Alameda Planning Board Meeting – February 22, 2021

The Alameda Planning Board met via Zoom at 7:00 PM on Monday, February 22, 2021, to review and comment on the city's draft COVID-19 Economic Recovery Plan, adopt amended Objective Design Review Standards, and recommend zoning text amendments to streamline open space and utility requirements. The board also approved meeting minutes and formed a subcommittee on the Housing Element.

Consent Calendar

• No items were on the consent calendar.

Public Comments & Testimony

• Daniel Hoy (West Alameda Business Association – WABA) urged the board to include the entire Webster Street business district in the Traditional Design Area (TDA) map, arguing that the current draft excludes the north end, which contradicts the community's 2011 vision document for cohesive design.
• Brendan Sullivan supported expanding the TDA to include all of Webster Street business district and North Park Street, citing historic buildings and the need to preserve traditional architectural character at gateways.
• Sylvia Martinez (Director of Housing Development, Alameda Housing Authority) expressed concern that the 70+ prescriptive requirements in the Objective Design Review Standards would add costs and push affordable housing projects into discretionary review, jeopardizing density and affordability. She requested exemptions or waivers for affordable housing.
• Dori Miles urged inclusion of the "Wedge" neighborhood (2400–2500 block of Eagle Avenue) in the TDA, noting its historic Italianate homes and architectural significance.
• Christopher Buckley (Alameda Architectural Preservation Society) thanked staff for improvements but requested continued consideration of four issues: 1) adding a statement that public notice will still be given; 2) clarifying whether staff decisions are appealable; 3) expanding the TDA to include North Webster and North Park Street; and 4) making certain architectural details (cornices, porch columns, window trim) mandatory rather than optional.

Discussion Items

7-A: COVID-19 Economic Recovery Plan Review

• Staff presented the draft plan, developed by a 10-member task force from July–December 2020. The plan includes eight strategy categories, with three land-use highlights: making slow streets and commercial streets programs permanent, pursuing quick-build reversible pilot infrastructure, and converting city-owned parking lots for business use. Next steps: review by Mayor's Economic Development Advisory Panel (March 1) and City Council (April 20).
• Board members generally applauded the plan's thoroughness but raised concerns about equity, prioritization of small businesses over large chains, and the need for data on traffic impacts before making slow streets permanent. Board Member Rothenberg suggested adding houses of worship and community centers to information-sharing strategies. Vice President Sahaba emphasized ferry service connections. Board Member Ruiz recommended including waste management plans for parking lot conversions. Board Member Cisneros supported the three strategies and referenced a survey showing over 70% public support for slow streets. Board Member Curtis cautioned against treating short-term solutions as permanent without analyzing unintended consequences (e.g., increased traffic on Grand Street). President Teague noted that equity issues arise when allocating parking lot access among businesses.

7-B: Adoption of Amended Objective Design Review Standards

• Staff presented a revised set of standards developed over the past year with input from affordable housing developers, community groups, and board members. Key changes: a map defines the Traditional Design Area (TDA) where neighborhood context standards apply; new options for selecting reference buildings; expanded mixed-use standards for older business districts; and added landscaping standards. Staff posed policy questions about the extent of the TDA and the degree to which new development should reflect historic architecture.
• Public comment largely focused on expanding the TDA to include all of Webster Street and North Park Street. The Housing Authority requested streamlining to avoid cost burdens.
• Board discussion: Board Member Hom praised the balance of flexibility and objectivity but suggested clarifying the 250-foot context area definition, adding a glossary, and reconsidering the ban on simulated wood grain. Board Member Rothenberg asked whether staff had adequately balanced stakeholder input on good design versus cost containment, and noted the absence of a redlined version. Vice President Sahaba viewed the standards as a baseline to prevent poor design, not a barrier. Board Member Ruiz supported the TDA boundaries as preserving existing character, not recreating the past. Board Member Cisneros expressed concern that the TDA covers most of the island and could freeze development, but appreciated the work. Board Member Curtis supported the document as providing adequate, durable, cost-effective design. President Teague clarified that SB 35 projects (50%+ affordable units) can obtain density bonus waivers for standards they cannot meet, making additional carve-outs unnecessary. He proposed a minor amendment to rooftop equipment screening language (Section 3A) to require equipment to be no taller than the distance from the roof edge.
• The board voted unanimously to approve the amended standards with President Teague's amendment.

7-C: Zoning Text Amendments – Residential Open Space and Utility Requirements

• Staff proposed simplifying open space requirements to a minimum amount per unit by zoning district (ranging from 600 sq ft in R-2 to 120 sq ft in R-6) and eliminating requirements for separate utility meters, shutoff valves, in-unit laundry, and lockable storage, deeming them redundant or market-driven.
• Board discussion: Board Member Hom supported the amendments for flexibility. Board Member Rothenberg noted formatting issues in the ordinance. Vice President Sahaba supported market-driven decisions. Board Member Ruiz suggested using 500-foot radius instead of "two blocks" for off-site open space credit. Board Member Cisneros agreed. Board Member Curtis argued that every unit should have private open space for mental health, but Board Member Ruiz noted that state funding for affordable housing already mandates private open space. President Teague proposed standardizing the open space requirement to 120 sq ft per unit across all R zones (R-2 through R-6) to remove an inequitable barrier to development. Board Member Hom opposed uniformity, arguing that lower density naturally provides more space.
• The board voted 7-1 (Hom dissenting) to approve the motion to recommend the ordinance to City Council with Teague's uniform 120 sq ft standard and Ruiz's 500-foot radius suggestion.

Key Outcomes

• 7-A (COVID-19 Recovery Plan): The board provided comments and feedback; no formal vote was taken. The plan will proceed to the Mayor's Economic Development Advisory Panel and City Council.
• 7-B (Objective Design Review Standards): Approved unanimously (8-0) with an amendment to clarify rooftop equipment screening (Section 3A). The standards will take effect immediately; staff may bring future amendments as needed.
• 7-C (Zoning Text Amendments): Approved 7-1 (Hom dissenting) to recommend City Council adoption of an ordinance that:
  • Sets uniform minimum open space at 120 sq ft per dwelling unit in all R-2 through R-6 zones.
  • Removes requirements for separate utility meters, shutoff valves, in-unit laundry, and lockable storage.
  • Allows off-site open space credit within 500 feet of the project.
• Minutes: Approved unanimously.
• Subcommittee on Housing Element: Formed with Board Members Hom, Cisneros, and President Teague to prioritize zoning text amendments supporting the upcoming Housing Element update.
• Staff Communications: Staff will schedule review of the 1214 Peach Street code enforcement case at the next meeting. The March 8, 2021 meeting will include the Housing Element annual report, parking ordinance update, and potentially the NL Terminals master plan.