City of Alameda - File #: 2018-5893 (20 minutes)

• File #: 2018-5893 (20 minutes)
• Type: Regular Agenda Item
• Body: City Council
• On agenda: 9/18/2018
• Title: Continued Public Hearing to Consider Introduction of Ordinance [First Reading] Approving the Encinal Terminals Master Plan and Density Bonus Application (PLN16-0117) for the Redevelopment of the Encinal Terminals Properties Located at 1521 Buena Vista Avenue (APN 072-0382-001, -002, and 72-0383-03). An addendum to a previously certified Focused Supplemental Environmental Impact Report for the project has been prepared, in conformance with the California Environmental Quality Act. [Continued from September 4, 2018 - No additional public comment will be permitted] (Community Development 481005)

Title

Continued Public Hearing to Consider Introduction of Ordinance [First Reading] Approving the Encinal Terminals Master Plan and Density Bonus Application (PLN16-0117) for the Redevelopment of the Encinal Terminals Properties Located at 1521 Buena Vista Avenue (APN 072-0382-001, -002, and 72-0383-03).  An addendum to a previously certified Focused Supplemental Environmental Impact Report for the project has been prepared, in conformance with the California Environmental Quality Act. [Continued from September 4, 2018 - No additional public comment will be permitted] (Community Development 481005)

Body

To: Honorable Mayor and Members of the City Council

From: David L. Rudat, Interim City Manager

EXECUTIVE SUMMARY

Staff recommends that the City Council conduct a public hearing to introduce an ordinance approving the Encinal Terminals Master Plan and Density Bonus Application.  As summarized in the table below, the Encinal Terminals Master Plan proposes a residential mixed use development for the property that includes nine (9) acres for residential use, 6.4 acres for maritime commercial use, at least three (3) acres for public open space use, and approximately ten acres of submerged land for a commercial marina consistent with the City Council’s 2008 and 2012 decisions to designate the property as a mixed use, housing opportunity site in the City of Alameda General Plan, State-certified Housing Element and Alameda Municipal Code. 

Encinal Master Plan Land Uses
Use	Acres	Program Details
Residential	9	589 units, including 79 deed restricted affordable units and 91 market rate bonus units
Commercial	6.4	50,000 square feet of maritime commercial and ground floor retail
Commercial Marina	10	160 slips for recreational boaters
Public Open Space	3	Waterfront promenade, Bay Trail, kayak launch and water shuttle landing

Introduction of the ordinance, as recommended by the Planning Board and City staff, facilitates development of the currently vacant site consistent with City of Alameda General Plan policy objectives, City of Alameda Zoning Code provisions and regulations, State of California Government Code regulations for the review and approval of housing, and State of California Public Lands (Tidelands) regulations.

BACKGROUND

The Encinal Terminals property is comprised of 16.73 acres of land and 9.17 acres of submerged land owned by North Waterfront Cove, LLC (applicant), and 6.4 acres of Public Trust Lands owned by the City in trust for the State of California (tidelands property).  The property is located within the Northern Waterfront Priority Development Area, and the site is designated as a mixed use, multifamily housing opportunity site in the City of Alameda General Plan Housing Element and Alameda Municipal Code (AMC). The entire site is zoned mixed use (MX) to support residential mixed use development. The applicant’s portion of the property also includes a Multifamily Housing Combining District (MF overlay) designation, which was applied in 2012 by the City Council to meet the City’s Regional Housing Needs Allocation (RHNA).  The MF overlay was not applied to the tidelands portion of the site because tidelands property may not be used for residential purposes under State law.

On December 19, 2017, the City Council adopted Resolution No. 15337 certifying the Final Focused Supplemental Environmental Impact Report (EIR) for the development of the initial proposed project.  Although the City Council certified the EIR, it did not approve a proposed property exchange agreement for the redevelopment of the Encinal Terminals property.  The exchange agreement would have reconfigured the locations of the tidelands property and the applicant’s property to facilitate development of the site. 

As a result of the City Council’s decision not to pursue the exchange agreement, the applicant revised its plans so that it no longer needs a tidelands exchange with the City.  The applicant’s revised Master Plan (Exhibit 1) is designed to meet the adopted standards of the City of Alameda General Plan and AMC and minimize any further delays to the applicant’s ability to develop housing on its property.

