Title
PLN26-0281 - 1150 & 1220 Harbor Bay Parkway - Applicant: Lydia Tan for Oakland Roots and Soul Sports Club - Public Workshop on Proposed Sports Facility. Public workshop to discuss permitting the Oakland Roots and Soul host professional soccer matches for three to five years at their headquarters and training facility in the Harbor Bay Business Park adjacent to the Oakland International Airport. The project would include installing modular stands and temporary facilities to host approximately 24 matches with up to 8,000 attendees and a similar number of smaller sporting events. CEQA Determination: The Use Permit and Design Review application (Project) is subject to review under the California Environmental Quality Act. No final action on the environmental review or the Project will take place at this meeting.
Body
To: Honorable President and Members of the Planning Board
From: Steven Buckley, Planning Board Secretary
BACKGROUND
The Oakland Roots & Soul SC (Roots) headquarters and training facility is located at 1220 and 1150 Harbor Bay Parkway. The Roots have occupied the site since the Raiders vacated the site when the team relocated to Las Vegas. The facility is approximately 17 acres with office space, training facilities, parking lot, and practice fields at the eastern tip of the Harbor Bay Business Park adjacent to Oakland International Airport (OAK). The Roots are in ongoing discussions with the Port of Oakland to identify their long term home for their games. Meanwhile the Roots propose adding modular stands and temporary bathroom and concession facilities to their practice site in Alameda to serve as an interim venue to host their games for 3-5 years.
Activities
Soccer matches with up to 8,000 attendees up to 24 times per year are expected. In addition, the venue would host approximately 10 additional soccer matches and other sporting events with up to 2,500 attendees, and some additional events with 500 or fewer in attendance. Larger events would be held March to November, primarily on weekends, with typical kickoff times between noon and 7 P.M. Some weekday evening events are expected, intended to occur outside the primary business hours in the Harbor Bay Business Park. Beyond professional soccer matches and sporting events, the Roots also expect to host youth, high school, and college matches. Summer camps, corporate events, and adult league games may also be considered. The Roots are not proposing to host concerts or music festivals at the site.
Improvements
The Roots propose using a mix of semi-permanent modular and temporary facilities to accommodate the larger events. As shown in Exhibit 1 (Proposal) and Exhibit 2 (Civil Plans), stands are proposed on three sides of the field, with pop up tents on one end for field level seats. 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 transformed into a concourse with food trucks and vendors, merchandise booths, restrooms, ticketing and security.
Parking & Circulation
No new parking facilities are proposed to serve the interim venue. The Roots propose to rely on shared parking agreements with adjacent and nearby business park properties whose parking lots are primarily empty on evenings and weekends. Based on the Roots’ experience in other locations, most comparable matches being held at Cal State East Bay in Hayward, the average private vehicle arrives with 2.7 passengers for a weekend game. The Roots’ preliminary analysis anticipates approximately 12% of attendees are expected to arrive via other modes such as transit + shuttle, bicycle, and rideshare (Uber/Lyft). There are approximately 4,000 parking spaces that are within reasonable walking distance in the business park. On street parking is currently prohibited in the business park. The Roots are in conversation with the owners and tenants of many of those lots. Parking spaces would be reserved when tickets are purchased so specific information can be provided for each vehicle driver. Shuttles would be provided for remote parking lots and to the Coliseum BART station. The Roots are working with Bike East Bay to provide valet bike parking for matches. Primary vehicular access to the site is provided by Ron Cowan Parkway and Harbor Bay Parkway, which is immediately adjacent and connects directly to Hegenberger Rd. and 98th Ave., and to Doolittle Drive respectively.
DISCUSSION
Zoning
The project location is zoned CM-PD, Commercial Manufacturing-Planned Development and within the Harbor Bay Business Park. The business park is part of the Planned Development approved by City of Alameda Planning Board Resolution No. 1203 (PD-81-2), attached as Exhibit 3. Of the uses listed in the Zoning Ordinance, an outdoor venue and use such as the Roots propose is most similar to an auditorium or theater. These uses are permitted in the C-M Zoning District. Outdoor uses that would normally be conducted indoors are permitted with a Use Permit so that appropriate conditions can be included to ensure compatibility of the use with the surrounding community. Since this auditorium-type use would be conducted outside, it would require a use permit.
Use Permit Findings
Four separate findings must be made by the Planning Board when considering approving a use permit.
1. The location of the proposed use is compatible with other land uses in the general neighborhood area, and the project design and size is architecturally, aesthetically, and operationally harmonious with the community and surrounding development.
2. The proposed use will be served by adequate transportation and service facilities including pedestrian, bicycle, and transit facilities.
3. The proposed use, if it complies with all conditions upon which approval is made contingent, will not adversely affect other property in the vicinity and will not have substantial deleterious effects on existing business districts or the local economy.
