CITY OF
ALAMEDA
HOUSING
ALAMEDA POINT MASTER INFRASTRUCTURE PLAN
Carlson, Barbee & Gibson, Inc.Page 30
March 31, 2014
ALAMEDA POINT CONTEXT
40 3000’2000’1000’0’
1” = 2000’-0”
STATE LANDS BOUNDARIES
PUBLIC TRUST LANDS
Portions of the Waterfront Town Center
Area that constitute reclaimed tide
lands and submerged lands within NAS
Alameda are subject to the Public Trust
for commerce, navigation and fisheries
(“Public Trust”). The City, as the property
owner, acts as the trustee of the tidelands
and submerged lands that existed at the
time of statehood in 1850. The Public
Trust generally limits the allowable uses
on Trust Lands (whether filled or unfilled)
to maritime-related uses, water-oriented
recreation, hotels and restaurants, habitat
preservation, scientific study, and similar
maritime, open space, and visitor-serving
uses. In total, approximately 48 acres of
land and 113 acres of water within the
Waterfront Town Center Area are subject to
the Public Trust.
State Lands Submerged Area
State Lands
Precise Plan Boundary
PACIFIC AVENUE
ORION AVENUE
R. APPEZZATO PARKWAY
CENTRAL AVENUE
WILLIE STARGELL AVENUEW. MIDWAY AVENUE
MAIN STREET
OAKLAND ESTUARY
REDLINE AVENUE
NATURE RESERVE
W. TOWER AVENUE
W. HORNET AVENUE
PLANNED
WETA FACILITY
SEAPLANE LAGOON
SAN FRANCISCO BAY
FERRY POINT ROAD
MONARCH STREET
LEXINGTON STREET
MAIN STREET
SARATOGA STREET
PAN AM WAY BAYPORT
WEST
ALAMEDA
VA HEALTH CLINIC
AND COLUMBARIUM
40 3000’2000’1000’0’
1” = 2000’-0”
STATE LANDS BOUNDARIES
PUBLIC TRUST LANDS
Portions of the Waterfront Town Center
Area that constitute reclaimed tide
lands and submerged lands within NAS
Alameda are subject to the Public Trust
for commerce, navigation and fisheries
(“Public Trust”). The City, as the property
owner, acts as the trustee of the tidelands
and submerged lands that existed at the
time of statehood in 1850. The Public
Trust generally limits the allowable uses
on Trust Lands (whether filled or unfilled)
to maritime-related uses, water-oriented
recreation, hotels and restaurants, habitat
preservation, scientific study, and similar
maritime, open space, and visitor-serving
uses. In total, approximately 48 acres of
land and 113 acres of water within the
Waterfront Town Center Area are subject to
the Public Trust.
State Lands Submerged Area
State Lands
Precise Plan Boundary
PACIFIC AVENUE
ORION AVENUE
R. APPEZZATO PARKWAY
CENTRAL AVENUE
WILLIE STARGELL AVENUEW. MIDWAY AVENUE
MAIN STREET
OAKLAND ESTUARY
REDLINE AVENUE
NATURE RESERVE
W. TOWER AVENUE
W. HORNET AVENUE
PLANNED
WETA FACILITY
SEAPLANE LAGOON
SAN FRANCISCO BAY
FERRY POINT ROAD
MONARCH STREET
LEXINGTON STREET
MAIN STREET
SARATOGA STREET
PAN AM WAY BAYPORT
WEST
ALAMEDA
VA HEALTH CLINIC
AND COLUMBARIUM
43Alameda Point Town and W aterfront Precise Plan | CHAPTER 2 EXISTING CONDITIONS 3000’2000’1000’0’
1” = 2000’-0”
EXISTING AND PROJECTED FLOOD HAZARDS
3000’2000’1000’0’
1” = 2000’-0”
100 Year Tide (Elev. 3.6)
100 Year Tide plus 24” Sea Rise (Elev. 5.6)
NAS Alameda Historic District Contributing Buildings
Precise Plan Boundary
Future sea level rise would increase
the areas of flooding within the project
site. Scientific uncertainty remains
regarding the pace and amount of future
sea level rise, therefore a sea level rise
monitoring program would be established
to periodically review actual sea level
rise amounts, trajectories, and updated
projections. Strategies for the long term
protection from sea level rise may be found
in the Master Infrastructure Plan and in
Chapter 7, Infrastructure and Financing, of
this Precise Plan.
