Title
Planning Board Workshop on Alameda Point Site A Design Review for Block 8 Affordable Housing
Body
To: President and
Members of the Planning Board
From: Jennifer Ott, Chief Operating Officer - Alameda Point
Andrew Thomas, Assistant Community Development Director
Date: January 11, 2016
BACKGROUND
In June 2015, the City Council unanimously approved the “Site A" Development Plan for a 68-acre area within Alameda Point that extends generally from the Main Street entrance to Alameda Point to the Seaplane Lagoon and the eastern edge of the Naval Air Station Alameda Historic District (Historic District). The Site A Development Plan (shown below) stipulates that the project will:
• Include 200 affordable housing units and 600 market rate units; and
• 128 of the 200 affordable units will be reserved for very low and low income households to be constructed on “Block 8” (outlined in red below) at the corner of Ralph Appezzato Memorial Parkway (RAMP) and Orion Street.
Since the City Council action on the Development Plan, the project proponents, Alameda Point Partners (APP) and Eden Housing, an experienced nonprofit affordable housing developer and provider, have been working with their design consultants, KGTY Architects, to prepare detailed designs for the 128 affordable housing units to be constructed on Block 8.
On December 17, 2015, the APP Team provided an initial design for Block 8 for Planning Board Subcommittee (Subcommittee) review. In addition, the APP team informed the staff and the Subcommittee that they would like to prioritize the review of this block by the Alameda community and the full Planning Board in an effort to meet an annual State funding deadline for “cap and trade” funding for qualified affordable housing projects in mid-February, 2016
Given the State funding deadlines, the Subcommittee and staff decided to release the initial “work in-progress” drawings for initial review and early comments by the full Planning Board and the Alameda community. The initial designs for Block 8 are attached as Exhibit 1.
Given that the drawings are very preliminary, this report does not include a detailed evaluation of the architectural design shown in Exhibit 1. Instead, this report provides:
• A discussion of the planning process that resulted in the current plans, and
• A description of the proposed residential development program and services and the project site plan.
DISCUSSION
Community Planning Process
The plans for affordable housing at Alameda Point are the result of a community planning process that is over 20 years long. The major milestones during this extensive community effort include:
• The adoption of the 1996 Alameda Naval Air Station Community Reuse Plan (Community Reuse Plan) and Environmental Impact Report (EIR) in 1998, which envisioned reuse and redevelopment of Alameda Point with 5.5 million square feet of employment uses and 1,425 residential units, including affordable housing.
• The 2001 legal Settlement Agreement with Renewed Hope Housing Advocates to ensure that at least 25% of all new residential construction at Alameda Point would be affordable to very-low, low, and moderate income households.
• The adoption of the Alameda General Plan Alameda Point Element and EIR in 2003, which placed the Community Reuse Plan vision and housing goals into the Alameda General Plan.
• The July 2013 endorsement of the Alameda Point Vision Guide reconfirming the community’s support for the vision and goals presented in the Community Reuse Plan and General Plan.
• The 2014 adoption of the Alameda Point Zoning Ordinance, Master Infrastructure Plan (MIP) and third EIR consistent with the Community Reuse Plan, which established the zoning and development regulations and the Alameda Point Master Infrastructure Plan (MIP) necessary to support 5.5 million square feet of employment uses and 1,425 residential units, after over 30 public hearings and community meetings between 2012 and 2014.
• The May 2014 adoption of the Alameda Point Transportation Demand Management Plan (TDM Plan) consistent with the General Plan and the Alameda Point EIR, which creates a comprehensive program of strategies, measures, and transit services that supports a transit-oriented development at Alameda Point, achieves the City of Alameda’s General Plan goals to reduce automobile trips, and mitigates potential traffic impacts.
• The July 2014 adoption of the Town Center Plan, which established the form-based development standards, height limits and pedestrian oriented development standards for the lands at the gateway and surrounding the Seaplane Lagoon Waterfront Park at the heart of Alameda Point. The Town Center Plan included the most detailed plans prepared to date for transit oriented housing at Alameda Point.
• The June 2015 adoption of the Site A Development Plan (shown above), which provided a detailed plan for 68 acres at the heart of the Waterfront Town Center planning area and the commitment to include 200 affordable housing units in the project, of which 128 very-low and low-income units are to be on Block 8. Monthly meetings from January 2015 through June 2015, with both the Planning Board and the City Council to review progress and develop the Site A Development Plan prepared by APP. The Site A Development Plan was also shaped by the Recreation and Parks Commission, Historical Advisory Board, Transportation Commission, and public open houses and public walking tours.
Overview of Site A Development Plan
The approved Site A Development Plan implements the Community Reuse Plan, General Plan, the Zoning Ordinance for Alameda Point, and the requirements of the MIP and Town Center Plan. The Site A Development Plan and project include:
• Approximately 14.8 acres of publicly accessible open space, parks and plazas representing approximately 22% of the 68-acre property, and approximately 16.3 acres of public streets and sidewalks representing an additional 24% of the property.
