Alameda Planning Board Meeting - September 12, 2022

The Alameda Planning Board convened on September 12, 2022, at 7:00 PM via Zoom for a meeting that extended past 11:30 PM. The board addressed several agenda items including a public hearing on the draft Housing Element and zoning amendments, a public hearing on the Equitable Building Decarbonization Plan, and a workshop on the West Midway/RESHAP development plan. The meeting was extended past 11:00 PM by a 5-0 vote. Board members President Saheba and Board Member Curtis had excused absences; Board Member Teague joined later.

Consent Calendar

• No items were on the consent calendar.

Public Comments & Testimony

• Item 7-B (Housing Element):

  • Shelby Washington asked about the provision of additional schools, police, fire, and transportation services to accommodate the population increase.
  • Paul Foreman (Alameda Citizens Task Force) stated that ACT's primary concern is the blanket upzoning of 16,000 parcels, which could lead to demolition of existing structures and displacement of tenants. He argued that the by-right zoning amendments are a city policy choice, not a state mandate, and questioned the avoidance of CEQA review.
  • Christopher Buckley (Alameda Architectural Preservation Society) reiterated concerns that the upzoning is excessive, unnecessary to meet RHNA, and threatens historic properties. He argued that the transit overlay is not mapped and gives AC Transit undue zoning power, and suggested phasing upzonings and using form-based height standards.

• Item 7-D (Equitable Building Decarbonization Plan):

  • Karen Miller, a small landlord, stated that full electrification of her six-unit building would cost over $100,000 and require tenants to vacate, making it infeasible without significant subsidies.
  • Ruth Abbey (Community Action for Sustainable Alameda) supported the plan, citing health and safety benefits of transitioning from natural gas, and noted Alameda's 100% carbon-free power as an advantage.
  • William Smith expressed skepticism from renters that costs would not be passed on to them, and urged more outreach to renters.
  • Elise Hunter (CASA) supported the plan, noting that Alameda's low electric rates from AMP provide an advantage, and that the plan's equity principles are thoughtful.
  • Melissa Yu (Sierra Club) supported the plan, emphasizing the need to avoid locking in fossil fuel infrastructure and to leverage federal Inflation Reduction Act funds.

• Item 7-E (West Midway/RESHAP):

  • Doug Biggs (Alameda Point Collaborative) opposed the staff recommendation for a complete street grid through the RESHAP site, arguing that it would degrade safety for residents, who have low car ownership. He stated that the proposed design meets the specific plan's goals and that the city has long accepted no through streets in that area.
  • Dara Abrams commented on the need for more diverse unit types (e.g., stacked flats) and protected bike lanes on Main Street, and asked about a roundabout at Main Street and West Midway.
  • Karen Bay expressed concern about losing open space (central gardens) and the lack of a grocery store in the plan, noting that West Midway is one of the only areas zoned for a grocery store at Alameda Point.
  • Marguerite Bishand (Operation Dignity) seconded Doug Biggs' comments, stating the design makes sense for the community and has been developed through many iterations.

Discussion Items

• Item 7-A: Board Elections – Continued to the next meeting out of respect for the outgoing president.
• Item 7-B: Draft Housing Element and Zoning Amendments (Public Hearing) – Andrew Thomas, Planning Director, presented a two-year community process resulting in a housing element that HCD has stated will maintain compliance with state law. The plan accommodates 5,353 units over eight years, with 24% at Alameda Point, 15% on other vacant federal land, 25% on the northern waterfront, 19% at shopping centers, 8% on Park/Webster corridors, and 10% in residential districts. Staff emphasized the need to affirmatively further fair housing by removing exclusionary zoning, such as the prohibition on multifamily housing and density limits. The board discussed concerns about over-zoning, affordable housing feasibility, site assemblage, and density bonus provisions. Board members noted that removing Program 4 (upzoning) would risk HCD certification. Public comments raised concerns about displacement and tenant protections. Board members expressed support for mapping the transit overlay and strengthening equity provisions. No final vote was taken; the item will return for a final recommendation at the next meeting.
• Item 7-C: Tentative Map (Oakland Inner Harbor Tidal Canal) – Continued to the September 26, 2022 meeting.
• Item 7-D: Equitable Building Decarbonization Plan (Public Hearing) – Danielle Mueller, Sustainability Manager, presented the plan, which aims to decarbonize buildings by 2030 through grid decarbonization, energy efficiency, and electrification, with a focus on equity. The plan includes education, policies, financing, and AMP partnerships. The board discussed concerns about costs for landlords, impacts on renters, and the need for stronger equity principles. Board Member Teague moved to recommend adoption with amendments: changing