Planning Board Meeting – July 10, 2023

The Alameda Planning Board met on Monday, July 10, 2023, at 7:00 PM in City Hall Council Chambers. The board considered a major item: the Alameda Marina Phase III project, which was split into two parts (master plan amendment/density bonus and design review/development plan) at the request of Board Member Teague. The board also held elections for board leadership and received staff communications.

Consent Calendar

• No items were on the consent calendar.

Public Comments & Testimony

• Cindy Johnson (on behalf of Bike Walk Alameda) spoke during the design review portion, requesting a minimal effort to open continuous public access along the waterfront (specifically the bay trail connection at the western border of the Alameda Marina site) as soon as possible in Q3 2023, rather than later. She expressed appreciation for the applicant's acknowledgment of the concern.

Discussion Items

• Agenda Change: Board Member Teague moved to split agenda item 5-A into two separate items: (1) Master Plan Amendment and Density Bonus, and (2) Development Plan and Design Review. The motion passed unanimously.
• 5-A Part 1: Master Plan Amendment and Density Bonus (1999 Clement Avenue) – Staff presented the proposal to increase the total housing unit count from 760 to 801 units (a 41-unit increase) and to increase the very low-income affordable units from 5% to 7% of the project, which would trigger a 25% state density bonus (up from 20%). The applicant, Sean Murphy of Alameda Marina, explained that the increase is made possible by more efficient unit designs within the same building envelope and that the project already has infrastructure completed (seawall, Clement Avenue improvements). Board members expressed strong support for the added housing, especially the increase in very low-income units. Board Member Cisneros noted the density bonus could have allowed up to 812 units, but the applicant chose 801 for feasibility (wood-frame construction). Board Member Saheba asked about the distribution of affordable units; staff clarified that the inclusionary requirements are met per phase and that the housing authority will determine exact locations later. Board Member Curtis commended the developer for completing off-site improvements ahead of schedule.
• 5-A Part 2: Development Plan and Design Review (Rap B Building) – The applicant presented the design for a five-story residential building with 259 multifamily units (up from 218) and 1 work/live unit on the same footprint. Key design features include a view corridor from Clement Street to the waterfront, a common roof deck, bike storage, and an industrial aesthetic. Board members discussed the view corridor fence, which was proposed at 65% transparency. Several members (Teague, Saheba, Hom) expressed concern that the rendering showed a more transparent gate than 65% and requested a more transparent solution, possibly with glass or lower height. Board Member Curtis cautioned that requiring 75% transparency might be costly and delay the project. The applicant agreed to work with staff to lower the fence height, increase transparency, and potentially step the fence back. Additional comments included adding sunshades on the Clement Avenue facade, improving the front door entry clarity, and adding trees in the parking lot. Board Member Sahaba suggested adding a canopy and more transparent entry. A motion was made to approve the design review with conditions based on staff's summary, including working with staff on the view corridor transparency (exceeding 65% as feasible), front door treatment, window mullions, sunshades, and trees. The motion passed unanimously.
• 5-B: Board Elections – President Ruiz announced that per past practice, the vice president would succeed the president. President Ruiz nominated Vice President Hom for President and Board Member Cisneros for Vice President. The nominations were seconded and approved unanimously. The new officers will take effect in September 2023.
• Staff Communications – Acting Planning Director Alan Tai reported that the objective design standards would be brought back to the next meeting (July 24) for adoption, and that August is a summer recess. He also introduced Stephen Buckley, the newly hired Planning Services Manager, who previously served as Land Use Manager in Berkeley.

Key Outcomes

• Vote on Master Plan Amendment and Density Bonus: The board voted unanimously to recommend that the City Council approve the master plan amendment increasing the housing count to 801 units and the associated density bonus (25% with 7% very low-income units). The recommendation includes conditions to be carried forward (e.g., affordable housing plan, tentative map for condo purposes).
• Vote on Development Plan and Design Review: The board voted unanimously to approve the development plan and design review for the Rap B building, with conditions to be included in the resolution. Conditions include: (1) working with staff to increase the view corridor fence transparency beyond 65% as feasible, lowering the fence height, and potentially stepping it back; (2) adding architectural treatment to demarcate the main entrance; (3) refining horizontal window mullions for consistency; (4) adding sunshades on the Clement Avenue facade; and (5) adding at least two more trees in the parking lot. The condition that the approval is void if the City Council does not approve the master plan amendment was retained.
• Board Elections: President Ruiz and Vice President Hom were elected as President and Vice President, respectively, effective September 2023.
• Next Steps: The next Planning Board meeting is scheduled for July 24, 2023, to consider the objective design standards. The board will recess in August and resume in September.