• Eight hundred of the 1,425 total residential units programmed for Alameda Point and up to 400,000 square feet of commercial development in existing buildings, approximately 200,000 square feet of retail and hotel space in new buildings.
• Residential units are provided in multifamily building types on eight blocks located immediately adjacent to the primary transit corridor along the RAMP that links a future ferry terminal at the Seaplane Lagoon with the planned Bus Rapid Transit (BRT) service between Site A and downtown Oakland. All residential units on Site A will be within a one-block walk or less of the BRT line, protected bicycle lanes along RAMP and public open space to facilitate a pedestrian oriented environment. Of the 800 units, approximately 635 of the units will be in stacked flat buildings over parking and approximately 165 of the units will be in attached or stacked townhomes and row houses.
• 200 of the 800 units (25%) restricted to very low-, low- and moderate-income households. The other 600 units will be market rate units.
• One hundred twenty-eight (128) of the 200 affordable units permanently restricted for very low-, low- and moderate-income households. These units are proposed to be constructed by Eden Housing, a nonprofit affordable housing developer, in one or two buildings on a shared or separate podium on Block 8 in the first phase of the development. Eden Housing will also provide long-term property management and resident services targeted to the needs of its residents.
• Seventy-two (72) moderate-income units will be dispersed throughout the remaining residential blocks of Site A in buildings to be constructed as part of the Site A Development Plan.
• To create a comfortable transition between the adjacent Bayport neighborhood and the commercial center at the Seaplane Lagoon, the height and residential density of the eight residential blocks increase along RAMP and across Site A from Main Street to the Seaplane Lagoon. The blocks facing Main Street and the Bayport neighborhood are the lowest density blocks with three-story townhomes. The blocks closest to the Seaplane Lagoon and the commercial center of the project will provide space for the higher density multifamily housing units that will support the commercial uses and waterfront activities.
• To facilitate a pedestrian oriented “town center” environment, Blocks 3, 4, 8, 9, and 11 in the Development Plan will have ground floor retail and/or adaptive spaces for retail facing RAMP.
• Existing buildings will be marketed primarily for flexible R&D, office and/or light industrial and retail uses or ancillary retail uses. These uses are complementary to existing uses within the adjacent adaptive reuse area, which include clean-tech companies and food and beverage manufacturing production uses.
• A TDM Compliance Strategy that includes dedicated annual funding for transit services and transportation programs.
• $10 million for construction of the new Ferry Terminal at the Seaplane Lagoon to support expanded ferry services to San Francisco and the region.
• Over $8.5 million to construct complete streets in and around Alameda Point, including key transit improvements, such as dedicated bus lanes on RAMP to support expanded transit services from Alameda Point to downtown Oakland and BART.
Block 8 Residential Program and Site Plan
Eden Housing, Inc. will be developing 128 apartments for low and very low income households on Block 8 of the Site A development. Eden Housing, Inc. is a fully integrated non-profit development corporation with two subsidiary companies - Eden Housing Management, Inc. (EHMI), Eden’s property management company, and Eden Housing Resident Services, Inc. (EHRSI), which provides services to our senior and family communities.
Eden Housing's mission is to build and maintain high-quality, well-managed, service-enhanced affordable housing communities that meet the needs of lower income families, seniors and persons with disabilities. Eden has extensive experience developing affordable housing developments in high-cost areas, and it has been developing in the Bay Area since its founding in 1968. Since then, Eden has developed and acquired more than 8,000 residential units in 131 properties that the organization owns and/or manages throughout California.
Since its establishment in 1984, Eden Housing Management, Inc. (EHMI) has provided professional, quality management for Eden’s properties. Eden Housing Resident Services, Inc. (EHRSI) was formed in 1995 and provides services to all of Eden’s properties. Together, Eden brings a combined package of experience and expertise that covers the spectrum of activities involved in developing, owning, managing and servicing a high quality affordable housing development.
On Block 8, Eden is proposing two separate buildings: a senior community building and a family community building. The senior building will include 59 very low and low income one and two bedroom units. The family building will include 69 very low and low income family apartments including both one, two and three-bedroom units. Each building has a two-bedroom unrestricted apartment for an on-site resident manager. Therefore, the total of 130 units is proposed on Block 8. To qualify as low or very low income a household earns between 30 and 60 percent of Alameda County Area Median Income.
