Title
PLN26-0281 - 1150 & 1220 Harbor Bay Parkway - Use Permit and Design Review - Oakland Roots and Soul SC Interim Match Day Venue. Public Hearing to Consider Adoption of Resolution Approving Use Permit and Design Review to allow the Oakland Roots and Soul SC to Install Modular Stands, Stadium Lighting, and Associated Temporary Facilities to Host up to 27 Professional Soccer Matches with up to 8,000 Attendees and Several Smaller Sporting Events Annually at 1150 and 1220 Harbor Bay Parkway. The streamlining provisions of Section 15183 of the CEQA Guidelines apply because the project is consistent with a Community Plan, General Plan or Zoning for which an EIR was certified (Alameda General Plan 2040 Update Environmental Impact Report (SCH# 2021030563)).
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To: Honorable President and Members of the Planning Board
From: Abby Thorne-Lyman, Interim Director of Planning, Building and Transportation
BACKGROUND
Proposed Project
The Roots headquarters and training facility are located at 1220 and 1150 Harbor Bay Parkway. The Roots have occupied the site since the Raiders relocated to Las Vegas. The privately owned facility is approximately 17 acres, with office space, training facilities, a parking lot, and practice fields at the eastern end of the Harbor Bay Business Park near the intersection of Harbor Bay Parkway and Ron Cowan Parkway, and adjacent to the Oakland San Francisco Bay Airport (OAK).
On May 12, 2026, the City received an application from the Roots seeking approval to host professional soccer matches on an interim basis for up to five years at their headquarters and training facility. The Planning Board held workshops on the project on June 22, 2026, and August 24, 2026. The project would include installing modular stands, stadium lighting, and associated temporary facilities to host up to 27 matches with up to 8,000 attendees, as well as several smaller sporting events annually. The Project Plans are attached as Exhibit 1. These events and improvements require Planning Board approval of a Use Permit and Design Review, as well as findings of consistency with the City’s General Plan.
The Roots have entered into an exclusive negotiating agreement with the Port of Oakland for a permanent home at the Howard Terminal site. That process, if successful, will take several years to develop. The proposed Harbor Bay site is the only option that is:
• Close to Alameda/Oakland/Inner East Bay
• Can provide a high-quality fan experience
• Field both the Roots and Soul in the same location
• Provide a stable interim match day home
• Predictable control of the site to support the club’s purpose.
Activities
The Project proposes soccer matches for the Roots, with up to 8,000 attendees and up to 27 times per year (with City Manager approval required after the 24th game), and for the Soul, with up to 3,000 attendees and up to 7 times per year, as well as additional smaller sporting events throughout the year. Larger events would be held from March to November, primarily on weekends, with typical kickoff times between noon and 7:00 P.M. Some weekday evening events are expected, starting after 6:00 P.M. Beyond professional soccer matches and sporting events, the Roots also expect to host youth, high school, and college matches. No concerts, music festivals, or fireworks would be permitted.
Improvements
The Roots propose using a mix of semi-permanent modular and temporary facilities to accommodate the larger events. Stands are proposed on three sides of the field, with pop-up tents at one end for field-level seating. A press box, field lighting, sound system, and video scoreboard would be installed. On match days, the existing parking lot behind the office building would be activated with food trucks and vendors, merchandise booths, restrooms, ticketing, and security.
Parking & Circulation
The Roots intend to rely primarily on shared parking agreements with adjacent and nearby business park properties whose parking lots are generally empty evenings and weekends. The Project also proposes providing shuttles to the Coliseum BART station and remote parking lots for large events, as well as valet bike parking for up to 400 bicycles for matches. Primary vehicular access to the site is provided by Ron Cowan Parkway and Harbor Bay Parkway, which are immediately adjacent and connect directly to Hegenberger Rd., 98th Ave., and I-880. A detailed Traffic Study is attached as Exhibit 2, and the proposed Transportation Management Plan is attached as Exhibit 3.
DISCUSSION
Zoning
The subject property has a Business and Employment land use designation in the General Plan and is zoned CM-PD, Commercial Manufacturing - Planned Development. The CM-PD zoning allows the proposed large outdoor assembly with approval of a Use Permit. The proposed improvements comply with all development standards of the CM-PD district, which includes a 100-foot height limit. The proposed field lights are up to 84 feet in height. The proposed seating is approximately 40 feet in height.
General Plan and Airport Land Use Compatibility
The General Plan Health and Safety Element Policy HS-48 requires: “For development in the Airport Influence Area, ensure that all actions listed in Section 2.6.2 of the ALUCP [Airport Land Use Compatibility Plan] be referred to the Airport Land Use Commission for review prior to approval of the first discretionary action on the proposed project, or find, by a two-thirds vote of the City Council, that the proposed action is consistent with the purposes of Article 3.5 of Chapter 4 of the State Aeronautics Act, Public Utilities Code Section 21670 et seq.” HS-48 also requires compliance with Federal Aviation Administration (FAA) rules and regulations, including “Part 77” regulations to ensure safe airspace navigation. After reducing the height of the proposed field lights, the Roots have obtained the required approvals from the FAA.
The purpose of the ALUCP is to encourage compatible land uses in the vicinity surrounding an airport and to provide for the “orderly growth of each public airport and the area surrounding the airport” while safeguarding “the general welfare of the inhabitants within the vicinity of the airport and the public in general” (PUC Section 21675(a)). The proposed project is located in the ALUCP Safety Compatibility Zone 6 “Traffic Pattern Zone” of the Airport Influence Area west of the end of “North Field” runway 28L/10R, as indicated in Exhibit 4 - Airport Safety Zones.
