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PLN19-0556 - Block 11 and Phase I Waterfront Park Design Review Amendments - Alameda Point Site A - Applicant: Alameda Point Partners. The Planning Board will hold a Public Hearing to consider amendments to the previously-approved Design Review applications for Block 11 and the Phase I Waterfront Park at Alameda Point Site A. The proposed improvements are consistent with the Alameda Point General Plan, Zoning Code, and Waterfront Town Center Plan. The environmental effects of the proposed project were considered and disclosed in the Alameda Point Environmental Impact Report (State Clearinghouse #2013012043). No further environmental review is required.
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PLN19-0556 - Block 11 and Phase I Waterfront Park Design Review Amendments - Alameda Point Site A - Applicant: Alameda Point Partners. The Planning Board will hold a Public Hearing to consider amendments to the previously-approved Design Review applications for Block 11 and the Phase I Waterfront Park at Alameda Point Site A. The proposed improvements are consistent with the Alameda Point General Plan, Zoning Code, and Waterfront Town Center Plan. The environmental effects of the proposed project were considered and disclosed in the Alameda Point Environmental Impact Report (State Clearinghouse #2013012043). No further environmental review is required.
To: Honorable President and
Members of the Planning Board
From: Allen Tai, City Planner
Date: December 9, 2019
BACKGROUND
In June 2015, the City Council unanimously approved the Site A Development Plan and Development Agreement for a three phased development on a 68-acre area within Alameda Point that extends generally from the Main Street entrance to Alameda Point to the Seaplane Lagoon and the eastern edge of the Naval Air Station Alameda Historic District.
In 2016, the Planning Board approved Design Review applications for a 220-unit residential building known as Block 11 (Exhibit 1) and Phase I of Waterfront Park (Exhibit 2) located along the Seaplane Lagoon. Alameda Point Partners (APP) is currently requesting approval to modify the approved designs in an effort to reduce escalating construction costs and long term maintenance costs for both the building and the park.
On September 9, 2019, the Planning Board held a study session to review and comment on proposed design changes to Block 11 and the Waterfront Park. This report summarizes the proposed changes. Staff recommends the Planning Board hold a public hearing and approve the design amendments.
DISCUSSION
Block 11 Design Changes (Exhibit 1)
The Block 11 building provides 220 residential units at the terminus of West Atlantic Avenue and the entrance to the Waterfront Park. The building is located at the transition between the urban fabric of Alameda Point and the natural environment of the Seaplane Lagoon and the San Francisco Bay. The building and adjacent waterfront street are physically connected by a “shared plaza” to encourage a free flow of pedestrians and bicyclists between the retail frontage of the building and the waterfront park.
The major changes to Block 11 are summarized below:
• Reduction in Unit Size: The average unit size is being reduced from 1,100 square feet to approximately 930 square feet. According to APP, even with the smaller unit sizes, the hard costs per unit will still be at least 10% greater than originally projected in 2016.
• Change in Unit-Size Composition: The total number of residential units remains at 220 units, but the distribution of the unit sizes is changing. The number of one bedroom units is increasing from 61 to 127, the number of two bedroom units is decreasing from 113 to 73, the number of three bedroom units is decreasing from 40 to 20 units, and the originally planned six townhome units on the ground floor facing Pan Am Way are being eliminated.
• Building Footprint Reduction: The overall size of the building is being reduced from 453,452 square feet to 377,318 square feet. The overall building footprint is reduced. The building is approximately 50 feet shorter in the north south dimension and 20 feet shorter in the east west dimension.
• Stormwater System Redesign: The building’s storm water collection system has been redesigned around natural, gravitational flows instead of a mechanical pump system, which significantly reduces costs both upfront during construction and future maintenance. Previously located in the interior courtyard above the garage, the revised plan uses more traditional, lower-cost bio-swales on the north and east side of the building. The reduction in the footprint of the building makes the space available for the ground level bio swales.
• Reduction of Retail Area: The retail area that fronts the Shared Plaza is being reduced from 21,947 square feet to 15,449 square feet.
• Reduction in Parking: The total number of parking spaces is being reduced from 297 to 283. The parking regulations at Alameda Point set maximum numbers in order to promote use of alternate travel modes, including the Seaplane Lagoon Ferry Terminal, which is located within walking distance from Block 11. Because there is no minimum parking requirement, the reduction in parking spaces remains compliant with the regulations.
Staff supports the changes to the Block 11 design for the following reasons:
• The primary elevation facing West Atlantic and the waterfront, which was originally intended to be a strong, architectural focal point for Site A, is substantially consistent with the approved plans by maintaining the distinctive “prow” (semi-circular building section) on the southwest corner. The exterior design of the “prow” has been revised with small sections of walls around the prow that provide structural strength, which also improves the livability of the unit by creating more interior wall space.