Both buildings are four stories tall, with three residential floors over a podium parking structure. Each building has been designed as a U-Shape with three stories of residential units surrounding an open courtyard that is located on top of the at-grade podium parking structure. This design affords each building a safe and private open space environment that is oriented to maximize sunlight and protect each courtyard from prevailing north westerly winds. A 56’ pedestrian park runs between the two buildings, providing visual relief to the four story massing, and an open space amenity with shaded pedestrian and bicycle pathways. The internal park is approximately 11,760 square feet in size and will be shared by residents of both buildings. In addition, the Senior Building includes an additional approximately 6,000 square foot courtyard on the second floor, and the Family Housing Building includes an approximately 8,502 square foot courtyard. Both courtyards are located on the second floor above the ground floor parking structures.
The senior building’s main entrance is immediately across the street from the U.S. Navy airplane (the “plane on a stick”) and the neighborhood park and immediately adjacent to the BRT service that will run along RAMP. A BRT bus stop is planned within 150 feet of the senior community’s main entrance and will provide convenient access to the 12th Street Oakland City Center BART station, and other AC Transit lines that serve the East Bay and San Francisco. The family building’s main entrance faces onto the linear park that runs along G Street. Automobile access to the on-site parking is provided from the side street. Transit passes will be provided free-of-charge to all residents.
Both the senior and family communities will have on-site management and supportive services. Both buildings will include amenities including, a community room, a computer learning center, fitness center, management and service coordinator offices, as well as bicycle storage. The senior building has a library/lounge that opens out onto the internal park. The community room in the family building is located on the first floor and opens out onto the courtyard with a kids play structure, outdoor seating and community gardens. The senior building’s community room is located together with the other management and community amenity spaces along RAMP to activate the street frontage.
Consistent with the Town Center Plan, all of the community and management spaces along RAMP have 14’ high ceilings. In a similar way, community and management space has been concentrated along G Street in the family building. These spaces also have 14’ high ceilings.
Transit-Oriented Mixed-Use Development: Block 8 fronts onto the major transit within Alameda Point’s “town center”, where it has the opportunity to create a transit-and pedestrian-oriented higher density living environment. Consistent with the Site A Development Plan and Town Center Plan, Block 8 includes 130 very low and low income senior residential units and 130 very low and low income family units.
The residents of Block 8 will have access to:
• Approximately 50,000 square feet of commercial retail uses within a two block walk;
• A variety of on-site amenities including interior and exterior recreational facilities, fitness centers, computer laboratories, and a 997 square foot community room;
• 15-minute transit services to the regional ferry, BART, Downtown Oakland, and nearby Alameda shopping districts, and access to on-site amenities; and
• Directly accessible space for the secure storage of approximately 95 bicycles;
Consistent with the approved Alameda Point TDM Plan and the Site A TDM Compliance Strategy, residents of Block 8 will be provided AC Transit easy passes, on-site bike share facilities and access to other TDM programs. The parking ratio for the family building is one parking space per unit. The senior building is parked at 0.5 spaces per unit. These parking ratios are comparable to other Eden developments that are within close proximity to frequent public transit.
To address the need for universally designed units:
• All 130 units will have direct access from an accessible route with elevator service;
• All 130 units will be constructed with adaptable kitchens and bathrooms with clearances and accommodation for individual accessibility in compliance with state and federal accessibility codes;
• Enclosed and secure auto and handicap van accessible parking; and
• Accommodations for the visually and hearing impaired.
To address sustainable design, Block 8 includes:
• Materials and sourcing of materials responsive to current green building standards;
• Solar panels for photovoltaic energy and solar hot water;
• High performance energy conserving systems for resident-controlled and metered mechanical, electrical systems, energy efficient window and roofing systems and water conserving plumbing fixtures;
• Drought tolerant landscape with smart controllers to reduce water consumption; and
• On-site storm water collection, retention and filtration.
Conclusions
Staff is very supportive of the proposed residential program for Block 8 and believe that the project will be an important center piece to Site A and Alameda Point and will provide an excellent environment for the families and seniors who occupy the two buildings.
In regards to the site planning for Block 8, staff believes the site plan, with the two buildings and the connecting open spaces, is an excellent site design that is consistent with the Town Center Plan and the Site A Development Plan vision for the site.
Regarding the architectural design of the two buildings, there is still work to be done to complete the designs and meet local expectations for excellent architectural design at Alameda Point.
ENVIRONMENTAL REVIEW
On February 4, 2014, the City of Alameda certified the Alameda Point Final EIR in compliance with the California Environmental Quality Act (CEQA). The Final EIR evaluated the environmental impacts of redevelopment and reuse of the lands at Alameda Point consistent with the Town Center Plan, which included Site A. No further review is required for this review of the project designs.
RECOMMENDATION
Hold a Planning Board study session on Alameda Point Site A Block 8 to provide direction and suggestions for the architectural design of the two buildings.
Respectfully submitted,
Andrew Thomas, Assistant Community Development Director
Jennifer Ott, Chief Operating Officer - Alameda Point
Exhibit:
1. Block 8 Architectural Design Plans