Title
Adoption of Resolution Approving Vesting Tentative Tract Map No. 8654, to Subdivide a 4.1-Acre Property with Two Lots into 14 Lots and 90 Condominium Units at 2015 Grand Street. Vesting Tentative Tract Map No. 8654 Will Also Dedicate Approximately 0.5 Acres as Public Right-of-Way for the Completion of Clement Avenue between Grand Street and Hibbard Avenue and to Widen Hibbard Avenue between Ellen Craig Drive and Clement Avenue. This Project is Categorically Exempt from the California Environmental Quality Act (CEQA) Pursuant to CEQA Guidelines Sections 15332, In-Fill Development and 15183, Projects Consistent with a General Plan. (Planning, Building & Transportation 20962710)
Body
To: Honorable Mayor and Members of the City Council
From: Jennifer Ott, City Manager
EXECUTIVE SUMMARY
Trumark Homes, the applicant, submitted an application under the Housing Crisis Act of 2019 (SB 330) for Design Review, Development Plan, Density Bonus, and Vesting Tentative Map approval to develop a 90-unit townhome development on the 4.1-acre former Pennzoil site at 2015 Grand St. On December 12, 2022, the Planning Board held a public hearing and approved the Design Review, Development Plan, and Density Bonus, and recommended approval of the Vesting Tentative Tract Map to the City Council.
Approval of the Vesting Tentative Tract Map No. 8654 (Exhibit 1) will authorize the developer to proceed with the subdivision of the site into 14 lots and construct 90 townhomes and five accessory dwelling units. This action will also facilitate the final completion of the Clement Avenue extension between Grand Street and Hibbard Street, the widening of Hibbard Street between Clement Avenue and Ellen Craig Avenue, and the construction of a portion of the Cross Alameda Trail between Grand Street and Paru Street.
BACKGROUND
On March 7, 2022 the applicant submitted a preliminary application under SB 330 for Design Review, Development Plan, Density Bonus, and Vesting Tentative Map approval to develop a 90-unit townhome development on the 4.1-acre former Pennzoil site at 2015 Grand St. SB 330 prohibits the City of Alameda (City) from denying housing development applications with a low-income housing component when the project is consistent with objective development standards adopted at the time of preliminary application submittal.
Because the project proposes to develop residential housing, the Housing Accountability Act (HAA) also applies to this project. Under the HAA, the City may not deny or reduce the density of a project, such as the proposed project, that complies with objective general plan, zoning, and subdivision standards unless the project presents a “specific, adverse impact” to public health and safety that can’t be mitigated in any other way. (See Gov. Code, § 65589.5(j); Honchariw v. County of Stanislaus (2011) 200 Cal.App.4th 1066).
On November 15, 2022, the City Council adopted the City’s 6th cycle Housing Element, which provides the City’s plan for meeting its Regional Housing Needs Allocation (RHNA) of 5,353 residential units for the years 2023 through 2031. The former Pennzoil site at 2015 Grand Street is a designated Housing Opportunity Site in the Housing Element, and the project’s 90 townhome units are listed as helping the City meet its RHNA obligation.
On December 12, 2022, the Planning Board held a public hearing and approved the Design Review, Development Plan, and Density Bonus for the project (Exhibit 2), and recommended City Council approve the Vesting Tentative Map to subdivide two lots on 4.1 acres into 14 lots and 90 condominium units. The Planning Board found that the project is consistent with objective development standards adopted at the time of preliminary application submittal, as required under SB 330. The Planning Board staff report and exhibits can be accessed online at: <https://alameda.legistar.com/LegislationDetail.aspx?ID=5952764&GUID=724A6E8F-4147-4923-A5DC-ED125150DAC7&Options=&Search>=
The applicant is now requesting City Council approval of the Vesting Tentative Tract Map No. 8654.
DISCUSSION
Vesting Tentative Map
A Vesting Tentative Map, under the Subdivision Map Act (Government Code section 66410 et seq.) and Alameda Municipal Code section 30-79, confers the applicant a vested right to proceed with development that is in substantial compliance with the ordinance, policies and standards at the time the development application was deemed complete. The Vesting Tentative Map (Exhibit 1) proposes to subdivide the property into 14 lots, one lot for each proposed building, and five parcels for common areas and private drive aisles. Each of the 90 primary dwelling units will be its own condominium unit so that they can be sold separately, with buildings and common areas owned and maintained by a homeowner’s association. The five accessory dwelling units (ADUs) will be included in the condominium unit of the primary dwelling unit they are accessory to, which means the ADUs cannot be sold separately.
The project’s 90 townhome units are listed in the City’s Housing Element as helping the City meet its RHNA number of 5,353 residential units for the years 2023 through 2031. Of the 90 townhome units, 15 units will be deed restricted as follows: 4.5% (4 units) of the units for very low-income households, 5.5% (5 units) for low-income households, and 7% (6 units) for moderate-income households.
