Title
PLN26-0472 - Planned Development Amendment - South Shore Beach and Tennis Club at 410 Westline Drive and 936 Shorepoint Court - Applicant: Reggie Hanna on behalf of Rockhill Management, LLC. Public hearing to consider adopting a Planned Development Amendment to the existing South Shore Beach and Tennis Club Planned Development, Z-8.96, to facilitate the conversion of existing commercial and office space located at 410 Westline Drive and 936 Shorepoint Court into residential space. Any commercial and office space authorized under the original Planned Development that is converted into residential space shall reduce the total commercial space authorized under the Planned Development proportionally. Pursuant to CEQA Guidelines sections 15183, the proposed Planned Development Amendment is consistent with the 2040 General Plan Environmental Impact Report certified pursuant to the California Environmental Quality Act on November 30, 2021 (State Clearinghouse #2021030563).
Body
To: Honorable President and Members of the Planning Board
From: Abby Thorn Lyman, Acting Director of Planning, Building and Transportation
SUMMARY
The project consists of a Planned Development Amendment to modify the square foot area dedicated to commercial and office space, in order to convert existing commercial facilities into residential space within the South Shore Beach and Tennis Club Apartments. The project site is a 9.19-acre mixed use development that spans two parcels generally located in the middle of the main island along the southern coastline. The existing development includes 446 residential units as well as a parking garage, amenity buildings, office space, and commercial units fronting onto Westline Drive. The development is zoned R-5-PD, a Residential District, with a Planned Development Combining District overlay, which allows residential use as well as some square footage dedicated to commercial facilities with limited permitted uses under the Planned Development. Staff is recommending approval of the requested Planned Development Amendment.
BACKGROUND
The applicant, Reggie Hanna for Rockhill Management, LLC is requesting a Planned Development Amendment to facilitate converting portions of the existing commercial and office space into residential space within the South Shore Beach and Tennis Club Apartments. The 9.19-acre site contains 446 residential units, with 16 additional units proposed to be facilitated by the amendment. The Planned Development allows residential use, but restricts the total number of units, and allows limited square footage dedicated to commercial facilities. The zoning strictly limits the types of businesses permitted by the Planned Development.
In January of 1971, the Planning Board conducted a public hearing to approve Planned Development Z-8.96, for construction of a mixed-use development on the property, subject to conditions of approval related to both the development and operation of the site. The conditions included limiting the number of dwelling units to 450, as well as establishing 5,500 square feet for commercial facilities, among other requirements. This Planned Development has been amended several times since its establishment for various reasons, including modifications to the retail storefront and restaurant hours of operation.
In October 2025, the applicants submitted a preliminary plan review application to establish the permitting process required to increase the number of residential units within the Planned Development area by converting existing buildings. At that time, staff informed the applicant that in addition to a Building Permit, conversion of commercial facilities into residential spaces would require a Planned Development Amendment to proportionally increase the area dedicated to residential and reduce the area established for commercial uses. The applicant was also advised that ADUs would be permitted on the site, and that certain recreation areas, for example on top of the parking garage, would not be eligible for conversion to residential.
In July of 2026, to facilitate the conversion of these commercial facilities into residential units, the applicant submitted a request for a Planned Development Amendment to modify the proportional area dedicated to commercial uses, and to account for ADUs in the maximum unit standard. The increased number of units exceeds the maximum residential density standards established by the R-5 Residential District, but the proposed units are ADUs so residential density standards are not enforceable under State law. The project is consistent with the development standards associated with ADUs.
DISCUSSION
The proposal to modify the number of units permitted and area dedicated to commercial facilities, to facilitate the conversion of commercial facilities into 16 Accessory Dwelling Units (ADUs), requires a Planned Development Amendment. The Alameda Municipal Code Sec. 30-4.13 authorizes the Planning Board to consider amendments related to an existing Planned Development and requires amendments that change permitted uses authorized under a Planned Development approval be reviewed by the Planning Board. Amendments are processed by the Planning Board in the same manner as all Planned Developments, meaning that the amendment must meet the qualifying requirements related to Planned Developments, and must satisfy the four findings associated with use permit approval.