On July 23, 2018, the Planning Board, by a vote of 4-0-1, recommended that the City Council adopt the Master Plan and Density Bonus Application with three amendments. The following discussion provides an overview and evaluation of the revised Master Plan and the Planning Board’s amendments.  The Master Plan can be found at:

<https://alamedaca.gov/sites/default/files/document-files/department-files/Planning/encinal_terminals_master_plan_7-11-18_opt.pdf>

DISCUSSION

Mixed Use Development:  The Alameda General Plan and M-X Zoning designation require a mix of uses on the property including residential, commercial, and public open space. The General Plan states:

“The Mixed Use designation will allow for the development of a wide range of land uses to capitalize on the site’s unique location adjacent to the Alaska Basin, Oakland/Alameda Estuary, Fortman Marina, and Del Monte Warehouse site. Anticipated land uses in this district include a range of housing types, including senior housing, commercial, office, and public parks and open space. Public waterfront access around the perimeter of the site is envisioned, as well as a new marina on the Alaska Basin.”

The revised Master Plan establishes four (4) mixed use sub-districts to guide the future development of the property: 

•                     The “Gateway District” and “Estuary District” include approximately nine acres planned for 589 housing units and ground floor retail and commercial use; 

•                     The “Tidelands District” includes 6.4 acres of public tidelands property planned for maritime commercial, recreational, and visitor serving use; and  

•                     The “Waterfront District” includes a minimum of three acres of wharf and land planned for public open space, and approximately 9.7 acres of privately owned submerged land planned for a 160-slip commercial marina, and public water shuttle landing and kayak launch. 

Residential Development and Affordable Housing: The General Plan Housing Element identifies the property as a housing opportunity site for multifamily housing.  The MF Multi-family Residential Combining District (AMC 30-4.23), which covers 15.48 acres of the applicant’s property, permits up to 30 units per acre of multifamily housing by right.  The Master Plan “Gateway” and “Estuary” Districts: 

•                     Provide for 589 multifamily housing units in a variety of sizes and price points. It is anticipated that the units will be a mix of rental and ownership units.  

•                     Provide for 79 deed-restricted affordable housing units, including 25 units for very low-income households, 20 units for low-income households, and 34 units for middle-income or “moderate”-income households. 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 earns an annual household income of between approximately $89,600 and $124,800. 

•                     Provide for 51 market rate “affordable by design” units of 900 square feet or less and 102 “affordable by design” units of 900 to 1,200 square feet in size.

•                     Require ground floor retail and commercial uses in the residential buildings.

Residential Density: The proposed residential density and number of housing units is consistent with State and local law.  State Density Bonus Law and AMC 30-17 (Density Bonus Ordinance) impose a mandatory density program that requires the City to permit the construction of additional residential units and, if requested by the applicant, provide reduced parking standards, regulatory incentives/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), AMC 30-17.)  State law defines a density bonus as a “density increase over the otherwise maximum allowable gross residential density as of the date of application… 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).)

The Encinal Terminals site includes 15.48 acres of land that is zoned MX (Mixed Use) with an MF (Multi-family Residential Combining District) overlay, which permits a residential density of 30 units per acre, and 1.25 acres of land that is zoned MX, which allows 21.78 units/acre.  The applicant proposes to deed restrict 5% of the base density, or 25 of the units, for very low-income households and therefore qualifies for a 20% density bonus.  With the density bonus, the applicant is proposing 589 residential units.  Based on the City’s calculations, 589 units falls within the limit that the applicant is entitled to and is consistent with state density bonus law.  The applicant’s density bonus application is attached as Exhibit 1.a.

Government Code section 65915 generally prohibits the City Council from reducing the number of units permitted with a density bonus and incentives in a development that has qualified for a density bonus, unless specific findings are made:  

“In no case may a city… 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… 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…. 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 findings related to “specific, adverse impacts” to public health and safety.  Because the Encinal Terminals project is consistent with all objective development standards, the Housing Accountability Act prohibits the City Council from disapproving the project or 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 are no specific, adverse impacts to public health or safety because (1) no such written standards, policies, or conditions existed on the date the application was deemed complete, and (2) there is no evidence of public health or safety impacts associated with the project. Community concerns about project impacts on automobile delay (traffic), public parking availability, and/or maritime commercial space are not impacts on public health or safety standards for purposes of the Housing Accountability Act.  

Additional information about the Housing Accountability Act requirements and calculations under State Density Bonus Law is available in the February 8, 2018 Housing Law Memorandum presented to the City Council, which is available online at <https://alamedaca.gov/residents/housing> and incorporated by reference. 

