Alameda Planning Board Special Meeting Summary - August 17, 2020

The Alameda Planning Board held a special virtual meeting on Monday, August 17, 2020, via Zoom, to consider several significant development applications. The meeting was called to order at 7:06 PM and included public comment, four regular agenda items, and administrative actions. Key decisions included approval of a 586-unit affordable housing development (North Housing), a cannabis retail dispensary, and a mixed-use commercial/residential project, while a rezoning item was deferred due to time constraints.

Oral Communications (Non-Agenda)

• Several residents of the Marina Village area spoke about the potential purchase of the Marina Village Inn by Alameda County for use as a homeless residence or SRO. Speakers included Nancy Schimmer, Thomas Sharon, Tiffany Lawrence, Steve McCessle, Bob Myscheck, and Benjamin Yamonica. They expressed support for the county's current operation but requested that the city enforce good neighbor policies, use permits, and CC&Rs if the purchase proceeds. Planning Director Andrew Thomas stated that staff had not yet been contacted by the county but would follow up and keep the community informed.

Consent Calendar

• No items were on the consent calendar.

Discussion Items

7-A: North Housing Development Plan and Tentative Map (501 Mosley Avenue)

• The Planning Board held a public hearing on the application by the Alameda Housing Authority for a development plan, density bonus, street naming, and tentative map for up to 586 housing units on 12.19 acres. The project is eligible for streamlined ministerial review under SB 35 (Government Code Section 65913.4).
• Staff (Alan Tai) presented the proposal, highlighting the site plan, street connections, building heights (three to five stories), and a density bonus waiver for bicycle parking (converting per-unit spaces to square footage). The housing authority also requested an increase in lot coverage from 50% to 80% to allow for wrap buildings and improved design.
• Public comments: Jay Garfinkle expressed concerns about the vagueness of approvals and the lack of detailed parking and bike data. William Smith and Josh Care spoke in support, emphasizing the need for affordable housing and the project's alignment with environmental and equity goals.
• Board members asked questions about parking, bicycle facilities, street design, and the density bonus process. The board voted unanimously to approve the development plan, density bonus, street name (Mabuhe Street), and to recommend the tentative map to the City Council.

7-B: Use Permit and Design Review – 2416 Lincoln Avenue (Alameda NUG Shop)

• The board considered a use permit and design review for a cannabis retail dispensary at 2416 Lincoln Ave. The applicant, NUG, proposed interior and exterior alterations, including demolition of a rear garage and exterior staircases, and creation of a five-space parking lot.
• Staff (David Sablon) noted this would be the fourth and final dispensary allowed under city regulations. Public comments included strong support from the Alameda Chamber of Commerce, Downtown Alameda Business Association, local businesses (Daisy's, Spice Coma), and Alameda Meals on Wheels (which would receive 1% of gross revenue). A few residents opposed the project, citing concerns about traffic, hours, and proximity to sensitive uses.
• Board discussion addressed security, hours of operation (applicant initially requested 9 AM–10 PM; staff recommended 9 PM), parking, and design completeness. The board approved the project with conditions: extension of hours to 10 PM, addition of a tree, extension of fencing, staff review of lighting and landscaping, and improved signage/marking for the driveway.
• The motion passed unanimously (5-0, with Board Member Curtis's vote later recorded as yes).

7-C: Design Review, Use Permit, and Parking Reduction – 1820 Park Street

• The board reviewed a proposal to add a three-story, 2,723-square-foot addition to an existing 1,750-square-foot commercial building, creating a mixed-use building with office and one residential unit. The project required a use permit for ground-floor office, design review, and a parking reduction (from 9 required spaces to 0).
• Staff (Henry Dong) presented the design, emphasizing the zero setback, brick facade, and pedestrian orientation. Public comment was minimal; no one spoke during the public hearing.
• Board members raised concerns about parking availability, the adequacy of TDM measures, and incomplete design details (lighting, landscaping, elevations). Board Member Curtis and President Teague voted against, citing parking and site constraints. The motion to approve with conditions (including completing design details and extending TDM to visitors) passed 4-2 (Hom, Ruiz, Rothenberg, Saheba in favor; Curtis, Teague opposed).

7-D: Mitigated Negative Declaration and Rezoning – 2350 Fifth Street

• This item was deferred to a future meeting due to time constraints. The board voted to continue it and not take it up that evening.

Key Outcomes

• Approved (unanimous): North Housing Development Plan, density bonus, street name, and tentative map (recommendation to City Council). The project will include up to 586 rental units, with a mix of supportive, senior, and mixed-income housing.
• Approved (unanimous): Use permit and design review for Alameda NUG Shop cannabis dispensary at 2416 Lincoln Ave, with conditions including extended hours to 10 PM, enhanced security, fencing, a tree, and staff review of lighting/landscaping.
• Approved (4-2): Design review, use permit, and parking reduction for 1820 Park Street, with conditions to complete design details and expand TDM measures to visitors.
• Deferred: Rezoning and Mitigated Negative Declaration for 2350 Fifth Street to a later meeting.
• Approved (unanimous): Draft minutes from March 9, 2020.

Staff Communications and Board Direction

• Staff announced upcoming public workshops on the General Plan, to be held at the first meeting of each month from September through December 2020.
• Board members requested staff to: (1) bring zoning code amendments to encourage housing development, (2) limit ministerial review items on future agendas, and (3) ensure applicants provide complete submittals and adhere to time limits for presentations (set at 10 minutes for applicants).
• The meeting adjourned at approximately 11:30 PM.