• On the Pan Am (west) elevation, six ground level townhomes have been eliminated, but the façade maintains a significant glazed area that provides transparency into the interior building space.
• Housing construction costs in the Bay Area are some of the highest in the nation and are growing. These high costs are contributing to an increasingly severe housing affordability crisis. In response, unit sizes are shrinking across the Bay Area and in Alameda and many in the region are advocating for smaller units as a key strategy to address the need for more housing and more affordable housing. Although the building is now smaller, the programming of amenity space in the building remains similar to the original approval.
• The change to the storm water system from a structured system above the garage to a gravitational flow system on the ground level will reduce maintenance costs for the project, which will reduce overall cost for future tenants of the building.
• With the reduction in the building footprint, additional space is provided on the north side of the building for the public parking lot planned behind the building on Block 14. With the wider dimension, it will be possible to build a parking structure in the future on Block 14 if the demand for public parking warrants the cost to construct the garage. The previously approved design allowed for a public parking lot, but did not account for sufficient area to accommodate a parking structure.
• Pulling the building back 20 feet on the east side allows for a wider alley and additional landscaping between Block 11 and the future commercial buildings on Block 10.
Phase I Waterfront Park Design Changes (Exhibit 2)
The 2.63-acre Phase I Waterfront Park depicted in Exhibit 2 represents the first phase of a larger 6.7 acre Waterfront Park, which is part of the 14-acre public park plan to be designed and constructed as part of the Site A project. The Phase I Waterfront Park is designed to provide a variety of public spaces for passive recreation and opportunities for the public to enjoy the waterfront location and special events, and appreciate the views of the San Francisco skyline and the historic row of seaplane hangar buildings at the entrance to the Historic District along the northern edge of the Seaplane Lagoon.
The primary changes to the Waterfront Park design proposed by APP include:
• Replacing the approved mechanical storm water system comprised of structured bio- retention areas and mechanical pumps to a passive gravitational infiltration system that utilizes larger unstructured bio-swales. This change reduces both construction and long term maintenance costs and also increases the amount of vegetated area in the park.
• The change in storm water design also means the five structured landscaped terraces would be replaced with three rolling softscape terraces. The increase in landscape area and reduction in paved, hardscape areas decreases the heat island effect.
• The plan retains the location of the trees, but all palm trees are being replaced with Purple Robe Locust shade trees. Increasing the amount of shade by switching out palms to shade trees reduces the urban heat island effect. The shade trees are appropriate at this location particularly because it covers the picnic area. The addition of shade trees in-lieu of palm trees is supported by the Recreation and Parks Department.
• The revised plan results in changing the amount and types of seating provided in the Waterfront Park. The previous terrace design provided extensive informal seating as part of the terrace walls. The removal of the terraces eliminated those seating opportunities. Staff recommends a condition of approval requiring a final seating plan to the satisfaction of the Recreation and Parks Director to be decided at the time of building permit plan review.
• The plans also depict various revisions to surface material and furnishings in the park, such as replacing salvaged wood deck with wood-stamped deck in the Overlook area and locations of bicycle racks. A 12-foot section of the guardrail is now removable in order to provide future opportunity to direct water access.
Overall, the design of Phase I of the Waterfront Park remains largely consistent with the original concept and layout as approved by the Planning Board. The reduction in hardscape surfaces from 74% to 50% of the park area is highly beneficial from a climate change perspective. This reduction of hardscape is a result of a redesign of the storm water system that is more natural and less costly than the previous system relying on mechanical pumps. Staff also finds the replacement of the palm trees with shade trees an appropriate revision in order to provide a tree canopy over the picnic area. Other revisions in surface material and furnishings do not affect the overall design of the Waterfront Park as an open, inviting environment for the public to gather along the edge of the Seaplane Lagoon.
Conclusion:
Overall, the proposed changes to these two projects remain consistent with the findings for Design Review approval made by the Planning Board in 2016. Staff recommends the Planning Board hold a public hearing and approve the Design Review Amendment for Block 11 and the adjacent Phase I Waterfront Park.
ENVIRONMENTAL REVIEW
On February 4, 2014, the City of Alameda certified the Alameda Point Final EIR in compliance with the California Environmental Quality Act (CEQA). The Final EIR evaluated the environmental impacts of redevelopment and reuse of the lands at Alameda Point consistent with the Town Center Plan, which included Site A. No further review is required for this review of the project designs.
RECOMMENDATION
Hold a public hearing to consider Design Review Amendments for Block 11 and Phase I of the Waterfront Park at Alameda Point Site A.
Reviewed By,
Andrew Thomas, Planning, Building and Transportation Director
Exhibits:
1. Block 11 Design Review Modifications
2. Phase I Waterfront Park Design Review Modifications
3. Draft Resolution for Block 11
4. Draft Resolution for Waterfront Park