Alameda Planning Board Meeting – January 25, 2021

The Planning Board of the City of Alameda met via Zoom on January 25, 2021, at 7:00 PM (15:15 UTC) to consider three major agenda items: a public hearing on eliminating a 1,000‑foot separation requirement between bars, a study session on updating the General Plan Housing Element for 2023‑2031, and a discussion of proposed amendments to parking and open space zoning. The board also approved minutes from three prior meetings. All seven board members were present.

Public Comments & Testimony

• On Item 7-A (bar separation): Jim Odie spoke in favor of the amendment, noting support from the Webster Street Business Association and the Downtown Business Association, and that the only directly affected bar (Fireside Lounge) fully supported the change. He praised the Hunters (owners of the bar seeking relocation) as good corporate citizens.
• On Item 7-B (Housing Element): William Smith emphasized the need for inclusive housing that serves all economic segments, advocated for rezoning R1 neighborhoods to allow gentle density, and urged the board not to fear changing neighborhood character to promote equity. Donna Fletcher raised concerns about the volume of projects and urged the board to embed strong design guidelines, prioritize renegotiating the Navy cap on Alameda Point, and ensure that development enhances the community.

Discussion Items

7-A: Public Hearing – Amendment to Delete Section 30-12.2 (1,000‑Foot Bar Separation)

• Staff Report: Planning Director Andrew Thomas explained that the current code requires a conditional use permit for bars and an additional 1,000‑foot separation. The requirement is outdated and counterproductive because bars are already concentrated on commercial corridors (Park/Webster Streets). The amendment was triggered by a bar wanting to relocate across the street from Fireside Lounge, which supports the move. The staff recommended approval; the final decision rests with City Council.
• Board Deliberation: Board members generally supported the change, noting that bars are now more benign and the conditional use permit process provides sufficient protection. Board Member Ruiz expressed concerns about future competition and a possible precedent for liquor stores, but was reassured by the existing permit process. The board discussed that the amendment does not apply to liquor stores.
• Vote: Motion to recommend approval of the ordinance to City Council passed unanimously (7‑0) via roll call.

7-B: Study Session – Housing Element Update Process and Schedule (No Action)

• Staff Presentation: Andrew Thomas presented the proposed 18‑month process to draft the 2023‑2031 Housing Element, which must be adopted by the end of 2022. The city’s total RHNA allocation is approximately 5,354 units (about half affordable). Key challenges include the city charter’s prohibition on multifamily housing (Measure A) and a 21‑unit/acre density cap, which conflict with state law. Staff outlined a three‑basket strategy: existing approved projects (≈2,400 units), potential from Alameda Point and Encinal Terminals (≈1,000 units), and new multifamily overlays needing 30+ units/acre (≈2,000 units). Staff recommended seeking updated state guidance on the charter conflict and possibly appealing the RHNA (though success is unlikely). The board discussed the importance of infrastructure, equitable distribution across the city, capacity studies, and adaptive reuse of existing buildings.
• Board Comments: Board members stressed the need for robust public outreach, focusing density on transit corridors (Park/Webster), and preserving business land. Concerns were raised about traffic, safety, and the viability of projects at Alameda Point due to the Navy’s $100,000+ per unit fee. The board supported proceeding with the outlined plan and returning for further workshops.

7-C: Discussion – Proposed Amendments to Parking and Open Space Zoning (No Vote)

• Staff Overview: Thomas presented upcoming zoning amendments aimed at reducing barriers to housing: simplifying open space requirements (allowing flexibility between private and common open space without reducing totals) and shifting from minimum to maximum parking standards to avoid unnecessary costs and curb cuts. The changes will be brought back as a study session for public and board input.

Key Outcomes

• Item 7-A: The board voted unanimously (7‑0) to recommend the ordinance deleting the 1,000‑foot bar separation requirement to the City Council.
• Item 7-B: No action taken; the board provided direction to staff to continue the outlined process, including seeking state guidance, maximizing housing at Alameda Point (including lobbying to remove the Navy cap), and engaging in robust public outreach before rezoning.
• Item 7-C: Staff will schedule a future study session on the parking and open space zoning amendments for public and board input.
• Board Communications: Board Member Ruiz requested that an efficiency unit ordinance (opt‑in to AB 352) be agendized; staff agreed to bring it back in a future meeting.
• Minutes: The board approved minutes from October 26, 2020 (with correction of “revised” to “improved”), November 9, 2020 (correction of “phasing” to “phrasing”, acronym “BCDC” for “BCDB”, and grammatical fix), and November 23, 2020 (corrections of “standing only” to “stand alone” and “trial” to “trail”). All approvals were unanimous.