Alameda Planning Board Meeting - September 28, 2020

The Planning Board convened via Zoom at 7:00 PM on September 28, 2020, with President Teague and Board Member Rothenberg excused. The board considered three regular agenda items: a use permit for extended hours and outdoor dining at a proposed Starbucks, a recommendation to rezone a city-owned parcel for residential use, and a discussion on the format of upcoming General Plan forums.

Public Comments & Testimony

• Christy Wynn (Bay Farm Island resident) expressed concern that a Starbucks at 980 Island Drive would negatively affect Coffee & Tea Traders, a loyal local business that has been in the shopping center for over 20 years.
• Marjorie (Alameda resident for 20+ years) worried about traffic safety near school crosswalks and the adverse effect on the longtime Coffee & Tea Traders tenant. She also noted that the 300-foot radius for community impact was too narrow.
• Daniel Keaney (41 County Road resident, ~150 feet from site) opposed the 5:30 AM opening, citing noise from the drive-through speaker system pointing at his home, outdoor seating, and early deliveries. He stated that applicant Jeff Newstatt had not contacted him, calling the applicant's credibility into question.
• Christopher Buckley (Alameda Architectural Preservation Society) recommended that the upcoming General Plan forums clarify undefined terms such as "commuter transit line" and "neighborhood," show policy numbers on surveys, and rely more on oral testimony to avoid a digital divide. He supported board member participation in student outreach.

Discussion Items

7-A – Use Permit – 980 Island Drive (Starbucks)

• Staff Presentation (Deborah Diamond): The application is for extended hours (5:30 AM opening) and outdoor patio seating at a proposed Starbucks. The site already permits a drive-through and cafe by right; only the hours and outdoor seating require a use permit. Staff recommended approval subject to findings of compatibility, adequate facilities, no adverse impacts, and consistency with the General Plan.
• Applicant (Jeff Newstatt): He stated that the immediate neighbors on County Road were supportive, that the site was re-noticed, and that Starbucks would be a responsible tenant with contactless pickup. He argued that 5:30 AM is needed to capture commuter traffic and noted several other Alameda businesses open before 7 AM.
• Board Questions & Deliberation:
  • Board Member Hom asked about the drive-through speaker location (facing County Road), signage (not yet applied), and noise. He expressed concern about land-use compatibility given the proximity of homes. He suggested a compromise of 6 AM weekdays and 7 AM weekends, plus conditions on noise, lighting, and a one-year re-evaluation.
  • Board Member Ruiz asked about traffic queuing on Island Drive and the possibility of differentiating weekday/weekend hours. She noted that the roundabout planned for the intersection was years away.
  • Board Member Curtis argued that 5:30 AM is critical for success and that starting earlier allows future reduction if impacts are significant.
• Vote: Motion by Hom, seconded by Ruiz, to approve the use permit with conditions: hours of operation 5:30 AM weekdays (Mon–Fri), 7 AM weekends (Sat–Sun); the outdoor dining permitted; noise from drive-through speakers not to exceed noise ordinance limits; lighting shielded from adjacent residences; and a staff review in 12 months after opening. Passed 3–0 (Hom, Curtis, Ruiz in favor; Teague and Rothenberg absent).

7-B – Recommendation to Adopt Mitigated Negative Declaration and Rezoning – 2350 Fifth Street

• Staff Presentation (Andrew Thomas): The city seeks a recommendation to rezone a 0.82-acre remnant parcel from MX (Mixed Use) to R-4 (Neighborhood Residential) to allow residential development (likely 14–17 units). The site is a former Navy staging area, currently vacant. An Initial Study/Mitigated Negative Declaration (MND) found no significant unavoidable environmental impacts. The planning board serves an advisory role to the City Council.
• Board Questions:
  • Board Member Curtis asked whether Measure Z would automatically increase density. Andrew Thomas clarified that Measure Z only allows conversation; the density would remain at ~21 units/acre consistent with the adjacent Bayport neighborhood.
  • Board Member Ruiz asked about City College of Alameda’s response. Staff said the college had no objections.
  • Board Member Hom raised land-use compatibility with adjacent athletic fields and tennis courts (lit, with 11 PM cutoff per the Dark Skies ordinance). Staff noted that a disclosure statement would be required for future homeowners.
  • Board Member Hom also recommended incorporating the Mitigation Monitoring and Reporting Program (MMRP) explicitly in the resolution. Staff agreed.
• Vote: Motion by Curtis to approve the resolution recommending rezoning, including the MMRP. Seconded by Ruiz. Passed 3–0.

7-C – General Plan Update Fall Forums

• Staff (Andrew Thomas) requested feedback on the format for the next three forums (October 12, November 9, December 14). He noted the first forum was efficient but perhaps too structured; public participation was limited to chat comments until the end.
• Board Suggestions:
  • Board Member Curtis emphasized the need to reach minorities, low-income residents, and underrepresented groups; suggested afternoon work sessions or an additional forum for high school students.
  • Board Member Ruiz suggested partnering with Alameda High School’s government/econ class and recommended that each forum include an overview of the General Plan framework to help the public see how topics interrelate.
  • Board Member Hom urged more dialogue with the public, allowing three‑minute oral comments earlier in the meeting, and asked staff to provide a list of planned changes to the draft General Plan before the second draft is published.
  • Board Member Teague (absent, but communicated through staff) thought the first forum worked well.
• Outcome: The board agreed to try a modified format for the next forum: full presentation at the start, then open oral public comment, followed by board discussion. Staff will also review what was heard at the previous forum to demonstrate responsiveness.

Consent Calendar

• No items.

Key Outcomes

• Item 7-A (Starbucks Use Permit): Approved with conditions including 5:30 AM weekday/7 AM weekend hours, outdoor dining permitted, noise and lighting restrictions, and a mandatory staff review 12 months after opening. (Vote: 3–0)
• Item 7-B (Rezoning 2350 Fifth Street): Recommended approval to the City Council, including the Mitigated Negative Declaration and Mitigation Monitoring Program. (Vote: 3–0)
• Item 7-C (General Plan Forums): The board directed staff to adjust the next forum format to allow earlier oral public testimony and to provide feedback on proposed changes to the draft plan. Staff will also explore outreach to high school students and underrepresented communities.
• Approval of Minutes: The draft meeting minutes from March 23, 2020, were approved as corrected (Rothenberg spelling). (Vote: 3–0)