Title
Public Hearing to Consider Adoption of Resolution Certifying the Final Environmental Impact Report, Adopting Findings and a Statement of Overriding Considerations, Mitigation Measures, and a Mitigation Monitoring and Reporting Program for the Alameda Marina Project; and
Introduction of Ordinance Approving the Alameda Marina Master Plan and Density Bonus Application for the Redevelopment of the Alameda Marina Properties Located at 1815 Clement Avenue (APN 071-0288-003 and 071-0257-004). (Community Development 209-481001)
Body
To: Honorable Mayor and Members of the City Council
From: Elizabeth D. Warmerdam, Acting City Manager
Re: Public Hearing to Consider Adoption of Resolution Certifying the Final Environmental Impact Report, Adopting Findings and a Statement of Overriding Considerations, Mitigation Measures, and a Mitigation Monitoring and Reporting Program for the Alameda Marina Project, and Introduction of Ordinance Approving the Alameda Marina Master Plan and Density Bonus Application for the Redevelopment of the Alameda Marina Properties Located at 1815 Clement Avenue (APN 071-0288-003 and 071-0257-004)
BACKGROUND
The Alameda Marina property is a 44-acre site located on Clement Avenue between Alameda Marina Drive and Willow Street in the Northern Waterfront Priority Development Area. The site is comprised of approximately 27 acres of uplands and submerged lands owned by Pacific Shops, Inc. (“the applicant”) and an adjacent 17 acres of waterfront land and submerged lands owned by the City of Alameda in trust for the State of California (“Tidelands”) that are leased to the applicant. Neighboring land uses include Alameda Municipal Power to the west, the Navy Operational Support Center to the east, and a variety of light industrial, retail and residential uses across the street on Clement Avenue.
In 1990, the City Council amended the City’s General Plan to designate Alameda Marina and other industrial and maritime sites along the Northern Waterfront for mixed-use development. In 2012, the City Council amended the General Plan and Alameda Municipal Code (AMC) to designate 21.62 acres of the non-Tidelands portion of Alameda Marina land as a multifamily housing opportunity site in support of future mixed use development on the property. The site’s Mixed Use Zoning District (MX) zoning designation with a Multifamily Residential Combining District (MF) overlay implements the General Plan’s Mixed Use designation and made it possible for the City to bring its General Plan and AMC into compliance with State Housing Law. Residential uses are prohibited on the adjacent Tidelands and submerged property.
In 2012, the City and the applicant entered into a new lease for the Tidelands property (“2012 Lease”). One of the primary purposes of the 2012 Lease was to facilitate reinvestment and improvement of the City-owned Tidelands property. The 2012 Lease requires the applicant to prepare a Master Plan for the entire site with higher value uses to fund the major investments necessary to improve the City Tidelands property, including seawalls, bulkheads, public access, and supporting infrastructure, which are all in very poor condition. A 2017 analysis of the City’s property shoreline, prepared by a City consultant, estimates the costs for the seawall improvements alone to be between $15 million and $17 million. Pursuant to the 2012 Lease, if the City does not approve the Master Plan, which is a required first step to enable the applicant to acquire all other necessary permits from the regional regulatory agencies, in time to begin the first phase of construction by the end of 2019, the tenant’s financial responsibilities for the improvement of the City property will terminate and the lease will terminate in 2037. If that were to occur, the City would take over the financial responsibilities for the improvement of the City-owned property. To date, the applicant has complied with all of the financial provisions of the 2012 Lease, which is documented through annual reports submitted by the applicant to the City. Under Section 11.3 of the 2012 Lease, the applicant is required to spend a minimum of $1.5 million on infrastructure improvements within the Tidelands area by the end of Lease Year 15, with at least $500,000 spent by the end of each 5-year period. Between 2012 and 2017, the applicant has spent approximately $2.695 million on the Tidelands property.
In 2016, the applicant submitted the first draft Master Plan for the site. Over the last two years, the applicant has made many revisions to the Master Plan to address public concerns raised at approximately 75 community and group meetings, five (5) Planning Board subcommittee meetings and five (5) full Planning Board meetings. Throughout the two-year planning process, the Planning Board consistently advocated for and required that the Master Plan provide a mix of uses that includes residential uses, boatyard operations and facilities, and open space; that the plan maintain the most unique and interesting historic features on the site, while recognizing that not every existing building and space could be preserved; and that the plan address the need for not only affordable housing, but also housing for middle-income families and first-time homebuyers.
