Alameda Planning Board Meeting – December 13, 2021

The Planning Board of Alameda met on December 13, 2021, at 7:00 PM via Zoom to consider several items including amendments to the Bayport/Alameda Landing Master Plan, implementation of Senate Bill 9 (SB9) zoning changes, and adoption of objective design review standards. The meeting included significant public testimony and board deliberation, with votes on all three major agenda items.

Consent Calendar

• The board unanimously approved the 2022 Planning Board Regular Meeting Schedule (Item 6-A).

Public Comments & Testimony

• Item 7C (Bayport/Alameda Landing): Betsy Mappison, Jay Garfinkel, Shella Liva (a resident of the new Pulté development), and Zach Bowling spoke. Liva expressed strong support for converting the commercial space to residential, citing safety concerns. Mappison and Bowling favored mixed-use or commercial to activate the waterfront. Parks Director Amy Woolridge suggested the space could serve as a community amenity (e.g., library/recreation center).
• Item 7A (SB9): Multiple speakers, including Zach Bowling, Jay Garfinkel, Christopher Buckley (Alameda Architectural Preservation Society), Betsy Mappison, Margaret Hall, and Hank Renettez, commented. Most urged the board to stick closely to state law, avoid unrelated zoning changes, and consider an urgency ordinance. Buckley highlighted the need to preserve the word “alteration” in the ordinance.
• Item 7B (Objective Design Standards): Zach Bowling and Christopher Buckley spoke. Buckley supported the standards but requested clarifications on applicability and recommended refinements to window alignment and materials.

Discussion Items

• Item 7C – Bayport/Alameda Landing Master Plan Amendment: Staff recommended maintaining the 5,000 sq ft commercial requirement. Bill Sadler (Pulté Homes) proposed converting the lot to residential (3 single-family or 5 townhomes, deed-restricted at moderate income). The board debated the value of commercial vs. housing. Board members Ruiz, Curtis, and Rothenberg expressed support for residential, while Teague, Hom, and Cisneros favored retaining commercial/community use. President Saheba emphasized the need for flexibility. The board ultimately voted on a motion by Teague, seconded by Cisneros, to amend the condition of approval to extend the deadline for design review (to February 28, 2022, or issuance of the 200th building permit) while keeping the 330th permit deadline for building permits. The motion passed unanimously. The board did not recommend changing the master plan.
• Item 7A – SB9 Text Amendments: Staff presented draft amendments to R1 zoning to comply with SB9, allowing up to four units per lot with ministerial review. Key discussion points included unit size limits (staff proposed 1,200 sq ft; board debated 1,600 sq ft), the inclusion of “alteration” language, treatment of accessory dwelling units (ADUs) on split lots, and whether to permit efficiency units. Board members Teague, Hom, Ruiz, and Curtis offered amendments. After extensive debate, a motion by Teague (seconded by Curtis) passed 6-1 (Curtis dissenting) to recommend to the City Council an ordinance that: (1) uses the state’s “any form of rent or price control” language; (2) retains the word “alteration” in demolition/alteration provisions; (3) sets maximum unit size at 1,600 sq ft; (4) allows ADUs as per existing ordinance, potentially exceeding four units; (5) requires residential-only use on split lots; (6) removes all changes to permitted/conditional uses and definitions unrelated to SB9; and (7) clarifies that split lots must have vehicular access. The board also directed staff to return with the full definition section for efficiency units at a later date.
• Item 7B – Objective Design Review Standards: Staff presented objective standards for SB9 projects, drawn from existing design guidelines. Board members Rothenberg, Ruiz, Teague, and Hom raised questions about applicability, garage door width, plate height, and flexibility. A motion by Curtis (seconded by Saheba) passed 6-1 (Ruiz dissenting) to adopt the standards with the removal of the third bullet on applicability, clarifying that the standards apply only to SB9 projects. Staff will continue refining the standards based on public and board comments.

Key Outcomes

• Item 7C: Unanimous vote to amend the condition of approval for the Alameda Landing Waterfront project, giving Pulté Homes until February 28, 2022, or the 200th building permit to submit design review for the commercial space, while maintaining the 330th permit deadline. The board did not recommend changing the master plan.
• Item 7A: 6-1 vote to recommend SB9 ordinance to City Council with multiple amendments. Staff will present the revised ordinance to council on January 4, 2022.
• Item 7B: 6-1 vote to adopt Objective Design Review Standards for One- and Two-Family Dwellings, with the third bullet on applicability removed. The standards take effect January 1, 2022.
• Minutes: The board postponed approval of draft minutes from September 27, October 11, and October 25, 2021, to the next meeting.
• Staff Communications: Director Andrew Thomas noted that the City Council approved the General Plan update. The board will continue housing element discussions in January 2022.