A. Report from Alameda Point Town Center Ad-Hoc Sub-Committee:
President Burton requested this item be removed from agenda as the work of the
sub-committee is completed.
12. ORAL COMMUNICATIONS: None
13. ADJOURNMENT: 9:57 p.m.
Approved Regular Meeting Minutes
Page 7 of 7
August 25, 2014",PlanningBoard/2014-08-25.pdf