Title
Boatworks Tentative Map 8060 Extension Applicant: Phil Banta, Boatworks, LLC. A proposed extension for a tentative map approved in 2011 to construct 182 residential units, internal roadways and alleys and a waterfront park on a 9.48-acre property located at 2229 through 2241 Clement Street at the corner of Clement Street and Oak Street commonly referred to as the “Boatworks Project”.
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BACKGROUND
The subject property is a vacant 9.48-acre site located on the northern waterfront at 2229-2241 Clement Avenue, at the intersection of Clement Avenue and Oak Street, one block from the Park Street Bridge.
In 1991, the property was designated in the General Plan as a site that should be redeveloped for residential use with a public waterfront park. The General Plan called for the City to purchase approximately 4.5 acres of the property for a park. Despite several attempts to raise the funds since 1991, the City has been unable to raise the funds necessary to acquire the land for the proposed 10-acre park.
In 2008, the applicant submitted a proposal to construct 242 housing units on the property.
On October 5, 2010, after several public hearings before the Planning Board and City Council, the City Council, upon the recommendation of the Planning Board, unanimously:
• Certified a Final EIR for the redevelopment of the property;
• Approved a General Plan amendment for the property;
• Approved a rezoning for the property;
• Upheld the Planning Board’s denial of the 242 residential proposal; and
• Approved a Settlement Agreement that outlined a series of steps by which the property might be redeveloped to the satisfaction of the City and the applicant consistent with a 182-unit “reduced density alternative” with a two-acre public park.
In 2011, the applicant submitted an application for a tentative map and density bonus application for a 182-unit project. The application did not include a Development Plan and Design Review application for the new homes or the park.
In July 2011, the Planning Board recommended, and the City Council approved, Tentative Map 8060 and the density bonus application. As described in the 2011 staff reports and shown in Figure 1 below from 2011, the Tentative Map included:
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Open Space: Approximately two (2) acres of waterfront public open space available for the public’s enjoyment. The two-acre open space would be constructed by the project and maintained with funds from the future homeowners. The park was envisioned as a passive waterfront park that includes paths, green areas appropriate for picnicking and informal games, public docks and ramps for launching kayaks and other non-motorized personal watercraft, and water and wildlife viewing areas. Public access to the waterfront public open space was provided by: a) a 24- foot wide central open space “spine” from Clement Avenue, b) a pedestrian connection from Blanding and Oak (across the street from the Little House Café), c) the adjacent open space at Park Street Landing, and d) the internal project roadways. Public guest parking is provided on Elm, Blanding, and the Waterfront West Lane loop road.
• Public Streets: A public street grid that includes an extension of Elm Street and Blanding Avenue into the project. The plan also includes a “Waterfront West Lane” loop road from the top of Elm around and down to Blanding. This loop provides automobile access and parking for the users of the park. Per the recommended conditions of approval, Elm Drive and Blanding Drive will be dedicated to the City, but they will be maintained with funds from the future homeowners. The remaining streets will be privately owned and maintained.
• Diverse Housing: Up to 182 units with a diversity of product types (single family, duet, town home, and multi-family). At full build-out, the overall density of the project is approximately 19 units per acre. The map provides for 46 single family home lots, 40 duplex homes or “duet” lots, 67 attached town home lots grouped in rows of three to six units, and a 29-unit multifamily building located at the corner of Oak Street and Clement Avenue.
• Twenty-one affordable housing units. The applicant requested a density bonus for a “base” project of 140 units. The project qualifies for a 30% density bonus (42 units for a total of 182 units) because the applicant proposes to provide 9% of the 140 units to households that qualify as very low-income. In addition to the 13 very low-income units, the project is also providing eight units for moderate-income households. All 21 affordable units will be rental units provided within a 29-unit multifamily building at the corner of the Clement and Oak Street. The approval included waivers from Alameda Municipal Code (AMC) Section 30-53.2’s prohibition on multifamily housing (to allow construction of the multifamily building and the attached town homes), and AMC Section 30-4.2’s 2,000 square foot minimum lot size. All of the town homes and duets are on lots of less than 2,000 square feet. A third waiver from AMC section 30-7 Off-Street Parking (to allow up to 30 of the smallest market rate units to provide one-car garages instead of two car garages) was also requested.
In July 2011, the City Council unanimously approved the Tentative Map for the project.
In 2014, the project applicant, Phil Banta, Boatworks LLC, submitted an application to amend the Tentative Map and Density Bonus application and an application for Design Review and Development Plan approval for the proposed homes and the on-site open space.
On June 22, 2015, the Planning Board unanimously recommended that the City Council deny the proposed amendment to the Tentative Map.
On June 22, 2015, the applicant summited a request for an extension to the 2011 Tentative Map until July 19, 2017
On June 30, 2015, the applicant withdrew its application to amend the Tentative Map and requested an opportunity to work with the Planning Board on a new Development Plan and Design Review application for the property consistent with the 2011 Tentative Map. On July 13, 2015, the Planning Board established an Ad Hoc Subcommittee to work with the Boatworks applicants on a revised application.
ANALYSIS
When approving the Tentative Map in 2011, the Planning Board and City Council made several findings that the Tentative Map is consistent with the General Plan and Zoning Ordinance and that the Map would not result in any health and safety impacts to the community.
Since the 2011 Planning Board and City Council decisions, the City of Alameda has not changed any zoning provisions or General Plan policies that would change the City of Alameda’s determinations and findings regarding the 2011 Map.
Given that the 2011 Map continues to be consistent with the City of Alameda General Plan and Zoning Code, staff believes that the Planning Board should recommend that the City Council approve a two-year extension for the Tentative Map until July 19, 2017.
Over the next two years, the applicant will have time to:
• Work with the Planning Board Ad Hoc Subcommittee to develop architectural and open space designs necessary for Design Review consideration by the Planning Board and community; and
• Prepare improvement plans for review and approval by the Public Works Department consistent with the Tentative Map and Design Review and secure approval of a final map.
ENVIRONMENTAL REVIEW
On October 5, 2010, after several public hearings before the Planning Board and City Council, the City Council, upon the recommendation of the Planning Board, unanimously certified a Final EIR for the redevelopment of the property consistent with the Tentative Map. No further review is necessary under the California Environmental Quality Act to grant the two-year extension for the Map.
RECOMMENDATION
Hold a public hearing and adopt the attached resolution recommending that the City Council extend Tentative Parcel Map 8060 until July 19, 2017.
Respectfully submitted,
Andrew Thomas
Assistant Community Development Director
Exhibits:
1. Application
2. Plans
3. Draft Planning Board Resolution