Alameda Planning Board Meeting: February 12, 2024

The Alameda Planning Board met on Monday, February 12, 2024, at 7:00 PM at City Hall to consider three regular agenda items: an interim veterinary services facility for Friends of the Alameda Animal Shelter (FAAS), a use permit for a church and bookstore at 1413 Park Street, and a development plan amendment to convert retail space into work/live studios at Alameda Point. The Board also approved the consent calendar and received staff communications. Public comments were heard on each item, with significant neighborhood opposition to the FAAS project and mixed input on the church use, while one speaker opposed reducing retail at Alameda Point.

Consent Calendar

• Draft Meeting Minutes – January 22, 2024: Approved unanimously (6-0-1, with one abstention).

Public Comments & Testimony

• 2331 North Loop (FAAS): Seven public speakers. Neighbors expressed strong opposition citing noise from outdoor dog runs, loss of access to a walking path, insufficient notice, and concerns about property values and daycare safety. Supporters praised FAAS’s community work and the interim solution for a veterinary crisis. The applicant clarified that animals would not be boarded overnight and that the facility would primarily perform spay/neuter services with a daily capacity of up to 25 animals.
• 1413 Park Street (Triumphant Life Church): Twelve public speakers. Supporters highlighted the church’s positive impact on youth, community, and activation of a formerly vacant space. Opponents, including the Downtown Alameda Business Association (DABA) and neighboring businesses, argued the assembly use would undermine Park Street’s retail character, set a precedent, and potentially affect ABC licenses for alcohol-serving businesses. The applicant committed to operating a bookstore and maintaining street-level activity.
• 2000 Ardent Way (Equity Residential): One public speaker, Karen Bay, urged the Board to preserve retail space for future demand, warning that converting to work/live would be irreversible.

Discussion Items

• 5-A – 2331 North Loop (FAAS): Staff presented the request for reapproval of a conditional use permit, final development plan, and design review for an interim veterinary facility using shipping containers. The project had been previously approved for a larger shelter but was scaled back due to fundraising challenges. Board members discussed the need to implement the previously approved landscaping, pathway, and parking layout from the permanent plan to improve pedestrian connectivity and neighbor relations. The applicant agreed to limit outdoor dog training events to weekends only, with a maximum of six events per weekend and six dogs per event. The Board also required sound attenuation and fence improvements.
• 5-B – 1413 Park Street (Triumphant Life Church): Staff recommended approval with conditions including a minimum of 20 hours per week for the bookstore and activation of the frontage. Board members debated the appropriateness of mandating retail hours, with the Planning Director noting that the city had not previously imposed minimum hours on other uses. The applicant offered to operate the bookstore six days a week, seven hours per day. The Board amended the motion to require a one-year review after occupancy and to mandate that the first five feet of the storefront be used for active retail display, striking the minimum hours condition.
• 5-C – 2000 Ardent Way (Equity Residential): Staff explained that the developer had made extensive efforts to lease the 9,000 sq ft of ground-floor retail for over two years without success, contacting over 4,300 businesses. The proposal would convert most of the space into eight work/live studios (commercial use requiring a business license), retaining a café/retail corner space. Board members supported the adaptive reuse as a practical activation of the vacant frontage and added conditions for a building identification system and borrowed light strategies for sleeping areas.

Key Outcomes

• 5-A – FAAS Interim Veterinary Facility: Approved (6-0-1) with conditions including: implement the approved landscaping, pathway, and bicycle parking from the permanent plan; reduce the fence to the gate; limit outdoor dog training events to weekends only (max six events per weekend, six dogs per event); and ensure sound attenuation. The dog run condition was replaced with the event limitation.
• 5-B – Triumphant Life Church Use Permit: Approved (5-0-2) with conditions: first five feet of storefront to be active retail display; one-year staff report to the Board on compliance; applicant to provide a one-year review after obtaining certificate of occupancy. The 20-hour minimum retail hours condition was removed.
• 5-C – Equity Residential Work/Live Conversion: Approved (5-0-2) with conditions: incorporate a building identification system for tenants and require its use; sleeping areas to implement borrowed light strategies in compliance with building codes.

Staff & Board Communications

• Staff noted upcoming annual reports on the General Plan, Housing Element, and other plans. Board member Ruiz raised concerns about lack of public transit at Alameda Point, and staff discussed ongoing efforts with AC Transit. Board member Cisneras suggested exploring zoning amendments to limit assembly uses in Park Street’s core retail area.