Residential Building Height Limit Waivers:  Pursuant to Government Code section 65915 and AMC 30-17 (Density Bonus Ordinance), the applicant has requested a height waiver to allow residential buildings to exceed the Multifamily Zoning 45-foot height limit to accommodate the proposed 589 housing units.

The applicant’s density bonus application demonstrates that only 508 units could be constructed within the 45-foot height limit, and therefore the height limit physically precludes construction of the 589 units in the proposed project permitted with the density bonus.  Therefore it can be concluded that a waiver of the City’s height limits must be granted to comply with State Law governing density bonus waiver requirements and allow the development of the requested 589 units.

Consistent with AMC requirements and the Master Plan, the specific design and height of all future buildings on the site must be reviewed and approved by the Planning Board.  Given that it is not clear at this time how many, or which, buildings will need to exceed the 45-foot height limit and to what extent the buildings will need to exceed the height limit to accommodate 589 units, the Master Plan includes a height waiver that states the maximum height for any residential building within the Gateway and Estuary Districts shall be determined by the Planning Board at the time the Design Review application is submitted for Planning Board review.  Any Design Review application for a residential building that exceeds 45 feet in height shall be accompanied by a massing study for the Gateway and Estuary Districts that demonstrates that the proposed height is needed to accommodate the 589 units and all of the amenities, parking and mix of commercial and open space uses as described and illustrated in the Master Plan.

The Planning Board shall not deny a building height above 45 feet unless the Planning Board is able to make one or both of the following findings: 1) based upon a review of the Design Review plans and the massing study, the 45-foot height limit does not physically preclude construction of the 589 units and all of the amenities, parking and mix of commercial and open space uses as illustrated and described in the Master Plan, or 2) the waiver of the 45-foot height limit would have a specific, adverse impact, as defined in Government Code Section 65589.5(d)(2), upon health, safety, or physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. The 45-foot height limit shall not be used by City to prevent construction of the proposed project on the property. 

Maritime Commercial Development Opportunities:  The Master Plan’s “Tidelands District” represents a significant opportunity for the City to expand its maritime commercial business sectors consistent with the City Council’s economic development objectives. With its strategic location directly between the Fortman Marina and the Alaska Basin and future Alaska Basin Marina, the Tidelands District has the potential to become a major maritime commercial center with space for marina land side facilities, boat and paddle boat sales and rentals, maritime and “blue tech” leased space, restaurants and other visitor-serving commercial services. 

The Master Plan is designed to maximize maritime commercial opportunities on the City’s 6.4 acres of tidelands property.  Referred to as the “Tidelands District” in the Master Plan, the Tidelands District is envisioned as a maritime commercial center with access to the planned 160-slip marina in the Alaska Basin to the west and the existing 400-slip Fortman Marina to the east. The Tidelands District permits marina support and boatyard facilities, dry boat storage, kayak, paddle board, windsurfing and sailing sales, rentals and lessons, restaurants, hotels and activities that support water and maritime-related job and business opportunities consistent with City economic development policy objectives and Public Trust land use restrictions.

Infrastructure and Access Improvements to Support Maritime Commercial Development: The Master Plan requires that the residential development support the future development of the Tidelands District by providing and constructing public roadway access and infrastructure improvements (sewer, water, storm drain, power, etc.) for the City’s tidelands property.  The Tidelands District already shares a long eastern property line with the adjacent Fortman Marina tidelands property, and the Master Plan provides access easements across the applicant’s land to the Alaska Basin to ensure access from the Tidelands property to the nearby Alaska Basin and future Alaska Basin marina for maritime uses on the Tidelands property.

Although the Master Plan provides infrastructure, access improvements, a wide range of Public Trust-compliant uses, and setback standards to ensure a 50-foot “buffer” between residential buildings and future maritime commercial buildings and uses to minimize future land use conflicts in this mixed use development, the Master Plan does not propose specific building locations or specific site plans for the Tidelands District.