In May 2018, the Alameda Marina Final Environmental Impact Report (EIR) was completed, which evaluated the potential environmental impacts of the Master Plan on the environment, as required by the California Environmental Quality Act (CEQA). On May 29, 2018, the Planning Board unanimously approved resolutions recommending that the City Council approve the Master Plan and certify the EIR.
All of the Planning Board’s final changes to the plan were accepted by the applicant and are included in the Master Plan presented in this report and attached for City Council consideration and approval (Exhibit 1). The Planning Board’s changes added important information to the EIR related to traffic and public safety, strengthened the provisions in the Master Plan related to the need for boatyard operations at Alameda Marina, and added a requirement that at least half of the residential units in the project be made available for homeownership.
DISCUSSION
The following discussion provides an overview and evaluation of the Planning Board-approved Alameda Marina Master Plan, which can also be found in its entirety at <https://alamedaca.gov/alameda-marina-project> and at the Community Development Department.
Mixed Use. The Alameda General Plan and AMC support mixed use development at Alameda Marina. The MX Zoning District requires that the Master Plan for the site include at least three uses, one of which must be public open space.
The Master Plan provides for:
• 3.59 acres of public open space;
• 7.35 acres of maritime commercial land with 180,972 square feet of maritime and commercial building floor area and dockyard space;
• 12 acres of submerged maritime commercial land with marina facilities; and
• Approximately 17.74 acres of residential land.
Pursuant to the requirements of the MX Zoning district, the applicant has provided a market analysis to demonstrate that the amount of land proposed for each use can be realistically supported by market conditions (Exhibit 2).
In addition to a mix of uses, the Master Plan provides for the following improvements to the property, which would be accomplished in three phases over the course of seven to 15 years:
City Tidelands and Maritime Facility Improvements. To implement General Plan policies, the MX Zoning District regulations, and the intent of the 2012 Lease, the Master Plan includes the following Tidelands and maritime facility improvements:
Seawall Improvements: The Master Plan requires complete reconstruction and/or rehabilitation of the 4,009 lineal feet of shoreline embankments, seawalls and bulkheads on the property, most of which is on City-owned Tidelands property. There are several areas throughout the 4,009 lineal feet of shoreline that have experienced loss of soil and cave-ins due to the complete loss of steel pile walls. The initial estimated cost to upgrade the seawalls is between $15 million and $17 million and includes the necessary upgrades to address three feet of anticipated sea level rise over the next 50 years. The phasing plan requires the improvements to be completed with each phase of the residential development.
Marina Improvements: The Master Plan requires rehabilitation and improvement of the 530-slip marina, including dredging, pier and dock improvements, restroom and shower upgrades, replacement and improvement of the sewer, water, power, and sanitary infrastructure that supports the marina operations, and construction of three parking lots totaling 348 public parking spaces. The estimated cost to upgrade these City-owned facilities is between $3.25 million and $4 million. The Master Plan phasing plan requires the improvements to be completed in phases with each phase of the residential development.
Boatyard Improvements: The Master Plan provides for up to 180,972 square feet of maritime commercial floor area and yard space and all new infrastructure to support maritime commercial uses. The Master Plan requires construction of new boatyard and dockyard facilities and spaces on both land and water to support recreational boat service and repair. Prior to issuance of the first grading or infrastructure permit, the City and the applicant will jointly issue a Request for Qualifications/Proposals to solicit a qualified boatyard operator for a period of six months and identify the specific improvements that will be needed to construct and operate an environmentally sensitive/compliant boatyard facility.
To support a future, environmentally clean boatyard at Alameda Marina, the Master Plan requires regrading of the entire site to protect water quality, construction of new infrastructure to support boatyard and other maritime commercial uses, and preservation of the existing boatlift rails and washing areas, which are necessary to move boats out of the water and into the “yard” for “bottom work”. In the water, “Service Ships” will provide facilities for “top side” boat maintenance and repair including engine installation and service, marine electronics, canvas, fiberglass, rigging, and mechanical services at Alameda Marina. The facilities will also provide for “incubator” opportunities, co-op arrangements, apprenticeship programs, and synergy between the various maritime providers.
