Title
Adoption of Resolution Approving Tentative Map No. 8561 for the Subdivision of Eleven Lots on Approximately 12.07 Acres at the North Housing Site Located at 501 Mosley Avenue (PLN20-0099). (Planning, Building and Transportation 481005)
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To: Honorable Mayor and Members of the City Council
EXECUTIVE SUMMARY
On August 17, 2020, the City of Alameda (City) Planning Board held a public hearing and unanimously approved a Development Plan and Density Bonus application by the Alameda Housing Authority (AHA) for development of up to 586 units of permanent supportive housing, affordable senior housing, and affordable family housing on the North Housing site. The Planning Board approved the project pursuant to Government Code Section 65913.4 (SB 35), which establishes ministerial approval of infill affordable housing projects. The Planning Board also recommended the City Council approve Tentative Map Tract No. 8561 for the proposed subdivision of eleven lots on approximately 12.07 acres on the North Housing site in order to facilitate implementation of the Development Plan.
BACKGROUND
The North Housing site described in this report is an approximately 12.19 gross acre site located between Estuary Park to the north, the Alameda Landing “Tripointe” neighborhood to the east, the Carmel townhome neighborhood to the west, and Coast Guard housing to the south. The 12.19 gross acre North Housing site is comprised of approximately 12.07 acres owned by AHA at 501 Mosley Avenue (AHA Land) and an approximately .12-acre area of land (City Land) located adjacent to Mosley Avenue that AHA intends to acquire from the City. The site is approximately one block from AC Transit line 96 and the Alameda Landing shopping center. The buildings on-site today were developed by the federal government in 1969 for Navy personnel housing and related services.
In 2005, the Coast Guard vacated the site, and in 2007 the Navy declared the property to be surplus. The site has not been used for housing by either the Navy or civilian use within the last ten years.
Since 2007, the City Council has taken various actions that facilitated the Navy’s transfer of the AHA Land for the development of affordable housing in partnership with Building Futures and the Alameda Point Collaborative.
In 2012, the City Council designated the site a housing opportunity site to meet the City’s regional housing needs allocation. The actions included a rezoning to apply a Multifamily Residential Combining District overlay to the property to facilitate its development for housing affordable to lower income households.
On February 24, 2020, AHA submitted initial applications for a Development Plan, Density Bonus and Tentative Map to develop the approximately 12.07-acre site located at 501 Mosley Avenue (Application No. PLN20-0099). The application was submitted pursuant to SB 35, which establishes ministerial approval of infill affordable housing projects. Review and decisions on such development projects must be based on adopted objective standards that are prescriptive and quantifiable. Projects that comply with the provisions of Government Code Section 65913.4 are statutorily exempt from further review under the California Environmental Quality Act (CEQA).
On August 17, 2020, the Planning Board conducted a public hearing and adopted Resolution No. PB-20-16 approving the Development Plan and Density Bonus application for the project and Resolution No. PB-20-17 recommending that the City Council approve the Tentative Map application.
DISCUSSION
The Planning Board-approved Development Plan provides 586 residential units on a 12.19 gross acre site, including a mix of housing types including multifamily permanent supportive housing, affordable senior housing, and affordable family housing. Use of the site for multi-family, transitional and supportive housing is permitted by right by the City of Alameda General Plan Housing Element housing opportunity site designation and R-4-PD-MF, Neighborhood Residential Planned Development with Multi-family (MF) Combining District zoning designation.
Under the Alameda Municipal Code (AMC), the MF - Multifamily Residential Combining District zoning designation (See AMC § 30-4.23.k.3) allows for a maximum density of 30 units per acre. An additional 60% density bonus is allowed by-right for projects that commit to providing at least 50% of the units to households that make at or below 80% of the Area Median Income (“Low-Income”) with at least half of those units being affordable to households that make at or less than 50% of the Area Median Income (“Very Low-Income”). Consistent with these provisions, the Housing Authority proposes 50% of units to be deed restricted for fifty five years to Low- and Very Low-Income households, with at least half of these restricted to Very Low-Income households, therefore the project qualifies for a 60% density bonus pursuant to State Density Bonus Law, AMC Section 30-17, and AMC Section 30-4.23.k.3 for a total of 586 residential units. These units are by-right under the Zoning Ordinance.