The Master Plan defers decisions about the location of specific buildings and the preferred uses of those buildings within the Tidelands District to a later date.  Therefore each of these decisions will be subject to City Council review and approval.  The 6.4 acres of tidelands property that make up the Tidelands District is currently leased to the applicant until 2029, at which time the City Council will decide whether to extend the lease with the applicant or pursue other tidelands compliant leasing opportunities for the property.  Should the applicant wish to make a major financial investment within the Tidelands District before 2029, Design Review approval from the Planning Board, as well as a Tidelands Lease extension approved by the City Council, will be needed. Through these processes, the City will be able to ensure that the future use of these lands supports the mixed use vision for the City Council’s citywide maritime commercial needs and objectives.  Staff is also anticipating that the upcoming RFQ/RFP for the Alameda Marina boatyard will further inform future recommendations and decisions about the long term development of the 6.4 acres of Tidelands at Encinal Terminals.

The Tidelands District is described on pages 43 and 44 of the Master Plan.

Public Waterfront Open Space: The Master Plan Waterfront District provides for the construction of not less than three acres of publically accessible waterfront open space, a 160-slip marina, and a public water shuttle dock.  The amount of open space provided may increase beyond three acres depending on the amount of existing concrete wharf that the applicant will be able to feasibly rehabilitate and repurpose for public open space use. (All of the existing deteriorated wood wharf will be removed.)  

The Master Plan ensures that the public will have access to:

•                     At least three (3) acres of public open space along the waterfront edge of the project site. Public access shall be ensured though public access easements.  The final configuration and design of the waterfront open space shall be subject to future review and approval by the Planning Board, the San Francisco Bay Conservation and Development Commission and a variety of other regional agencies. 

•                     A public promenade around the perimeter of the waterfront open space at the water’s edge. The pubic promenade at the shoreline edge of the wharf shall include a railing, a minimum 10-foot wide pedestrian promenade with benches, lighting, and trash receptacles, a two-foot buffer to separate the promenade from a 12-foot wide dedicated bicycle path, and a three-foot buffer between the bicycle path and any adjacent roadway for vehicles or adjacent property line.  The public promenade and bicycle path shall extend along the entire perimeter of the site from the Wind River campus to the Fortman Marina entrance.

•                     A water shuttle and kayak launch facility placed either in the Alaska Basin or on the north side of the site in the Oakland Estuary with shuttle bus access and turn-around, passenger unloading, bicycle parking, and a kayak drop off zone all in close proximity to the shuttle landing/public kayak launch. 

•                     An adaptive sea level rise protection plan designed to protect at minimum three acres of public open space.

•                     A construction phasing plan that ensures that each residential district constructs its fair share of the public waterfront park to ensure completion of the public waterfront open space prior to completion of the housing units.

•                     A Municipal Services District to pay for the maintenance of the public open space.  

The Waterfront District and open space plans are described in more detail on pages 21-23 and 41 of the Master Plan.

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 Universal Design Ordinance requirements.  In 2020, it is anticipated that the State will adopt new statewide standards requiring that all residential construction meet a “zero net energy” standard.  It is anticipated that most, if not all, of the residential building permits issued for Encinal Terminals will be issued in 2020, or later, and those permits will be subject to the 2020 Residential Building Code.  

Planning Board Recommended Amendments:  The Planning Board recommended that the City Council approve the Master Plan and Density Bonus Application with three changes to the Master Plan.  All of the changes are included in the City Council draft ordinance and described below:

Amendment #1. Primary Entry Roadway Alignment:  The Master Plan provides a primary vehicular entry to the property on the western edge of the wharf along the Alaska Basin and directly adjacent to the waterfront promenade and bicycle path as shown in Figure 1 below.  The Planning Board recommends that the primary entrance be moved to the existing intersection at Entrance Road and Clement Avenue, approximately 320 feet east of the applicant’s proposed location, as shown in Figure 2 below. 

       Figure 1                                                                                                                              Figure 2

    

The Planning Board’s recommended location is consistent with General Plan policy E-T 11, which states: “Require that the master plan include inviting, well-designed public entrances from Clement [Avenue]. Primary vehicular access into the site should occur at a four-way intersection at Clement/Entrance, if feasible.”  

The Planning Board recommended this revision to the Master Plan for the following reasons:

•                     Realignment of the roadway from the waterfront to the center of the property would improve the quality of the open space experience and the public’s enjoyment of the waterfront promenade.

•                     It would be safer for bicyclists on the Cross Alameda Trail.  The General Plan- recommended alignment eliminates one new automobile crossing of the trail (proposed by applicant at the wharf) and one existing un-signalized automobile crossing (at the Fortman Marina entrance) and replaces them with a signalized crossing at Entrance and Clement, which would provide automobile access to both the Encinal property and the Fortman Marina property.   

