Title
Annual Reviews: 1) Alameda Landing Mixed Use Project Development Agreement and 2) Transportation Demand Management Program - Applicant: Catellus Alameda Development, LLC. The applicant requests a periodic review of two Development Agreements and a Transportation Demand Management Program (TDM) related to the Alameda Landing Mixed Use Residential Project and the Alameda Landing Mixed Use Commercial Project.
Body
CITY OF ALAMEDA
Memorandum
To: Honorable President and
Members of the Planning Board
From: Andrew Thomas
City Planner
Date: March 9, 2015
Re: Annual Reviews: 1) Alameda Landing Mixed Use Project Development Agreement and 2) Transportation Demand Management Program - Applicant: Catellus Alameda Development, LLC. The applicant requests a periodic review of two Development Agreements and a Transportation Demand Management Program (TDM) related to the Alameda Landing Mixed Use Residential Project and the Alameda Landing Mixed Use Commercial Project.
BACKGROUND
In January 2007, the City of Alameda and Palmtree Acquisition Corporation (successor by merger to Catellus Development Corporation, predecessor-in-interest to Catellus Alameda Development, LLC) ("Master Developer"), entered into two Development Agreements, one for the "Alameda Landing Commercial Project" and the other for the "Alameda Landing Residential Project" (collectively, the "Alameda Landing Development Agreements"). This annual review covers both of the Alameda Landing Development Agreements and reports on activities and developments taking place during the period from April 2014 through January 2015.
Alameda Municipal Code ("AMC") Section 30-95.1 authorizes the Planning Board to conduct a public hearing at which the applicant must demonstrate good faith compliance with the terms and conditions of the agreements. In order to demonstrate good faith compliance, the applicant has submitted a Master Developer Letter of Compliance (Exhibit 1) for the annual review as required under AMC Section 30-95.1 and Article 5 of the Alameda Landing Development Agreements. The letter summarizes actions that have been taken during the period from April 2014 through January 2015.
In addition, the January 2007 Development Agreements and Alameda Landing Master Plan and Environmental Impact Report require that the Master Developer establish and operate a Transportation Demand Management (TDM) Program to reduce peak hour vehicle trips generated by the Alameda Landing development. Pursuant to those agreements, the Master Developer was required to initiate TDM services in October 2013, and the Master Developer is required to submit an annual report documenting compliance with the Planning Board-approved TDM program for the project. The first TDM annual report provided by the Master Developer is attached as Exhibit 2. Pursuant to the 2007 Alameda Landing TDM program, staff will also be transmitting the TDM annual report to the Transportation Commission and City Council for review and acceptance.
ANALYSIS
The City of Alameda and Master Developer originally entered into a Development Agreement in 2000, for the "Catellus Mixed Use Project" that is commonly referred to as the "Bayport neighborhood" and the 77-acre Alameda Landing area generally located north of the College of Alameda, south of the Oakland Alameda Estuary, west of the Webster and Posey Tubes, and east of the former Coast Guard housing and Shinsei Gardens apartments. Pursuant to the original Development Agreement, the City and Catellus Development Corporation began work on the Bayport neighborhood immediately and demolition and site preparation began in 2002.
In 2005, the parties began work on a revised Master Plan, a Supplemental Environmental Impact Report, and an amended Development Agreement for a revised land use plan for the 77-acre Alameda Landing portion of the project area. In 2007, the City Council approved the amended Bayport-Alameda Landing Master Plan, the Supplemental EIR, and an amended Development Agreement. At that time the original project was bifurcated due to a change in ownership, pursuant to which FOCIL-BP, LLC ("Bayport Developer") became the master developer of the Bayport neighborhood, and a Catellus entity remained the master developer of Alameda Landing. The amended original Development Agreement continued to govern development of the Bayport neighborhood which was near completion. Commencing in 2007, the Alameda Landing Development Agreements governed development of the Alameda Landing Commercial Project area, and the Alameda Landing Residential Project area.
Between 2007 and 2010, the Alameda Landing projects were slowed by the recession. However, the City and the Master Developer used this period to complete the new Stargell Avenue extension and intersection at Webster Street. This major public improvement required complex negotiations and cooperation with the College of Alameda and Caltrans and provides a new gateway to Alameda Landing, west Alameda, and future development at Alameda Point.
In 2010, the City of Alameda and the Bayport Developer officially completed the Bayport neighborhood and met all of the associated terms and conditions included in the Bayport Development Agreement and it was terminated. Neither the City, nor the Bayport Developer, nor the Master Developer have any further Development Agreement obligations for the Bayport neighborhood area.
In July 2012 and December 2013, the new Development Agreement pertaining to the Alameda Landing Commercial Project area was partially assigned to Target Corporation and Catellus Alameda Retail, LLC, respectively in connection with land conveyances. Also in December 2013, the new Development Agreement pertaining to the Alameda Landing Residential Project area was partially assigned to TRI Pointe Homes, Inc. in connection with conveyance of the first sub-phase of the Alameda Landing Residential Project development. In December 2014, there was a second partial assignment of the Residential Development Agreement to TriPointe in connection with the second sub-phase of residential development. The Master Developer retained its master developer obligations under the Alameda Landing Development Agreements.