For comparison purposes, the planned facilities at Alameda Marina would have more capacity than the nearby Grand Marina boatyard. Depending on the strength of the maritime repair market in Alameda, the facilities at Alameda Marina could be comparable in capacity to other facilities in the Bay Area, such as Berkeley Marine Center, San Francisco Boatworks at China Basin, KKMI in Sausalito, Vallejo Boatworks, and San Rafael Yacht Harbor. In the event that a qualified operator is not available to the City and applicant’s satisfaction, the Master Plan requires provision of a “concierge service”, which would allow boat owners to leave their boats at Alameda Marina for “top work” and the Marina would have the “bottom work” completed at one of the other available boatyards, eliminating the need for the Alameda boat owner to sail or motor their boat to a different Bay Area boatyard. Bay Ship and Yacht is able to service houseboats.
Dry Boat Storage and Parking: The Master Plan requires construction of a new 60-boat dry storage yard with a three-ton hoist in the first phase of the development. The hoist will allow dry boat storage owners to place their boats in the water from within the dry boat storage area, and a new access to the adjacent Grand Marina boat ramp will provide a secondary means to launch boats, without keels. In addition, boaters will have the ability to rent a “dry slip” in the water, which allows boats to be stored in slips above the water. Since the overall project will be constructed in three phases, portions of the existing dry boat storage (approx. 250 stalls) will remain available for lease throughout the development of the first and second phases, which may span a period of five to 10 years, which will provide an opportunity for active dry boat sailors to store their boats at Alameda Marina. (Currently, only 49 of the 165 sailboats in the existing dry boat storage area are registered and insured.) Furthermore, in eleven years, the Tidelands Lease for the 6.4 acres of land at the nearby Encinal Terminals property will expire, at which time City Council may decide whether there is sufficient demand to provide additional dry boat storage in Alameda’s northern waterfront.
Public Waterfront Access, Bay Trail, and Clement Avenue Improvements. To implement General Plan policies, the MX Zoning District regulations, and the intent of the 2012 Lease, the Master Plan includes:
Waterfront Access Improvements: The Master Plan provides for the construction and rehabilitation of approximately 3.59 acres of publically accessible waterfront open space, including creation of a unique “water life” park with kayak and personal watercraft launching facilities in the former “graving dock”, which was the facility originally constructed to build segments of the Posey Tube.
Bay Trail Improvements: The Master Plan includes a new Bay Trail facility along the waterfront from a new connection to the Grand Marina Bay Trail along the waterfront to the Naval Operations Support Center and out to Clement Avenue.
Clement Avenue and Cross Alameda Trail Improvements: The Master Plan includes reconstruction of the 0.3 mile-segment of Clement Avenue that fronts the project site, including a widening of the current substandard public sidewalk to seven (7) feet, removal of the railroad tracks, and construction of new bicycle lanes or a cycle track along Clement Avenue as part of the Cross Alameda Trail. All of the overhead utility lines, with the exception of the high voltage KV 115 lines, will be undergrounded. This eliminates at least eight existing poles and the associated overhead lines on Clement Avenue. Improvements to the Clement Avenue public right-of-way are initially estimated to cost between $3 million and $4 million.
Residential Development: To implement General Plan Housing Element policies and the Multifamily Housing Combining District designation, the Master Plan includes:
Multifamily Housing: The Master Plan provides for 760 multifamily housing units in a variety of sizes and price points. Residential building sizes will vary between three and five stories. Unit sizes would vary from 700 to 2,300 square feet. A Planning Board-approved revision to the Master Plan requires that approximately one-half of the units be made available as rental units and one-half be made available for ownership. At the time of the Tentative Map approvals for the project site, the applicant shall identify the parcels or condominium units that will be mapped through the subdivision process to allow for homeownership.
Affordable Housing: The Master Plan requires construction of 104 deed-restricted affordable housing units, including 33 units for very low-income households (5%), 26 units for low-income households (4%), and 45 units for moderate income households (7%), consistent with the City’s Inclusionary Housing and Density Bonus Ordinances. Moderate-income households are defined as households with an income that is between 80% and 120% of Alameda County area wide median income. In 2018, a moderate-income family of four has an annual household income of between approximately $83,000 and $124,800.
