Alameda Planning Board Meeting – April 11, 2022

The Planning Board of Alameda met via Zoom on Monday, April 11, 2022, at 7:00 PM. The agenda included three major items: a use permit for outdoor events at 1435 Webster Street, a study session on increasing housing capacity at Alameda Point Site A, and a workshop on the draft Housing Element and zoning amendments. Board members present: Curtis, Hom, Ruiz, Tig (Vice Chair), and Rothenberg? (Roll call showed Saheba absent, Cisneros absent, Rothenberg absent? Actually transcript: Saheba excused absence, Cisneros absent, Rothenberg absent, Curtis here, Hom here, Ruiz here, Tig here – so quorum of five). The meeting lasted approximately three hours.

Public Comments & Testimony

• Item 7-A (1435 Webster Use Permit): Melissa Millon and Marie Malam spoke in opposition, describing severe noise impacts on their quality of life and urging that amplified sound be banned. They cited a lack of enforcement and feeling unheard. Gina (representing EnCinAl High School) and Linda Asbury (Executive Director, West Alameda Business Association) spoke in favor, noting the events benefited the community and were run responsibly. Asbury stated they only planned six amplified events in 2022, down from 26 in 2021, and committed to listening to neighbors.
• Item 7-B (Alameda Point Site A): Stephanie Hill (Trammell Crow Residential) and Karen Bay spoke in support, highlighting the developer's early delivery of community benefits (ferry terminal, parks, affordable housing) and the need for feasible project economics.
• Item 7-C (Housing Element Workshop): Karen Bay supported uniform zoning and preserving retail on main streets. Drew Dara Abrams emphasized the importance of height limits and ground-floor details. Christopher Buckley (Alameda Architectural Preservation Society) opposed massive upzoning, recommending lower heights in historic districts and cautioning against over-reliance on density bonuses.

Discussion Items

• 7-A: 1435 Webster Street – Use Permit for Outdoor Events: Staff recommended approval with conditions. Board members questioned noise standards, complaint history (two from same neighbor), and proposed a one-year permit with stricter limits. After debate, a motion passed (5-0) to approve with modifications: amplified sound limited to one calendar day per month (Friday or Saturday), maximum three hours, measured at 85 decibels at residential property lines; permit expires in one year; three verified complaints from different individuals trigger a revocation hearing.
• 7-B: Alameda Point Site A – Development Plan Amendment (Study Session): Staff presented plans to increase housing from 800 to 1,300 units on site A. Key issues: a pedestrian/bike view corridor, the high proportion of townhomes (400 out of 600 planned units), and challenges meeting universal design requirements (10% visitable vs. city ordinance requiring 100%). Board members generally supported the increased density, the view corridor, and providing flexibility on universal design, but urged early discussion with the disability commission. No action taken.
• 7-C: Draft Housing Element & Zoning Amendments (Workshop): Staff outlined the process: 30-day public comment period ending May 9, then state HCD review. Board members offered extensive comments on density, height limits, ADUs, fair housing, and zoning complexities. Key points: board supported a uniform 60-foot height limit on Webster Street but favored a tiered approach on Park Street to protect the historic core; many favored eliminating density limits in favor of form-based standards; concerns about the transit overlay and base zoning confusion were raised. Board member Tig advocated for four units per residential parcel by right to promote fair housing. No votes taken.

Key Outcomes

• Item 7-A: Use permit approved (5-0) with conditions including one amplified event/month, 3-hour duration, Friday/Saturday only, 85 dB at residential property line, one-year term, and a three-strike complaint trigger for revocation. Applicant must submit revised event schedule to staff.
• Item 7-B: Study session concluded; staff will incorporate feedback and hold future hearings with the Disability Commission and City Council (scheduled for May 3). Final action expected by fall 2022.
• Item 7-C: Workshop adjourned; public comment period remains open through May 9. Staff will revise the Housing Element and zoning draft based on input and submit to HCD for review over 90 days. Planning Board will continue discussions at the May 9 meeting.
• Other: A quorum was not present to approve the February 28 minutes, held over to the next meeting.