4. The proposed use relates favorably to the General Plan.
Design Review
The modular stands and any other new primary structures are subject to Design Review. The required Design Review findings are:
1. The proposed design is consistent with the General Plan, Zoning Ordinance, and the City of Alameda Design Review Manual.
2. The proposed design is appropriate for the site, is compatible with adjacent or neighboring buildings or surroundings, and promotes harmonious transitions in scale and character in areas between different designated land uses; and
3. The proposed design of the structure(s) and exterior materials and landscaping are visually compatible with the surrounding development, and design elements have been incorporated to ensure the compatibility of the structure with the character and uses of adjacent development.
Draft Conditions of Approval
Staff are developing proposed conditions of approval to ensure the project is consistent with the required use permit findings. Some of the primary conditions of approval staff are considering include:
1. Number of Events Permitted. Per calendar year, the maximum number of events permitted shall be:
a. Up to 25 large events with up to 8,000 attendees
b. Up to 20 additional medium events with up to 2,500 attendees
c. Unlimited small events with up to 500 attendees
2. Traffic Control Plan. A traffic control plan shall be required and approved by the Public Works Director. The traffic control plan may be revised as needed with Public Works Director approval.
3. Safety Plan. A Safety Plan shall be required and approved by the Police Chief. The plan shall include a staffing plan with a mix of sworn and private security personnel. Staffing levels will be dependent on the nature of the event, including but not limited to crowd size and the presence of alcohol.
4. Transportation Demand Management. Applicant shall provide:
a. Accessible shuttle service between the Coliseum BART Station and the site for events with over 5,000 attendees. Shuttle service shall begin at least one hour prior to and end at least one hour after the event concludes.
b. Secure, monitored, valet bicycle parking for up to five percent (5%) of attendees shall be provided on site.
c. Website and ticket information shall highlight shuttle, bicycle parking and provide details on the managed offsite parking arrangements and preferred access routes to I-880 via Ron Cowan Pkwy.
5. Noise Control. Public address system and all speakers shall be designed, placed and managed in a manner that directs sound away from residential areas and ensures compliance with the City of Alameda Noise Ordinance.
6. FAA Approval. Prior to issuance of building permits, applicant shall provide confirmation of FAA approval of project plans.
7. Dark Skies. All site lighting, including field lights, shall be shielded and directed downward to prevent excessive glare beyond the site in compliance with the Dark Skies Ordinance. Field lighting shall be turned off by 11:00 P.M., or if extra time is required, no later than 30 minutes after the event.
8. Large Event Hours of Operation. For large events (>2,500 attendees):
a. Weekday events (excluding holidays) shall not start prior to 5:30 P.M.
b. Sunday-Thursday events shall end no later than 10:00 P.M.
c. Friday-Saturday events shall end no later than 11:00 P.M.
9. Annual Review. Prior to the one year anniversary of Certificate of Occupancy, after at least six (6) large events, the applicant shall request and pay necessary fees for a Planning Board hearing. As part of the annual review, the Planning Board will consider the Applicant’s performance in adhering to the Use Permit conditions. The Board may accept the report, provide feedback on how the Applicant can better adhere to the Use Permit conditions, or request staff schedule a hearing to consider amending or revoking the Use Permit.
Questions for the Planning Board
1. Are the proposed conditions adequate to ensure that the proposed activities are:
a. Compatible & harmonious,
b. Served by adequate transportation and facilities,
c. No adverse effects, and
d. Consistent with the General Plan?
2. Do the draft plans provide sufficient detail for the Board to ultimately decide on the Design Review application?
PUBLIC NOTICE AND COMMENTS
This workshop is not a public hearing, in that no decisions are being made, and there are no statutory requirements for public notice. The item was posted on the agenda on the City’s website and e-mailed to those on the Planning Board interest list. The Roots are conducting their own additional outreach to stakeholders including the Harbor Bay Business Park Association, Bay Farm residents and homeowners’ associations, and the Port of Oakland. Future public hearings on the project will include required mailings to property owners, newspaper ads and onsite postings.
ENVIRONMENTAL REVIEW
The Use Permit and Design Review application (Project) is subject to review under the California Environmental Quality Act. No final action on the environmental review or the Project will take place at this meeting. Staff anticipate that, when considered, the project will be eligible for streamlining pursuant to CEQA Guidelines Section 15183, projects which are consistent with a Community Plan, General Plan or Zoning for which an EIR was certified.
CLIMATE IMPACT
This workshop to discuss the proposed temporary venue will not have an effect on the climate.
RECOMMENDATION
Hold a public workshop to discuss the permitting the Oakland Roots and Soul Sports Club to install modular and temporary facilities to host professional soccer matches and other sporting events at their headquarters and training facility in the Harbor Bay Business Park and provide feedback on the considerations the Board will need to evaluate to approve a Use Permit and Design Review before returning to the board for approval.
Respectfully Submitted,
Steven Buckley, Secretary to the Planning Board
By,
Brian McGuire, Planner III
Exhibits:
1. Proposal
2. Civil Plans
3. PB Reso. 1203