Alameda Planning Board Workshop on Housing Element Zoning Amendments - July 11, 2022

The Alameda Planning Board held a public workshop on July 11, 2022, to review draft zoning amendments implementing the May 2022 Housing Element, addressing state fair housing law and the Regional Housing Needs Allocation (RHNA) for 2023–2031. The board also approved the annual review of the RESHAP Development Agreement and approved minutes from prior meetings. Board elections were deferred to the next meeting.

Consent Calendar

• Item 6-A: Annual Review of Alameda Landing Development Agreements – Continued to the July 25, 2022 Planning Board meeting without discussion.

Public Comments & Testimony

• Karen Bay (Alameda resident): Urged the board to distinguish between "commercial" and "retail" uses in zoning, to preserve neighborhood-serving retail in shopping centers. Expressed concern about potential large-format stores and the need to protect retail from being replaced by housing. Also suggested hotels should be permitted rather than requiring a use permit in certain zones.
• Christopher Buckley (Alameda Architectural Preservation Society): Opposed sweeping upzonings, stating they are unnecessary to meet state requirements. Recommended narrowing the transit-oriented housing waiver to an eighth-mile radius instead of a quarter-mile. Proposed that in residential zones, any portion of a building over 30 feet be contained within a roof envelope. Noted height limit reductions in the North Park Street area were welcome but still excessive. Also advocated for retaining density limits in North Park Street.
• Nancy Manos (resident near Park Street and Buena Vista): Expressed confusion about the density waiver and concern about increased traffic and safety. Opposed adding more population without improving infrastructure.
• Zach Bowling (East Bay YIMBY): Supported staff's approach, stating upzoning is necessary to meet HCD guidance. Opposed reducing height limits below 50 feet, as that would hinder economically viable housing. Supported the staff proposal as presented.
• Kevin (resident, 38 years on Park St): Advocated for increased height and density on transit corridors like Park and Webster to address housing emergency and climate change. Supported affordable-by-design small units (e.g., 565–1,000 sq ft). Opposed reliance on ADUs alone.
• Unnamed speaker: Advocated for small units (600–1,000 sq ft) to house entry-level workers. Supported AAPS's height limit suggestions, especially preserving the visual prominence of the McGee's building on Park Street.

Discussion Items

• Item 7-A: Public Workshop on Draft Zoning Amendments (Housing Element Implementation)

  • Staff (Andrew Thomas, Planning Director) presented two key areas for feedback:
    1. Shopping Center Overlay (Community Mixed Use Combining District): Proposed a minimum commercial square footage per acre (approximately 9,000 sq ft/acre) to prevent losing shopping centers entirely to housing. This precondition would ensure shopping centers retain a retail core.
    2. Transit-Oriented Housing Waiver (Sec. 30-5.10): Would waive minimum density standards within a quarter-mile of high-quality transit, provided housing meets form-based standards (height, setbacks, lot coverage). Staff raised the question of whether to impose a unit size limit (e.g., 1,000 sq ft) to promote affordable-by-design units, or to allow larger family units. The board debated this extensively.
  • Board members provided detailed feedback:
    • Board Member Curtis: Favored flexibility for developers to determine unit mix based on market conditions; warned against over-regulation.
    • Board Member Hom: Suggested a two-tier system: basic incentives for transit proximity, and additional incentives (e.g., reduced parking requirements) for projects that include very small or affordable units.
    • Board Member Teague: Proposed defining the transit-oriented waiver areas by mapping existing and planned high-quality transit corridors (e.g., Lincoln, Tilden, Park, Webster) rather than using a quarter-mile buffer. Also suggested limiting units to 1,000 sq ft to ensure affordability by design.
    • Board Member Cisneros: Supported market-driven approaches and emphasized linking increased density to reduced parking to avoid traffic impacts. Noted that smaller units alone do not guarantee affordability.
    • Board Member Ruiz: Raised technical points on definitions (building height, shared living, residential care). Supported mapping transit areas and suggested requiring at least replacement of existing retail square footage in shopping centers, with flexibility for non-retail commercial uses. Noted state TCAC requirements for three-bedroom units (min. 900 sq ft).
    • Board Member Rothenberg: Agreed that retail is changing and the proposed minimum commercial ratio may need future adjustment. Supported design standards to ensure new buildings fit residential neighborhoods. On transit-oriented waiver, questioned the effectiveness of a 1,000 sq ft threshold and suggested higher inclusionary requirements for larger projects.
  • Staff acknowledged all comments and will incorporate refinements before the September hearing, contingent on state HCD review of the Housing Element.

• Item 7-B: RESHAP Development Agreement Annual Review – Staff reported the project is in compliance. Board approved the annual report unanimously.

• Item 7-C: Board Elections – Deferred to the next meeting (July 25, 2022) pending a new board member appointment.

• Item 8: Draft Meeting Minutes

  • April 11, 2022 Minutes: Approved with two abstentions (members absent who did not review the video).
  • May 9, 2022 Minutes: Approved with corrections to the city attorney's statement regarding Measure A and state law preemption, and to clarify board member comments on retrofit vs. new construction. One abstention.

Key Outcomes

• RESHAP Development Agreement: Annual report approved unanimously (7-0).
• Minutes: April 11, 2022 minutes approved (5-0-2 abstentions); May 9, 2022 minutes approved with corrections (6-0-1 abstention).
• Board Elections: Deferred to the July 25, 2022 meeting.
• Housing Element Zoning Amendments: No formal action taken; this was a workshop. Staff will consider all public and board comments and return with a revised draft in September 2022, after receiving HCD feedback on the Housing Element.
• Future Meetings: Next meeting on July 25, 2022 includes continued Alameda Landing annual review and Site A development agreement amendment. August recess; September return.