The actions in General Plan Policy HS-48 require a finding of consistency either with the ALUCP by the Airport Land Use Commission (ALUC) or the purposes of the State Aeronautics Act by a two-thirds (2/3) majority of the City Council prior to the Planning Board making any decision on the Use Permit and Design Review application. The project was referred to the ALUC in early August 2026. Alameda County Planning Department staff presented its analysis and recommended that the ALUC find the project compatible at the ALUC’s September 16, 2026, meeting.
After a lengthy discussion, the ALUC voted 4-0-1, with the OAK representative abstaining, to reject the proposed project without making specific findings of non-compatibility. Commissioners expressed a willingness to rehear the proposal if refinements were made that could address the issues raised. City staff and the Roots have continued to work closely with OAK Airport staff since the ALUC meeting to address airport safety concerns regarding light and glare, waste management plans to minimize bird attractants, and an operational safety protocol to ensure ongoing coordination and ability to address potential safety or operational issues that might arise during the life of the project.
The Roots have a compressed timeline to be prepared for the 2027 season. The ALUC meets infrequently and often has challenges obtaining a quorum. For these reasons, and the uncertainty of receiving a favorable determination, the Roots asked the City Council to make the necessary findings, pursuant to General Plan Health and Safety Element Policy HS-48, that the project is consistent with the ALUCP and purposes of the State Aeronautics Act. City Council is scheduled to consider the request at its meeting on November 4, 2026, prior to the Planning Board’s consideration of this Use Permit and Design Review.
CEQA, Use Permit & Design Review Findings
To approve the project, the Planning Board must make certain findings related to CEQA, the Use Permit pursuant to AMC Section 30-21.3, and Design Review pursuant to AMC Section 30-37.5. A detailed CEQA Checklist is attached as Exhibit 5. The Checklist provides:
• An in-depth project description;
• Basis for the proposed CEQA Guidelines Section 15183 streamlining approach;
• Detailed evaluation of the environmental effects of the project;
• Technical appendices (photometric, VMT, biological resources, noise, and site selection justification).
The CEQA, Use Permit, and Design Review findings are detailed in the Draft Resolution (Exhibit 6).
To support the various findings of consistency and compatibility, the Draft Resolution includes a robust set of conditions that cover all aspects of the project, including:
• Number and time of events
• Prohibited activities such as concerts and pyrotechnics
• Airport safety & coordination
• Transportation management, traffic control, parking, and gameday shuttles
• Compliance with the City’s Noise Regulations
• One-year review by the Planning Board
• Avoiding off-site lighting impacts
• Public safety and security
• Accessibility
• Stormwater control
Conclusion
The proposed project, as conditioned, is consistent with the General Plan and CM-PD zoning district regulations and is compatible with the surrounding community. The project will advance the economic development goals of the Citywide Strategic Plan, Economic Development Strategic Plan, and General Plan. Staff recommends the Planning Board adopt the Draft Resolution approving Use Permit and Design to allow the Oakland Roots and Soul SC to install the necessary improvements to host professional soccer matches at their existing headquarters facility.
PUBLIC NOTICE AND COMMENTS
Property owners and residents within 1,000 feet of the project’s boundaries were notified of the public hearing and given the opportunity to review and comment on the proposal. The hearing was advertised in the newspaper and on the City’s website.
FINANCIAL IMPACT
No City funds are proposed to support the Roots interim venue project. Hosting professional soccer matches in Alameda will bring thousands of people from the region. The increased economic activity associated with these matches is expected to attract additional customers to local businesses and positively impact sales tax and transient occupancy tax revenues.
MUNICIPAL CODE/POLICY DOCUMENT CROSS REFERENCE
General Plan Health and Safety Element, Policy HS-48: Airport Land Use Compatibility Plan
Citywide Strategic Plan, TIE 26 - Expand Citywide Business Economic Development Activities
2018 Economic Development Strategic Plan - Tourism and Hospitality Target Sector General Plan Land Use Element Goal 2: Economy - Strengthen and diversify the Alameda business community and economy
ENVIRONMENTAL REVIEW
The streamlining provisions of Section 15183 of the CEQA Guidelines apply because the project is consistent with a Community Plan, General Plan, or Zoning for which an EIR was certified (Alameda General Plan 2040 Update Environmental Impact Report (SCH# 2021030563)), and no further environmental review is required.
CLIMATE IMPACT
As detailed in the CEQA Checklist and transportation analysis, the project is expected to increase vehicle miles traveled (VMT). The increase in VMT is within the levels analyzed in the City’s 2040 General Plan EIR. Further, the project’s proposed transportation demand management plan includes provisions to reduce drive-alone trips and therefore VMT, such as a bike valet, shuttles, carpooling, and managed parking. No other components of the project are expected to have an impact on the climate.
RECOMMENDATION
Adopt a Resolution approving Use Permit and Design Review findings to allow the Oakland Roots and Soul SC to install modular stands, stadium lighting, and associated temporary facilities to host up to 27 professional soccer matches with up to 8,000 attendees and several smaller sporting events annually at 1150 and 1220 Harbor Bay Parkway, and make necessary findings that the streamlining provisions of Section 15183 of the CEQA Guidelines apply because the project is consistent with a Community Plan, General Plan or Zoning for which an EIR was certified (Alameda General Plan 2040 Update Environmental Impact Report (SCH# 2021030563)).
Respectfully submitted,
Brian McGuire, Acting Planning Services Manager
Jeff Bond, Special Advisor
Exhibits:
1. Project Plans
2. Traffic Study
3. Transportation Management Plan
4. Airport Safety Zones
5. CEQA Checklist
6. Draft Resolution