There are four qualifying requirements for a Planned Development as described by Alameda Municipal Code (AMC) Sec. 30-4.13(c). The first is that all areas zoned under the Planned Development Combining District must be developed and redeveloped consistent with the Planned Development process. The project qualifies for this requirement because they are zoned with the Planned Development overlay and are being redeveloped in a manner that requires an amendment to their Planned Development. The next qualifying requirement is that the project site must contain at least two contiguous acres of land or else meet specific requirements of the Planning Board. The project site consists of two parcels totaling 9.19 acres and therefore does not need to meet any of the other specific conditions under this requirement. The third qualifying requirement is that the amendment be consistent with the General Plan. The General Plan designation for the subject property is Medium-Density Residential, which for properties with an underlying zoning district of R-5, requires a maximum floor-area ratio (FAR) of 2.0, and a residential density not to exceed 100 units per acre. The amendment, and subsequent residential conversion, will not modify the existing, compliant FAR of 1.2 and will increase the units per acre to about 50 units per acre, well within the 100 units per acre maximum. The last qualifying requirement is that the design and plans of the amendment be prepared by a qualified design professional registered in the State of California. The plans for the project have been prepared by State of California licensed architect Derek W. Dutton, whose stamp and signature appear in the title block on each sheet, so this requirement is met.
In addition to the qualifying requirements, Planned Development Amendments can only be approved if the four use permit standards under AMC Sec. 30-21.3(b) are met regarding the changes proposed. The first standard is that the location of the proposed use be compatible with other land uses in the general neighborhood area, and that the project design and size is architecturally, aesthetically, and operationally harmonious with the community and surrounding development. The subject properties are surrounded by residential uses of various densities on the north, south, and east sides, with Crown Memorial State Beach to the west. The aesthetic modifications proposed to the commercial facilities are minor, mainly consisting of modifications to the windows, doors, and storefronts, with no additional floor area, and no change in height. The operations will go from being predominantly retail commercial to residential, which represents greater alignment of uses with the surrounding community. The next standard is that the proposed use be served by adequate transportation and service facilities including pedestrian, bicycle, and transit facilities. Several of the proposed units will front directly onto the sidewalk on Westline, the property contains ample private parking facilities, and it is within a quarter mile of an AC transit stop at the intersection of Otis and Westline Drives that is served by the 30, 663, and W lines. The third standard is that the proposed use, subject to conditions, will not adversely affect other property in the vicinity and will not have substantial deleterious effects on existing business districts or the local economy. While the conversion does constitute a reduction in the floor area dedicated to commercial facilities, the commercial units appear to have been vacated by 2022 and have not had businesses advertised since. Further, the local economy would be impacted positively by the additional residents, who would be likely to shop in the nearby existing business districts. Finally, the last standard is that the proposed use relates favorably to the General Plan, which has been established in the discussion of qualifying requirements.
Staff find the request to convert the commercial facilities into residential units consistent with the General Plan, the standards of the R-5 Residential District, and the requirements of the Planned Development Combining District. Exhibit 1 Planning Board Resolution includes a detailed description of the amendments necessary to the Planned Development to implement the proposed change of use. Staff recommend that the Planning Board approve of the requested Planned Development amendment.
PUBLIC NOTICE
This agenda item was advertised in the Alameda Journal, and public notices were posted as required by the Alameda Municipal Code. No public comments have been received as of the writing of this staff report.
ENVIRONMENTAL REVIEW
The proposed planned development amendment is consistent with the Final EIR for the Alameda 2040 General Plan (General Plan EIR) (State Clearinghouse #2021030563), which analyzed and disclosed the environmental impacts of up to 12,000 new housing units and 12,000 new jobs citywide by 2040. The proposed project does not change the analysis and conclusions made in the General Plan EIR. None of the circumstances necessitating further environmental review are applicable pursuant to the California Environmental Quality Act (CEQA), and no further review is required under CEQA Guidelines Sections 15162 and 15163.
RECOMMENDATION
Hold a public hearing and approve the Planned Development Amendment based on the findings and subject to conditions of approval set forth in the Draft Resolution (Exhibit 1).
Respectfully Submitted,
Abby Thorn Lyman, Acting Director of Planning, Building and Transportation
Exhibits:
1. Draft Resolution
2. Original Planned Development Z-8.96
3. Draft Plans Area A
4. Draft Plans Area B