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west alameda.com
alameda point revitalization initiative
impartial analysis of Measure B by city attorney teresa highsmith
would amend the General Plan, Zoning Ordinance and Map to
rezone 918 acres of uplands and 166 acres of submerged lands
currently designated as Intermediate Industrial (Manufacturing)
and Special Government Combining District (M-1-G) to a new
zoning designation: Alameda Point Specific Plan District (APSP).
The Initiative also would amend the City Charter to exempt
Alameda Point from the density restriction known as "Measure A."
The General Plan and Zoning amendments would allow up to
4,346 new housing units, 186 existing low-cost housing units,
re-use of existing buildings for 309 housing units, 350,000 square
feet of retail space and 3,182,000 square feet of commercial uses,
with up to 500,000 square feet in existing buildings. Up to 260,000
square feet may be developed for civic uses, with 600 boat slips,
and 145 acres of open space. The Initiative requires at least 15%
of housing units be affordable to people with low and moderate
incomes. The Initiative provides the City shall provide incentives
or concessions when required under state density bonus law.
The Initiative proposes a Development Agreement ("DA") that
would obligate a person or persons with a legal or equitable
interest in Alameda Point (each a "Developer") to fund, in an
amount not to exceed $200 million, construction of: parks and
open space, ferry terminal and transit hub, improvements to the
seaplane lagoon frontage, fire station improvements, branch
library, bay trail extension, a regional sports complex, and on-site
and off-site traffic and transit improvements. These obligations
are contingent on the City forming a community facilities district
for project revenue, and the City's redevelopment agency
applying all tax increment to the project, with specified
exceptions. The total property tax burden is limited to two
percent. The DA vests a Developer with the right to use the
property as specified in the Initiative.Aseparate agreement with
the redevelopment agency must be negotiated for conveyance of
land and phasing and financing requirements. The project must
undergo environmental review.
The DA would exempt the project from some fees the City
typically imposes for development. A Developer must cooperate
in good faith to ensure development of Alameda Point has no
negative financial impact on the City budget.
The DA would be effective for 25 years and could be extended by
any delay in property transfer, or if a Developer is prohibited from
building by a governmental authority investigating or remediating
prior contamination. Future City approvals would be required for
land subdivision, building construction, use permits, and design.
The Initiative would have no effect if the Navy transfers the land to
anyone other than the City's base reuse authority. A Developer
can sell its rights and obligations under the DA without City
consent.
The Initiative could be amended by voters, or the City Council on
application by a Developer, provided the amendments do not
reduce public benefits required from a Developer or increase the
amount of residential units or commercial space.
s/TERESA L. HIGHSMITH
City Attorney
rezone 918 acres of uplands and 166 acres of submerged lands
currently designated as Intermediate Industrial (Manufacturing)
and Special Government Combining District (M-1-G) to a new
zoning designation: Alameda Point Specific Plan District (APSP).
The Initiative also would amend the City Charter to exempt
Alameda Point from the density restriction known as "Measure A."
The General Plan and Zoning amendments would allow up to
4,346 new housing units, 186 existing low-cost housing units,
re-use of existing buildings for 309 housing units, 350,000 square
feet of retail space and 3,182,000 square feet of commercial uses,
with up to 500,000 square feet in existing buildings. Up to 260,000
square feet may be developed for civic uses, with 600 boat slips,
and 145 acres of open space. The Initiative requires at least 15%
of housing units be affordable to people with low and moderate
incomes. The Initiative provides the City shall provide incentives
or concessions when required under state density bonus law.
The Initiative proposes a Development Agreement ("DA") that
would obligate a person or persons with a legal or equitable
interest in Alameda Point (each a "Developer") to fund, in an
amount not to exceed $200 million, construction of: parks and
open space, ferry terminal and transit hub, improvements to the
seaplane lagoon frontage, fire station improvements, branch
library, bay trail extension, a regional sports complex, and on-site
and off-site traffic and transit improvements. These obligations
are contingent on the City forming a community facilities district
for project revenue, and the City's redevelopment agency
applying all tax increment to the project, with specified
exceptions. The total property tax burden is limited to two
percent. The DA vests a Developer with the right to use the
property as specified in the Initiative.Aseparate agreement with
the redevelopment agency must be negotiated for conveyance of
land and phasing and financing requirements. The project must
undergo environmental review.
The DA would exempt the project from some fees the City
typically imposes for development. A Developer must cooperate
in good faith to ensure development of Alameda Point has no
negative financial impact on the City budget.
The DA would be effective for 25 years and could be extended by
any delay in property transfer, or if a Developer is prohibited from
building by a governmental authority investigating or remediating
prior contamination. Future City approvals would be required for
land subdivision, building construction, use permits, and design.
The Initiative would have no effect if the Navy transfers the land to
anyone other than the City's base reuse authority. A Developer
can sell its rights and obligations under the DA without City
consent.
The Initiative could be amended by voters, or the City Council on
application by a Developer, provided the amendments do not
reduce public benefits required from a Developer or increase the
amount of residential units or commercial space.
s/TERESA L. HIGHSMITH
City Attorney