Alameda Planning Board Meeting - May 8, 2023

The Alameda Planning Board convened on May 8, 2023, at 7:00 PM in City Hall, 2263 Santa Clara Avenue, Council Chambers, 3rd Floor. The meeting covered two major agenda items: a design review and variance for a residential addition at 1019 Morton Street, and a development plan and development agreement for the RESHAP supportive housing project at 500 W. Midway Avenue. Both items involved public hearing and board deliberation. The board approved the consent calendar, approved the design review and variance for the Morton Street project (4-2), and unanimously approved the RESHAP development plan and recommended approval of the development agreement with specific modifications.

Consent Calendar

• 4-A (2023-3045): Determination that the proposed Fiscal Year 2023-24 and 2024-2025 Capital Budget is consistent with the General Plan. CEQA: Not a Project. Approved unanimously.
• 4-B (2023-3046): Draft Meeting Minutes of April 10, 2023. Approved unanimously.

The consent calendar was moved and seconded, approved with all ayes.

Public Comments & Testimony

Item 5-A: 1019 Morton Street

• Laura Kuhlman (co-owner/co-applicant): Spoke briefly, thanking the board for consideration.
• Saul Picardo (architect): Stressed the design efforts and that the variance is needed to preserve the historic character; the 32'6" height would negatively impact window proportions. Expressed support.
• Tracy Becker (neighbor at 1400 San Jose Avenue): Opposed the variance. Argued that 1019 Morton was originally a cottage, not a grand Victorian, and that adding a full second story would be "heavy on the top." Also questioned structural foundation adequacy and suggested using basement space instead.
• Kelly Kearney (neighbor at 1001 Morton Street): Expressed concerns about construction disruption (noise, parking) for neighbors and the historic integrity of the Franklin Park area; requested a clear construction timeline.
• Carmen Reed (via Zoom, member of Alameda Architectural Preservation Society): Supported the project, noting the design is faithful to Queen Anne style and appropriate for the neighborhood; emphasized importance of maintaining window character on the second story.
• Dougle Brindley (neighbor at 1003 Barton Street): Opposed the variance, concerned that making the cottage into a larger Victorian would ruin its authenticity and spoil the visual harmony of the park; also questioned retention of existing architectural details like heraldic shields.

Item 5-B: RESHAP Project (500 W. Midway Avenue)

• Sean Whiskeman (Senior Vice President, Catellus Development Corporation): Expressed strong support for the project as a partner in the West Midway development; highlighted its importance to the city.
• No other speakers.

Discussion Items

5-A: 1019 Morton Street – Design Review and Variance

• Staff Presentation (Deirdre McCartney, Planner II): Described the proposal: a 1,290 sq ft second-story addition with a 61 sq ft balcony and a variance to raise the nonconforming roof from 32'6" to 33'6" (height limit: 30'). Staff found the design meets all design review criteria but did not meet variance findings #1 (exceptional circumstances) and #2 (practical difficulty/unnecessary hardship). Staff recommended approving design review with the exception under AMC 30-5.7M, allowing the addition at the existing 32'6" height, which would require plan revisions.
• Applicant (Donald Thompson): Requested the variance for a one-foot increase, arguing that the neighborhood context (adjacent Victorians are taller) and the need for proper window proportions constitute exceptional circumstances. Presented a letter of support from neighbors at 1015 and 1023 Morton Street and from the Alameda Architectural Preservation Society. Stated that a lower roof yields window ratios of 1.7:1 vs. 2.2:1 at the requested height.
• Board Deliberation:
  • Vice President Hom outlined potential findings to support the variance: (1) the neighborhood is characterized by taller nonconforming homes, creating exceptional circumstances; (2) denying the variance would deprive the applicant of a property right enjoyed by neighbors (to rebuild nonconforming height); (3) no detrimental impact. He also proposed a condition for a construction management plan.
  • Board Member Teague expressed inability to find variance findings #1 and #2 despite liking the project; noted the tower height exception allows the turret.
  • Board Member Curtis voiced frustration that common sense favors approval but sought clarity on how to legally achieve it.
  • President Ruiz noted lack of comparative diagrams showing the impact of lower height, and concerns about precedent; she could not support variance.
• Vote: Motion by Vice President Hom to approve design review and variance (including three specific findings and a condition for construction management) passed 4-2.

5-B: RESHAP Development Plan and Development Agreement

• Staff Presentation (Andrew Thomas, Planning, Building, and Transportation Director): Introduced the RESHAP project (Rebuilding Existing Supportive Housing at Alameda Point) – 309 very low- and low-income supportive housing units replacing dilapidated Navy barracks. The project is critical for the city's Housing Element (1,400 units at Alameda Point over 8 years). Previously approved in 2018, the site plan was relocated to the top left corner for integration with the West Midway market-rate project. The planning board was asked to approve the development plan and recommend the development agreement to City Council.
• Applicant (Doug Biggs, Executive Director of Alameda Point Collaborative; Sarah McIntyre, MidPen Housing; Daniel Simons, David Baker Architects; Haley Watterson, Plural Studio): Presented a trauma-informed design based on extensive resident outreach. Features include: inward-facing pedestrian-oriented campus with a central plaza, a barn (community/ workforce center), a farm, slow streets, and phased construction (4 phases over ~8 years). Five objective design standard exceptions were identified: (1) main entrances facing public street, (2) unenclosed exterior stairs, (3) ground floor ceiling heights (14' reduced to 12'), (4) mixed-use building transparency, (5) wall surfaces over 15'. The applicant requested that these exceptions be incorporated into the development agreement to ensure ministerial review later.
• Board Deliberation:
  • Board members praised the project and its importance.
  • Discussion focused on how to handle the five objective standard exceptions. Options included: (a) amending the citywide objective standards (scheduled for June), (b) incorporating the exceptions directly into the development agreement. City Attorney Chen indicated the board could recommend specific language for the development agreement.
  • Board Member Teague made a motion to approve the development plan and recommend to City Council the development agreement, incorporating the five specific exceptions as drafted by the developer, to be refined with the City Attorney. Board Member Cisneros seconded.
  • Board Member Ruiz expressed concern about limited design documentation but accepted that the exceptions are narrow and that the objective standards still apply; she supported the motion.
• Vote: Unanimous approval (all ayes).

Key Outcomes

• Approved Consent Calendar (items 4-A and 4-B) unanimously.
• Approved 1019 Morton Street Design Review and Variance (4-2) to allow a second-story addition and a roof height of 33'6" (3'6" above the 30' limit). Board findings were: (1) exceptional circumstances due to neighborhood context of taller nonconforming homes; (2) unnecessary hardship if denied, as neighbors possess the right to rebuild nonconforming height; (3) no detriment to public welfare. Condition: applicant must provide a construction management plan including signage with contact information for neighbors.
• Approved RESHAP Development Plan (unanimous) and Recommended the Development Agreement to City Council, including incorporation of five specific objective design standard exceptions tailored to supportive housing (e.g., inward-facing entrances, reduced ceiling heights, etc.). Staff was directed to work with the applicant and City Attorney to finalize the language for the June 20 Council hearing.
• Future Meetings: Next Planning Board meeting on May 22, 2023, will consider the West Midway component and a zoning cleanup. A June meeting will address objective design standard amendments for supportive housing.