Final Segment of Clement Avenue Extension
A major community benefit delivered by this project is the completion of the final segment of the Clement Avenue extension. Clement Avenue is designated as a truck route in the General Plan. However, Clement Avenue currently stops at Grand Street, and then starts again west of the property at Hibbard Street. For this reason, commercial truck traffic has to turn off of Clement Avenue and on to Buena Vista Avenue between Sherman Street and Grand Street. Approval of the Vesting Tentative Map requires the applicant to build the final segment of the Clement Avenue extension, thereby completing the truck route. The segment of Clement Avenue to be built by the developer will be dedicated to the City as a public street. Currently Hibbard Street between Ellen Craig Avenue and Clement Avenue is thirty feet (30’) wide, and the Vesting Tentative Map will dedicate twenty-five feet of right of way to allow for the widening of this portion of Hibbard Street.
Neighborhood Connectivity
Another community benefit from approval of this project is continuation of the Cross Alameda Trail. The Cross Alameda Trail is planned to stretch across the city from Tilden Way to the Seaplane Lagoon at Alameda Point, with many sections already complete. Between Tilden Way and Jean Sweeney Park the Cross Alameda Trail runs along Clement Avenue. The Alameda Marina project to the east of the project site has constructed a Class IV protected two-way bicycle track along that project’s frontage on Clement Avenue. This proposed project will construct the same type of protected bicycle lane along the new portion of Clement Avenue between Grand Street and Hibbard Street and extend the bike lane beyond Hibbard Street to Paru Street, which will complete the Cross Alameda Trail connection between Alameda Marina and the existing Cross Alameda Trail to the west. In 2023, the City will construct another section of the Cross Alameda Trail from Willow Street to Broadway. With the completion of this project’s trail section, the Cross Alameda Trail will then be a continuous safe bicycle/pedestrian trail from Seaplane Lagoon to Broadway. The project will also provide a north-south public bicycle/pedestrian path through the site as a continuation of Hibbard Street to Fortmann Way and which is shown as a sixteen foot (16’) wide Public Access Easement on the Vesting Tentative Map.
Conclusion
The proposed Vesting Tentative Map is consistent with the Alameda 2040 General Plan, Alameda Municipal Code, Subdivision Map Act, and the requirements of CEQA. Staff recommends approval of Vesting Tentative Map No. 8654 based on the findings made in the resolution.
ALTERNATIVES
The City Council’s alternatives include:
• Approve the Vesting Tentative Map application as recommended by the Planning Board and staff,
• Continue the deliberations until a future date and request additional information necessary for those future deliberations,
• Remand the application back to the Planning Board for further analysis on a particular finding in the Resolution, or
• Deny the requested Vesting Tentative Map.
FINANCIAL IMPACT
Approval of the Vesting Tentative Map will have no negative impact on the General Fund. The map is necessary to facilitate redevelopment of the property, which will increase the property taxes received by the City and the Successor Agency.
MUNICIPAL CODE/POLICY DOCUMENT CROSS REFERENCE
Provision of additional housing and additional affordable housing is consistent with General Plan Housing Element policies to support additional housing development in Alameda, Housing Element policy to support affordable housing, and Housing Element policy to support additional for-sale housing in Alameda. The Vesting Tentative Map is also consistent with the General Plan and the provisions State and local subdivision requirements.
ENVIRONMENTAL REVIEW
This project is determined to be Categorically Exempt from CEQA pursuant to the CEQA Guidelines section 15332, In-fill Development projects because the project is consistent with the General Plan designation policies and zoning designation regulations, the development occurs within City limits on a site of no more than five acres, the site has no value as habitat for endangered, rare or threatened species, the approval would not result in any significant effects on traffic, noise, air quality, or water quality, and the site is adequately served by all required utilities and public services. None of the exceptions in CEQA Guidelines Ssection 15300.2 apply. As a separate and independent basis, the project is also exempt from CEQA pursuant to CEQA Guidelines section 15183, projects consistent with a General Plan for which an EIR has been certified.
CLIMATE IMPACT
The proposed project is consistent with the City’s Climate Action and Resiliency Plan housing policies, which encourages higher-density housing in order to lower greenhouse gas emissions. The proposed project provides important infill housing in an urban area, in proximity to transit, jobs and services, which can reduce greenhouse gas pollution more effectively than housing built in non-urban locations.
RECOMMENDATION
Adopt a resolution approving Vesting Tentative Map No. 8654 to subdivide a 4.1-acre property with two lots into 14 lots and 90 condominium units at 2015 Grand Street, subject to conditions of approval.
Respectfully submitted,
Andrew Thomas, Planning, Building and Transportation Director
By,
David Sablan, Planner II
Financial Impact section reviewed,
Margaret O’Brien, Finance Director
Exhibits:
1. Vesting Tentative Tract Map No. 8654
2. Project Plans