Residential Density: The proposed residential density and number of housing units is consistent with State and local law. The Alameda Marina site includes 21.62 acres of developable land that is zoned MX (Mixed Use) with an MF (Multi-family Residential Combining Zone) overlay, which allows a residential density of 30 units per acre. The maximum allowable base density for this site is 649 units (21.62 acres x 30 dwelling units/acre = 648.6 units, rounded up to 649 units).
Alameda’s inclusionary housing requirements for residential projects (AMC 30-16) requires at least 15% of the total units be inclusionary units restricted for occupancy by very low-, low-, or moderate-income households. Under AMC 30-16.4(c), 4% of the total units must be deed-restricted for occupancy by very low-income households, 4% for low-income households and 7% for moderate-income households.
State law imposes a mandatory density program that requires a city to permit the construction of additional residential units and, if requested by the applicant, provide reduced parking standards, regulatory incentive/concessions, and waivers to developers who agree to build a certain percentage of affordable housing that meets the statutory criteria. (Gov. Code § 65915(b)(1).) State Density Bonus Law defines a density bonus as a “density increase over the otherwise maximum allowable gross residential density as of the date of application by the applicant to the city…or, if elected by the applicant, a lesser percentage of density increase, including, but not limited to, no increase in density.” (Gov. Code, § 65915(f).) For the purpose of calculating a density bonus, each component of any density calculation (including base density, number of bonus units, and the number of affordable units required to be eligible for a density bonus) resulting in fractional units must be separately rounded up to the next whole number. (Gov. Code § 65915(q).)
The applicant has submitted a density bonus application (Exhibit 3) and proposes to provide 5% of the total units to very low-income households, and thus qualifies for a 20% density bonus and one concession/incentive under State Density Bonus Law and AMC 30-17 (Density Bonus Ordinance). As described above, the maximum allowable base density for this site is 649 dwelling units. The applicant has offered to deed restrict 5%, or 33, of the units for very low-income households. With the density bonus, the maximum allowable units for the Alameda Marina project is 779 units (649 units x 1.20 = 778.8 units, rounded up to 779 units). The applicant has chosen to limit the number of units in the Master Plan to 760 units (less than the maximum allowable units of 779 units).
Government Code section 65915 prohibits the Planning Board or City Council from reducing the number of units in a development that has qualified for a density bonus:
“In no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted by this section. An applicant may submit to a city, county, or city and county a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section, and may request a meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section, the court shall award the plaintiff reasonable attorney’s fees and costs of suit.”
Furthermore, Government Code section 65589.5 (the Housing Accountability Act) requires the City to approve applications for residential mixed-use development that are consistent with its objective development standards without reducing the proposed density, unless the City makes specific findings related to “specific, adverse impacts” to public health and safety. Because the Alameda Marina project is consistent with all objective development standards, the Housing Accountability Act prohibits the Planning Board and City Council from reducing the number of units, unless the reduction in units is necessary to mitigate:
“a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete."
In this case, there is no evidence of public health or safety impacts associated with the project in violation of any written public health or safety standards in effect at the time the application was deemed complete. Community concerns about project impacts on automobile delay (traffic), public parking availability, maritime commercial space or dry boat storage are not impacts on public health and safety standards. The Planning Board considered and found that although the City has added additional housing units each year to meet its Regional Housing Needs Allocation (RHNA), there is no evidence of a correlation between housing production and slower emergency response times in Alameda.
Building Heights: In its density bonus application, the applicant has requested a height waiver to allow two of the residential buildings to exceed the 45-foot height limit up to a maximum height of 65 feet to accommodate the additional 111 density bonus units. The applicant has demonstrated that the 45-foot height limit would physically preclude the construction of the project with the 111 additional density bonus units. As a result, the City is required by state law to grant the requested height waiver. For comparison purposes, Building 19, which will be rehabilitated to serve as the centerpiece of the commercial maritime core of the project, is 60 feet in height. Therefore, the Master Plan establishes a building height limit of 65 feet for the two major residential buildings on each side of the commercial core area and a 45-foot height limit for the balance of the site.
Green Building and Universal Design. The Master Plan requires all new construction to comply with a LEED Silver or equivalent standard and the City’s 2017 Universal Design Ordinance requirements. In 2020, it is anticipated that the State will adopt new statewide standards requiring that all new residential construction meet a “zero net energy” standard. Most, if not all, of the new residential building permits issued for Alameda Marina will probably be issued in 2020 or later, and those permits will be subject to the 2020 Residential Building Code.