Between January 2010 and March 2014, City staff, Planning Board, City Council and Catellus staff worked diligently to develop the retail and residential sub-areas of the Alameda Landing project (those portions of the project area generally located between Stargell Avenue and Mitchell Avenue). This work included completion of all of the land use entitlements for the Alameda Landing Commercial Project area, and most of the land use entitlements for the Alameda Landing Residential Project area.
In October of 2013, the Master Developer, Target Corporation, and the City celebrated the successful opening of a Target Store in the Alameda Landing Retail center and the initiation of the West Alameda Transportation Management Association ("TMA") and shuttle services between Alameda Landing and Downtown Oakland BART.
The period from January 2013 through March 2014 focused on the preparation, review, and issuance of permits for, and the construction of, the major public infrastructure improvements necessary to support the Alameda Landing Commercial Project and Alameda Landing Residential Project areas consistent with the Master Infrastructure Plan for Alameda Landing. In addition, the City issued building permits consistent with the Planning Board's design review approvals for the retail center and a residential neighborhood along Fifth Street. In addition, during this period, the West Alameda Business Association (WABA) district boundaries were expanded to include the Alameda Landing Commercial Project area, as required by the applicable Development Agreement.
During the Development Agreement Annual Review Period (April, 2014 through January 2015), Catellus and the City worked together on the following activities:
· Public Art Commission review and approval of the public art at the Alameda Landing retail center.
· Planning Board review and approval of the Tri Pointe Homes, Inc. residential paint colors and street names.
· Review and approval of building permits for the Phase I residential development and City Council review and approval of the final subdivision map for the Phase II residential development.
· Planning Board review and approval of the Resources for Community Development ("RCD") and the City of Alameda Housing Authority Development Plan and Design Review for a 32-unit, multi-family affordable complex. The project will accommodate housing affordable to low-and very low-income households and is scheduled to start construction in the fourth quarter of 2015.
During the Development Agreement Annual Review Period, Catellus completed construction of:
· A 17,000 square foot Michaels store in October, 2014,
· A 45,000 square foot Safeway store in January, 2015, and
· Three shop spaces between December 2014 and January, 2015 for Sleep Train, The Habit Burger Grill, and Panda Express.
Construction is underway on the balance of the commercial spaces and is scheduled for completion in the first quarter, 2015. Shop tenant openings will continue throughout the first three quarters of 2015.
During the October 2013 - January 2015 period, the Master Developer implemented the Alameda Landing TDM Plan. Shuttle services are currently running between BART and Alameda Landing in compliance with the program. From April 2014 through September 2014, there were 11,000 shuttle boardings.
Exhibit 1 presents a status report of actions taken by the Master Developer, including on behalf of Target Corporation and TRI Pointe Homes, Inc., pursuant to the Alameda Landing Development Agreements during the review period.
The annual report documenting the Master Developer's compliance with the Planning Board approved TDM Plan and is attached as exhibit 2 Exhibit 3 includes the Planning Board approved TDM Plan.
During the review period, there has been on-going cooperation between the Master Developer and the City, as well as with Catellus Alameda Retail, LLC, Target Corporation, and TRI Pointe Homes, Inc., regarding all applicable aspects of the Alameda Landing Development Agreements, as there has been in previous years. As a result, staff believes that the Master Developer, Catellus Alameda Retail, LLC, Target Corporation, and TRI Pointe Homes, Inc., have all performed in good faith compliance with the terms and conditions of the Alameda Landing Development Agreements and TDM Plan.
Over the course of the next few years, staff anticipates that the City/Master Developer partnership, together with Catellus Retail, LLC, and TRI Pointe Homes, Inc., as applicable, will continue to work on activities necessary to complete construction of the retail center, complete construction of the residential neighborhoods along Fifth Street and Mitchell Avenue, and begin the final entitlements with the Planning Board for the waterfront areas between Mitchell Avenue and the Estuary.
As the number of residents and commercial tenants increases at Alameda Landing, annual operating income for the Alameda Landing TDM Plan will increase pursuant to the TDM Plan and Development Agreement requirements. With the increased revenues, the West Alameda TMA will continue to increase transit services for the development and in partnership with other business the larger west Alameda area.
ENVIRONMENTAL REVIEW
Annual review and reporting is exempt from the California Environmental Quality Act.
RECOMMENDATION
Approve the draft resolution (Exhibit 4) declaring that Master Developer, Catellus Alameda Retail, LLC, Target Corporation, and TRI Pointe Homes, Inc., have demonstrated good faith compliance with the terms and conditions of the Alameda Landing Development Agreements and the Alameda Landing TDM Plan.
Respectfully submitted,
Andrew Thomas
City Planner
Exhibits:
1. Catellus Alameda Development, LLC Letter dated February 26, 2015
2. Catellus TDM Plan Annual Report
3. 2007 Alameda Landing TDM Plan
4. Draft Planning Board Resolution
5. Water Shuttle Feasibility Study dated October 15, 2013