Planning Board Meeting - March 23, 2020: Boatworks Project Recommendation

Due to the COVID-19 pandemic, the City of Alameda Planning Board met telephonically and electronically on March 23, 2020 at 7:00 PM. The board continued several items to the April 13, 2020 meeting and focused on the Boatworks Project, a major residential development at 2229-2235 Clement Avenue. The board voted unanimously to recommend city council approval with specific conditions.

Consent Calendar

• Item 6-A: Alameda Municipal Power Solar Facility (Doolittle Landfill) – continued to April 13, 2020.
• Item 7-A: Use Permit Amendment at 2350 Saratoga Street – continued to April 13, 2020.
• Item 7-C: Development Plan at 2607 Santa Clara Avenue – continued to April 13, 2020.
• Draft Minutes of January 27, 2020 – continued to April 13, 2020.

Public Comments & Testimony

• Written Comment from Dorothy Freeman: Ms. Freeman opposed several aspects of the Boatworks Project. She argued that the 1.5-acre waterfront open space was insufficient for the 994 new units planned within three blocks of McKinley Park, and that the park would become overcrowded. She criticized the concentration of all 21 affordable units (13 very low-income, 8 moderate) in a single multifamily building, stating it stigmatizes low-income residents and makes maintenance easier to neglect. She also noted that housing along the eastern estuary encroaches on the BCDC 200-foot setback and urged that housing be pushed back to create more public open space. Additionally, she stated that the COVID-19 crisis highlighted the need for ample open space, especially for residents of small units.

Discussion Items

• Boatworks Project (Items PLN 20-0118, -0119, -0120, -0121, -0122): Staff presented entitlements for a 9.4-acre site including a tentative map, density bonus, development plan, open space design review, and development agreement. The project would create 182 housing units (21 affordable, with 13 for very low-income households) and 1.5 acres of publicly accessible waterfront open space (the applicant claimed 2 acres including paseos). The EIR was certified in 2010, and no further environmental review was required. The board discussed:
  • Density Bonus and Waivers: The applicant requested a 30% density bonus (from 140 to 182 units) by providing 13% very low-income units. They also sought waivers from multifamily housing prohibition and minimum lot size, as well as a concession to waive the affordable housing dispersion and comparable size requirement. Staff recommended approval of those, but not additional waivers for universal design, height, setback, open space, or parking (these could be handled through the existing PD zoning and future design review).
  • Open Space: Staff clarified that the waterfront park measured 1.5 acres, while the applicant included paseos and sidewalks for a 2-acre figure. The board noted this discrepancy but agreed the project met zoning requirements for open space.
  • Parking: The project provides 43 guest parking spaces, but board members expressed concern about enforcement of those spaces for waterfront park visitors rather than residents. BCDC will require specific signage, but enforcement remains a challenge on private streets.
  • Affordable Housing Concentration: Multiple board members criticized the segregation of all 21 affordable units into the multifamily building. State density bonus law allows this as a concession if it results in identifiable cost reductions, but board members urged a more uniform distribution within the building and throughout the project.
  • Universal Design: The board clarified that the development plan does not include a waiver for universal design requirements; any future deviation would need separate approval from the Disability Commission and Planning Board.
  • Site Plan and Livability: Board members noted the tight layout, narrow courtyards, and limited light and air between some townhomes. They requested that the master plan explore optimizing vertical and horizontal open space and massing to improve livability.

Key Outcomes

• Vote: The board voted unanimously (7-0) to recommend city council approval of the Boatworks Project entitlements, subject to the following conditions and recommendations:
  1. Correct the tentative map (page TM3) to change "24 guest parking Clement Avenue" to "0" (no guest parking on public streets).
  2. Correct a typo on page 6 of the draft resolution (change "pay" to "page").
  3. Add a statement in the resolution that the development plan does not approve a universal design waiver; any future waiver must follow the standard process.
  4. Ensure that the CC&Rs for homeowners include a maintenance financing mechanism for waterfront improvements (e.g., riprap), and that buyers receive full disclosure of financial obligations.
  5. Recommend to the city council that the applicant explore a more uniform distribution of affordable units both within the multifamily building and throughout the entire project.
  6. Recommend that the master plan include measures to optimize vertical and horizontal open space and improve massing relationships between buildings.
  7. Clarify that the guest parking spaces along the waterfront should be designated for park visitors (a condition to be coordinated with BCDC).
• Staff Direction: Staff was directed to prepare a table for the city council showing deviations from base zoning (parking ratios, setbacks, lot coverage, height) to aid council review.

Next Steps: The project will go to the City Council on April 7, 2020, with the staff report and the board's recommendations. Additional items continued to April 13, 2020, subject to COVID-19 meeting procedures.