The Tentative Map Tract 8561 provides for the improvement of the 12.07 acre AHA Land with internal roadways, sidewalks, paths, and infrastructure. The Map creates four residential blocks identified in the plans as “Block A, B, C, and D” and eleven lots to be developed in three phases over approximately the next 10 years. The lots vary in size from approximately one-half acre to 1.5 acres in size.
City Land/Mosley Sliver. The Tentative Map does not include the approximately 0.12-acre City Land because it is not currently owned by AHA. The Mosley Avenue extension from the Carmel Partners Admirals Cove project and Estuary Park through the site to Alameda Landing was recently completed. The final alignment resulted in a 6,113-square-foot sliver (approximately 0.12-acre area) of extra City-owned land between the AHA Land and Mosley. Staff does not believe that the sliver will be of any use to the City in the future and supports its vacation or conveyance to AHA as the adjacent property owners. If it is not vacated or conveyed, the City will be responsible for the maintenance of the sliver in perpetuity. The property is designated in the General Plan and zoned for residential use. The same situation exists along the northern edge of the Habitat for Humanity site at the southwest corner of Mosley and Bette.
The City Council may consider vacating or otherwise transferring such property at a future date. The Planning Board has made findings pursuant to Government Code Section 65402 (i.e., that the location, purpose and extent of any disposition such land to support residential use is in conformance with the General Plan), in the event that the City Council wishes to convey the property to the adjacent residential property owners (AHA and Habitat for Humanity). The Development Plan conditions of approval provide that if the AHA does not acquire the City Land, the total number of units will be limited to 581 residential units.
Easements and Conveyances. The Tentative Map shows an emergency vehicle access easement on the northern edge of Lot 4 between the North Housing site and the adjacent Habitat for Humanity site. Per separate agreement, Habitat for Humanity will also provide an easement which in combination with the AHA easement will provide for emergency vehicle access and pedestrian and bicycle paseo connecting the Bette Street Class I Bike Path to the new public street created within the project.
Mabuhay Street. The Tentative Map includes a new two-lane north-south interior street connecting Mosley and Singleton Avenues. The street primarily serves development on the North Housing site. Per the City Council’s Street Naming Policy, the Planning Board approved AHA’s proposal to name the new street Mabuhay Street as part of its decision on the new development. “Mabuhay” is a Filipino expression commonly used in greetings and is selected from the City’s Official Street Names List, which has been approved by the Historical Advisory Board.
Design Review. As AHA is ready to commence construction on any particular lot, AHA will submit for City review and approval of the Design Review plans for that lot. Those plans will include the building architecture, final landscape plans, final parking plans, universal design plans, and other detailed information outlined in the conditions of approval in Planning Board Resolution No. PB-20-16. Once Design Review has been completed, AHA will be able to apply for building permits and begin construction.
ALTERNATIVES
The Council may:
1. Approve the Tentative Map, as recommended.
2. Modify the conditions of approval and approve the Tentative Map.
3. Remand the project back to the Planning Board for further consideration on any specific aspect of the subdivision and lot configuration.
FINANCIAL IMPACT
Approving the tentative map has no impact on City funds.
MUNICIPAL CODE/POLICY DOCUMENT CROSS REFERENCE
As described above, the recommended Tentative Map Tract No. 8561 is consistent with the General Plan and the Zoning Ordinance.
ENVIRONMENTAL REVIEW
Pursuant to Government Code Section 65913.4 and Public Resources Code Section 21080(b)(1), the project is exempt from further review pursuant to CEQA.
CLIMATE IMPACTS
The project would increase the density of the site and connects pedestrian and bicycle connections by providing a public paseo between Bette Street and a new public street connecting Mosley and Singleton Avenues. These new connections provide non-vehicle direct access from existing neighborhoods to the Estuary Park and Alameda Landing Waterfront and Shopping Center. Such connections will contribute to the City’s climate action plan goals to reduce the City’s greenhouse gas emissions, increase quality of life on the island, and adapt to climate change impacts.
RECOMMENDATION
Approve Tentative Map No. 8561 to allow the subdivision of approximately 12.07 acres into eleven lots on the North Housing site.
CITY MANAGER RECOMMENDATION
The City Manager recommends approval of Tentative Map No. 8561.
Respectfully submitted,
Andrew Thomas, Planning, Building, & Transportation Director
Financial Impact section reviewed,
Nancy Bronstein, Interim Finance Director
Exhibit:
1. Tentative Map Tract No. 8561
cc: Eric Levitt, City Manager