•                     It would create a view corridor from Entrance Road/Clement intersection all the way through the site to the Estuary and Coast Guard Island as recommended by the General Plan.

•                     It would provide automobile access to the Tidelands District equidistant between the Alaska Basin and Fortman Marina. 

If realignment of the roadway to the Entrance Road/Clement intersection is approved by the City Council as recommended, it would be reflected in the Master Plan as shown in Figure 2 above. 

The final configuration of the street would be determined during the subsequent discretionary actions by the City Council and Planning Board on the Subdivision Map and Development Plans for the project.  The applicant would be required to construct the roadway in accordance with the City’s roadway standards and the City would grant the public right-of-way across the tidelands property concurrent with the approval of the Final Map.  As shown in Figure 2 above, the realignment would require the City’s dedication of approximately 0.7 acres of the tideland property for public road use and the applicant’s dedication of 1.4 acres of land for the public road.  The Planning Board recommends that the City Council approve the Master Plan with amendments that would specify and require:  

•                     Placing the primary entrance at a new four-way signalized intersection at Clement and Entrance.

•                     Extending Entrance Road straight through the site to the northern waterfront edge of the site, where a “turnaround” shall be provided to serve the water transit landing.  The straight alignment shall also serve as a public utilities corridor to serve all of the Master Plan Districts, including the Tidelands District.

•                     Dedicating approximately 1.4 acres of private land in the Gateway and Estuary Districts by the applicant and dedicating approximately 0.7 acres of public land in the Tidelands District by the City to enable development of a public roadway through the middle of the site.

•                     In the event that the City Council does not want a public street to run across the Tidelands property, the Planning Board recommended an alternate alignment that would begin at the Entrance Road/Clement Avenue intersection and then jog around the Tidelands property along the wharf.

The Planning Board’s recommended amendment to the Master Plan would delete the existing “Streets” description on page 24 of the Master Plan in its entirety, and replace it with the following language: 

STREETS 

“To provide an inviting, well-designed public entrance from Clement Avenue, the primary vehicular access into the site shall occur at a four-way intersection at Clement/Entrance and provide access to the Gateway, Tidelands, and Estuary Districts. The final alignment and design of the public right-of-way design shall be determined by the Planning Board during the review of Subdivision Map and Development Plans for development, but the right-of-way shall be no less than 62 feet in width and extend in a straight alignment across the Gateway, Tidelands, and Estuary Districts to the northern edge of the property. The Entrance Road extension shall include driveway access to the adjacent Fortman Marina.  In the event that it is not feasible to gain access across the Tidelands property, the alignment may be adjusted to avoid the Tidelands District as necessary and utilize a portion of the wharf directly adjacent to the Tidelands property. Permanent public access and utility easements shall be provided within the right-of-way from the Clement Avenue intersection across the Gateway District, Tidelands District, and Estuary District to the northern waterfront edge of the Encinal Terminals site.”

“In addition:

•                     Internal east-west streets and/or an EVA may cross the site generally perpendicular to the wharf in order to serve the interior development subareas.

•                     All streets will be constructed for a maximum operating speed of 25 miles per hour and will include safe pedestrian crossings.

•                     All streets shall be accessible to the public 24 hours per day.”

Amendment #2: Open Space Landscaping and Bay Trail Design: The Planning Board recommended that the Master Plan be amended to ensure a re-evaluation of the use of palm trees in the project due to concerns about the ability to compost palm fronds.  The Board’s recommended amendment also ensures coordination on Bay Trail improvements along the Fortman frontage.  

The Planning Board’s recommended amendment would revise the second bullet under the heading “Subsequent Approvals” on Page 65 of the Master Plan as follows: 

“Planning Board Design Review approval of the public access open space, landscaping and tree selections to ensure that landscape material waste is compostable, and Bay Trail plan including along the Fortman Marina frontage.”

Amendment #3: Removal of Structures on Tidelands Property.  The Planning Board recommended that the Master Plan be amended to ensure that the existing dilapidated structures on the tidelands property be removed prior to construction of the residential structures on the adjacent property.

The Planning Board’s recommended amendment would revise the fourth bullet on Page 67 of the Master Plan regarding the phasing of development in the Tidelands District to read as follows:

“The Tidelands District (E in Figure 4.2), could be developed coincident with the Gateway (A) or Estuary (B/C) Districts, but all existing structures in the Tidelands District will be removed prior to issuance of building permits for any of the residential buildings.”

