Title
Public Hearing to Consider Adoption of a Resolution Adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program to Rezone the Property at 2350 Fifth Street from M-X, Mixed Use to R-4, Neighborhood Residential District to Facilitate Residential Use of the Property; and
Introduction of Ordinance Amending the Zoning Map Designation for the Property at 2350 Fifth Street (APN 74-1356-23) from M-X, Mixed Use to R-4, Neighborhood Residential District to Facilitate Residential Use of the Property, as Recommended by the City Planning Board. (Planning, Building and Transportation 481005) [Continued from November 17, 2020]
Body
To: Honorable Mayor and Members of the City Council
EXECUTIVE SUMMARY
On September 28, 2020, the Planning Board recommended that the City Council adopt a Mitigated Negative Declaration and rezone a small parcel located at 2350 Fifth Street (APN 74-1356-23) from M-X, Mixed Use to R-4, Neighborhood Residential District for residential purposes.
The recommended residential rezoning is consistent with the General Plan Residential land use designation for the property, and residential use of the property is compatible with the adjacent residential uses, the shopping center across the street, and the College of Alameda campus immediately behind the site. Further, the residential zoning designation will facilitate the construction of housing and deed restricted affordable housing during a time that the City of Alameda (City) and the State of California are in the midst of a housing crises. Finally, the residential zoning designation will facilitate sale of the property by the Successor Agency as required by State law and the Long Range Property Management Plan to the State Department of Finance.
BACKGROUND
In February 2012, redevelopment agencies throughout the State were dissolved and successor agencies were established and charged with unwinding the affairs of their respective redevelopment agencies. The City’s redevelopment agency, called the Community Improvement Commission (CIC), was dissolved and succeeded by the Successor Agency to the CIC (Successor Agency). Per State law, the Successor Agency prepared and submitted a Long Range Property Management Plan (LRPMP) to the State Department of Finance (DOF) to govern the disposition of real property assets of the former CIC. The LRPMP requires that the property located at 2350 Fifth Street be sold on the open market for the highest feasible price.
After several unsuccessful efforts to attract a buyer for the land for commercial purposes, the City and the Successor Agency staff have determined that the highest and best use for the land would be a residential use.
The subject property is an irregularly shaped, 35,556 square foot (0.82 acre) parcel across from the Bayport residential development and the Alameda Landing Shopping Center and immediately adjacent to the College of Alameda track at the intersection of Fifth Street and Stargell Avenue. The property is vacant and has no on-site utilities. The unusual shape of the property is the result of the alignment of Fifth Street, which was constructed as part of the Bayport neighborhood.
Originally part of the former Navy East Housing site, the site has been designated for Medium Density Residential use in the General Plan since at least 1990. In 1999, the property was rezoned to M-X Mixed Use as part of the larger Bayport Alameda Landing rezoning. The M-X zoning designation is intended for large sites that will be developed over several phases with a mix of uses, such as the Alameda Landing-Bayport mixed use project. The M-X Mixed Use zoning requires preparation of a Master Plan prior to development, and the Master Plan must include at least three different land uses. Once the Master Plan is completed and reviewed by the Planning Board and approved by the City Council, the M-X zoning requires the property owner to submit a Development Plan for the site and a Design Review application for each phase of development on the site. All these steps must be completed and approved before the property owner may submit for a building permit. Unfortunately, the Bayport-Alameda Master Plan did not consider or establish any plan or use for this parcel, which continues to be owned by the Successor Agency.
On September 28, 2020, following a duly noticed public hearing, the Planning Board adopted Resolution No. PB-20-22 recommending the proposed rezoning of the site for residential use.
DISCUSSION
Given that the Alameda Landing/Bayport Master Plan does not designate a use for this site, the Planning Board and staff are recommending that the M-X, Mixed Use Zoning District designation be replaced by an R-4, Neighborhood Residential Zoning District designation. The R-4 Zoning differs from the M-X Zoning District in that the R-4 Zoning District would allow a single use on this small parcel and would only require Design Review approval before issuance of building permits. The R-4 zoning designation has the same residential density standard as the M-X Zoning District. Both districts limit residential density to a maximum density of one unit per 2,000 square feet.
Based on the 35,556-square-foot size of the site, the R-4 zoning allows development of up to 17 dwelling units. If a future property owner wished to provide additional affordable housing units in excess of the City’s inclusionary affordable housing requirement, the property owner could qualify for a density bonus under State Density Bonus Law, Government Code Section 65915, which would, depending on the number of affordable housing units provided, allow for up to 25 units.
In conclusion, staff and the Planning Board are recommending the residential rezoning for the following reasons:
• The residential zoning designation is consistent with the General Plan Residential land use designation for the property.
• Residential use is a compatible use to the residential uses and shopping center across the street and the College of Alameda campus immediately adjacent to the site.
• The residential zoning designation will facilitate the construction of housing and deed restricted affordable housing during a time that the city of Alameda and the State of California are in the midst of a housing crises.
• The residential zoning designation will facilitate sale of the property by the Successor Agency as required by State law and the Long Range Property Management Plan to the State of Department of Finance.
ALTERNATIVES
The City Council may consider the following alternatives:
• Approve the rezoning as recommended by the Planning Board.
• Approve a modified rezoning.
• Remand the proposal back to the Planning Board for further deliberation, if the City Council would need additional information or advice before making a decision on the rezoning.
FINANCIAL IMPACT
Rezoning the site will facilitate the sale of the property. The action will not have any impact on City funds or on staff resources. Sale of the property would be subject to future City Council approval.
MUNICIPAL CODE/POLICY DOCUMENT CROSS REFERENCE
The proposed residential rezoning is consistent with the property’s Medium Density Residential General Plan land use classification.
ENVIRONMENTAL REVIEW
The City prepared a Mitigated Negative Declaration (MND) (Exhibit 1), that evaluates the potential environmental impacts of construction of up to 25 housing units on the property. The MND finds that with adoption of mitigation measures regarding construction activities, the property can be developed without any significant impacts to the environment.
CLIMATE IMPACTS
Use of the site for residential use will support the regional sustainable communities’ plan, Plan Bay Area, which recommends directing residential growth to inner bay area cities, such as Alameda.
RECOMMENDATION
Hold a public hearing and adopt a resolution adopting the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and introduce an ordinance amending the Alameda Zoning Map for the property at 2350 Fifth Street from M-X, Mixed Use to R-4, Neighborhood Residential District.
CITY MANAGER RECOMMENDATION
The City Manager concurs with the Planning Board recommendation.
Respectfully submitted,
Andrew Thomas, Planning, Building and Transportation Director
Financial Impact section reviewed,
Annie To, Finance Director
Exhibits:
1. Draft Mitigated Negative Declaration
2. Mitigation Monitoring and Reporting Program
cc: Eric Levitt, City Manager