As noted above, the Planning Board unanimously voted to recommend that the City Council adopt an ordinance approving the attached Master Plan. The unanimous vote reflects the work of the applicant, community, Planning Board and staff over the past two years to craft a Master Plan that meets a range of needs from preserving key aspects of the City’s maritime industry, improving the recreational boater experience, securing essential improvements to the City’s Tidelands property, and building much needed affordable and market-rate housing.
FINANCIAL IMPACT
Adoption of the Master Plan will have a positive financial impact for the City.
General Fund Revenues and Costs: An independent analysis of the proposed project estimates that the increase in property taxes and property transfer taxes received as a result of the project will increase significantly due to redevelopment of the property. The new residents and businesses will require an increase in police and fire services, but those increased costs are more than off-set by the larger increase in revenue generated by the project.
Reinvestment in City-owned Tidelands: The Master Plan requires significant reinvestment in the City-owned Tidelands and public lands, which are critical to the long-term viability of the land for future maritime use; including reinvestment in City-owned marina facilities, bulkheads and seawalls, and infrastructure necessary to support continued maritime use of the public lands. This investment in City lands is estimated to be in excess of $20 million. In addition, the Master Plan requires an estimated $3 to $4 million investment in upgrades to the Clement Avenue consistent with the City’s Cross Alameda Trail plans. If the Master Plan is not approved, these investments will not occur and the City-owned property will continue to deteriorate. The City does not have any funds set aside to make these improvements if the applicant does not fund them. If the Master Plan is not approved, the applicant will hold the lease for the Tidelands property for another 19 years, at which time, the City would take on full responsibility for the maintenance and/or improvement of the Tideland property.
Annual Tidelands Lease Revenue to the City: If the Master Plan is approved, the City Tidelands Fund will receive additional rent payments from the 2012 Lease. Currently, the City receives 10% of the gross revenues from the Marina. If the Master Plan is approved, the City will receive 10% of gross revenues from the Marina, 5% of gross revenues from the dry boat storage facility, 5% of gross revenues from building leases on the Tidelands property, and an annual rent payment for the upland portion of the Tidelands property determined by the fair market rental value added to the applicant’s property as a result of applicant’s ability to include the upland portion within the Master Plan and thereby cluster non-revenue generating, Public Trust-compliant uses such as open space, public access corridors and parking on the uplands portion of the Tidelands property. The additional funds received from this tidelands lease may be used by the City to maintain and improve any Tidelands properties within the City of Alameda.
Improvements to City-owned Clement Avenue Right-of-Way: The Master Plan ensures approximately $2 million in capital improvements to the City-owned Clement Avenue right-of- way. The current City sidewalk does not provide adequate access for the disabled. The Master Plan improvements also fund Cross Alameda Trail facilities along the 0.3 mile segment of Clement Avenue fronting the project site.
Parks and Open Space: In addition to the 3.6 acres of public open space to be constructed on the property, the project will provide over $7.5 million (2018 dollars) in impact fees to the Alameda Recreation and Parks Department for park facilities.
Transportation Improvements: In addition to annual Transportation Demand Management fees and improvements to Clement Avenue, the Project will provide over $1.28 million in impact fees for Citywide transportation improvements.
Public Safety and General Public Facilities: In addition to the General Fund revenues generated by property and transfer taxes described above, the project will provide over $2 million in impact fees for public safety and general public facilities.
Alameda Unified School District: Assuming an average unit size of 1,500 square feet, the project will provide over $4.3 million (2018 dollars) in impact fees to the Alameda Unified School District, consistent with District’s adopted impact fee ordinance.
MUNICIPAL CODE/POLICY DOCUMENT CROSS REFERENCE
As described in this report, the Master Plan is designed to implement General Plan and applicable AMC requirements and standards for the property.