Conclusion: The proposed Master Plan, as amended per the Planning Board’s recommendation, complies with all objective standards in the City’s General Plan and Zoning Code.  Redevelopment of the Encinal Terminals property will provide much needed housing, facilitate public access to the waterfront, and create an opportunity to continue to grow the City’s blue economy. In addition, the financial benefits of the project are comprehensive, ranging from off-site transit and traffic improvements to investment in the City-owned tidelands property.  Based on these factors, staff is recommending that the City Council approve the Master Plan and Density Bonus Application, as amended.

FINANCIAL IMPACT

Adoption of an ordinance approving the Master Plan will have a positive financial impact on the General Fund and other City funds.

General Fund Revenues and Costs:  The Master Plan requires establishment of a Municipal Services District on the property to fund the maintenance of the streets, roads, and infrastructure.  An analysis of the proposed project by Economic Planning Systems 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.  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 1.a).

Investment in City-owned Tidelands and Annual Tidelands Lease Revenue to the City:  With the Planning Board-recommended amendments, the Master Plan would require significant investment in infrastructure and roadway access to support future use of the tidelands property.   Without these amendments, the future use of the Tidelands by maritime commercial uses would be extremely limited. 

Under the current tidelands lease, the City receives approximately $11,000 annually.  Adoption of the Master Plan would not alter the amount of these payments for the next 10 years.   Upon expiration of the lease in 2029, and completion of the Planning Board-recommended infrastructure improvements to support the tidelands property, the City’s tidelands property will be well positioned to attract a “blue tech” or traditional maritime commercial use in 2029.   At that time, the City Council will also be in position to consider a new lease for the adjacent Fortman Marina and may consider combining the Tidelands under a new lease with a marina and boatyard operator or other qualified investor/operator. 

Clement Avenue Extension:  The Clement Avenue extension from Sherman to Entrance and Cross Alameda Trail facilities are estimated to cost approximately $6 million.  The costs for this major public investment would be shared by the developers of the Del Monte and Encinal Terminals projects at no cost to the City. 

Transportation Improvements: In addition to annual Transportation Demand Management fees and improvements to Clement Avenue, the Project will provide approximately $996,000 (2018 dollars) in impact fees for citywide transportation improvements.

Transit Funds:  The project will fund additional public transportation services through the TMA on an annual basis. Per the Master Plan, each townhome will pay $500, each apartment and/or condominium will pay $400, and each commercial space will pay $0.75 per square foot annually.  Assuming 100 townhomes and 489 apartments and/or condominiums, and 50,000 square feet of commercial space, the project will generate approximately $282,500 annually for transportation services. With required Consumer Price Index (CPI) increases, the value of the contribution will increase each year starting in 2018.

Parks and Open Space Funds:  In addition to the three acres of public open space to be constructed on the property, the project will provide over $5.9 million (2018 dollars) in impact fees for park facilities. 

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 $1.59 million (2018 dollars) 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 $3.34 million (2018 dollars) in impact fees to the Alameda Unified School District, consistent with the 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 December 19, 2017, the City of Alameda adopted Resolution No. 15337 certifying the Encinal Terminals EIR for the development of the initial proposed project in compliance with CEQA.  Because the applicant has modified the project since the City Council certified the Encinal Terminals EIR, but none of the circumstances requiring preparation of a subsequent EIR have occurred, an addendum to the Final EIR has been prepared (Exhibit 2).  The addendum analyzes the modified project and concludes that the reconfiguration of the 589 units on the site and the maintenance of the existing Tidelands property within its existing location would not cause any new or more significant environmental impact than those that were disclosed in the certified EIR for this Master Plan. The addendum also includes a project-specific Mitigation Monitoring and Reporting Program that identifies all of the previously-adopted mitigation measures that are applicable to the current Master Plan and will be required to be implemented during project construction or implementation. 

RECOMMENDATION

Introduce an Ordinance approving the Encinal Terminals  Master Plan and Density Bonus Application for the redevelopment of the Encinal Terminals Properties located at 1521 Buena Vista Avenue (APN 072-0382-001, -002, and 72-0383-03).

Respectfully submitted,

Debbie Potter, Community Development Director

By,

Andrew Thomas, Assistant Community Development Director

Financial Impact section reviewed,

Elena Adair, Finance Director

Exhibits:                       

1.                     Encinal Terminals Master Plan

a.                     Density Bonus Application and Market Study

2.                     Environmental Impact Report Addendum