ENVIRONMENTAL REVIEW
On October 27, 2016, the City released a Notice of Preparation (NOP) notifying the public and governmental agencies that the City had determined that the project proposal requires preparation of an EIR pursuant to CEQA. On November 14, 2016, the Planning Board held a public scoping session on the Draft EIR. On July 13, 2017, the City released a revised NOP to reflect revisions to the draft Master Plan proposed by a Planning Board subcommittee. On January 1, 2018, the City completed work on the Draft EIR and initiated a 45-day public review period, which ended on February 15, 2018. On February 12, 2018, the Planning Board held a public hearing on the Draft EIR. On May 10, 2018, the City of Alameda completed the Final EIR, which addresses the comments received and makes revisions to the draft EIR in response to the comments received. On May 29, 2018, the Planning Board held a duly noticed public hearing to consider the Final EIR and recommended that the City Council certify the Final EIR based on direction to staff to include minor additional information. That additional information has been included in the Final EIR.
In summary, the EIR discloses the following impacts to the environment as a result of the proposed project:
Significant and unavoidable impacts. The EIR found that the following two environmental resource areas would be significantly impacted by the proposed project and that even with the recommended mitigations, the impacts would remain significant:
• Transportation and Circulation: The EIR found that the development of the site would contribute additional automobile trips to the currently impacted local and regional roadway and street network. Given the limited capacity to add additional vehicles to the roadway network, the EIR found that the impact of the project on transportation and circulation would be significant. Given that the roadway and street network capacity cannot be feasibly expanded by the project, due to financial costs to build bridges and/or tubes and due to General Plan policies prohibiting street widening in Alameda as a transportation mitigation, the EIR found that the impact is unavoidable. Despite this finding, the EIR does impose mitigation measures on the project to implement Transportation Demand Management programs and provide annual transportation funding for supplemental transit services to reduce the number of automobile trips generated by the project and provide a fair share financial contribution to the Clement Avenue extension, all of which will improve circulation in the northern waterfront and help complete the Cross Alameda Trail.
• Cultural Resources: The EIR found that redevelopment of the property and demolition of existing structures would result in a significant impact on the historic resource. The Alameda Marina property is a historic resource because of the role the site and the collection of remaining buildings played in the shipbuilding industry during the Second World War. The Historical Advisory Board has designated seventeen buildings, Buildings 1, 4, 6, 12, 15, 16, 17, 19, 21, 22, 27, 28, 29, 31, 32, 33, 34, and the graving dock as contributing buildings/features to the “Alameda Marina Historic District,” which has been included on the City’s Historical Building Study List. Three of the seven commercial buildings (Buildings 16, 19, and 27) have been determined to be individually eligible for the National Register of Historic Places. The Master Plan will retain six (6) of the contributory buildings, the graving dock, and the three individually eligible buildings. The Master Plan will also retain five (5) additional existing buildings. All exterior modifications to any contributory buildings that will be retained within the Alameda Marina Historic District will be rehabilitated consistent with the Secretary of Interior Standards.
Significant impacts that can be mitigated. The EIR found that the following six environmental resource areas would be significantly impacted by the proposed project, but with the recommended mitigation measures imposed, the impact would be less than significant: 1) Air Quality and Greenhouse Gases, 2) Biological Resources, 3) Hazardous Materials, 4) Hydrology and Water Quality, 5) Noise, and 6) Utilities and Service Systems.
Less than significant impacts. The EIR found that the following environmental resource areas would not be impacted or the impact would be less than significant due to the design of the project or due to existing federal, state, regional, or local permitting requirements, impact fees, or other regulations specifically designed to minimize environmental impacts: 1) Aesthetics, 2) Geology and Soils, 3) Public Services and Recreation, and 4) Population and Housing.
The full text of the Draft and Final EIR documents are available at <https://alamedaca.gov/alameda-marina-project> and at the Community Development Department and are included in Exhibit 4.
RECOMMENDATION
1) Adopt a Resolution certifying the Alameda Marina Final Environmental Impact Report, Adopting Findings and a Statement of Overriding Considerations, Mitigation Measures, and a Mitigation Monitoring and Reporting Program for the Alameda Marina Project; and
2) Introduce an Ordinance approving the Alameda Marina Master Plan and Density Bonus application for the redevelopment of the Alameda Marina properties located at 1815 Clement Avenue (APN 071-0288-003 and 071-0257-004).
Respectfully submitted,
Andrew Thomas, Assistant Community Development Director
Financial Impact section reviewed,
Elena Adair, Finance Director
Exhibits:
1. Alameda Marina Master Plan
2. Alameda Marina Market Analysis
3. Affordable Housing Density Bonus Application
4. Final Environmental Impact Report