PACIFIC AVENUE
ORION AVENUE
R. APPEZZATO PARKWAY
CENTRAL AVENUE
WILLIE STARGELL AVENUEW. MIDWAY AVENUE
MAIN STREET
OAKLAND ESTUARY
REDLINE AVENUE
NATURE RESERVE
VA HEALTH CLINIC
AND COLUMBARIUM
W. TOWER AVENUE
W. HORNET AVENUE
PLANNED
WETA FACILITY
SEAPLANE LAGOON
SAN FRANCISCO BAY
FERRY POINT ROAD
MONARCH STREET
LEXINGTON STREET
MAIN STREET
SARATOGA STREET
PAN AM WAY BAYPORT
WEST
ALAMEDA
PLANNED
WETA FACI
PLANNED
ANNED
LANNED
ETA FAC
ANNED
PL
P
P
P
P
L
P
L
Historic District Lands in Public Trust
Shoreline Adaptation Elevated GradesSea Level Rise
43Alameda Point Town and W aterfront Precise Plan | CHAPTER 2 EXISTING CONDITIONS 3000’2000’1000’0’
1” = 2000’-0”
EXISTING AND PROJECTED FLOOD HAZARDS
3000’2000’1000’0’
1” = 2000’-0”
100 Year Tide (Elev. 3.6)
100 Year Tide plus 24” Sea Rise (Elev. 5.6)
NAS Alameda Historic District Contributing Buildings
Precise Plan Boundary
Future sea level rise would increase
the areas of flooding within the project
site. Scientific uncertainty remains
regarding the pace and amount of future
sea level rise, therefore a sea level rise
monitoring program would be established
to periodically review actual sea level
rise amounts, trajectories, and updated
projections. Strategies for the long term
protection from sea level rise may be found
in the Master Infrastructure Plan and in
Chapter 7, Infrastructure and Financing, of
this Precise Plan.
PACIFIC AVENUE
ORION AVENUE
R. APPEZZATO PARKWAY
CENTRAL AVENUE
WILLIE STARGELL AVENUEW. MIDWAY AVENUE
MAIN STREET
OAKLAND ESTUARY
REDLINE AVENUE
NATURE RESERVE
VA HEALTH CLINIC
AND COLUMBARIUM
W. TOWER AVENUE
W. HORNET AVENUE
PLANNED
WETA FACILITY
SEAPLANE LAGOON
SAN FRANCISCO BAY
FERRY POINT ROAD
MONARCH STREET
LEXINGTON STREET
MAIN STREET
SARATOGA STREET
PAN AM WAY BAYPORT
WEST
ALAMEDA
PLANNED
WETA FACI
PLANNED
ANNED
LANNED
ETA FAC
ANNED
PL
P
P
P
P
L
P
L
40 3000’2000’1000’0’
1” = 2000’-0”
STATE LANDS BOUNDARIES
PUBLIC TRUST LANDS
Portions of the Waterfront Town Center
Area that constitute reclaimed tide
lands and submerged lands within NAS
Alameda are subject to the Public Trust
for commerce, navigation and fisheries
(“Public Trust”). The City, as the property
owner, acts as the trustee of the tidelands
and submerged lands that existed at the
time of statehood in 1850. The Public
Trust generally limits the allowable uses
on Trust Lands (whether filled or unfilled)
to maritime-related uses, water-oriented
recreation, hotels and restaurants, habitat
preservation, scientific study, and similar
maritime, open space, and visitor-serving
uses. In total, approximately 48 acres of
land and 113 acres of water within the
Waterfront Town Center Area are subject to
the Public Trust.
State Lands Submerged Area
State Lands
Precise Plan Boundary
PACIFIC AVENUE
ORION AVENUE
R. APPEZZATO PARKWAY
CENTRAL AVENUE
WILLIE STARGELL AVENUEW. MIDWAY AVENUE
MAIN STREET
OAKLAND ESTUARY
REDLINE AVENUE
NATURE RESERVE
W. TOWER AVENUE
W. HORNET AVENUE
PLANNED
WETA FACILITY
SEAPLANE LAGOON
SAN FRANCISCO BAY
FERRY POINT ROAD
MONARCH STREET
LEXINGTON STREET
MAIN STREET
SARATOGA STREET
PAN AM WAY BAYPORT
WEST
ALAMEDA
VA HEALTH CLINIC
AND COLUMBARIUM
ALAMEDA POINT
Exhibit 4
CITY OF
ALAMEDA
HOUSING
86 3000’2000’1000’0’
1” = 2000’-0”
OPEN SPACE NETWORK
OPEN SPACE NETWORK DIAGRAM
The open spaces in the plan area are an
important part of the overall open space
network for Alameda Point. These open
spaces connect the Bay Trail to the south
with the proposed V A Health Clinic open
spaces and Nature Reserve on federal
property to the west. Opportunities
presented by the Seaplane Lagoon allow
for unique waterfront experiences, diverse
program opportunities, direct water access,
and protection from sea level rise for
surrounding development.
An additional (approximately 2-3 acres)
of neighborhood park and recreational
amenities will be provided in addition
to the “backbone” open space network
described in this Precise Plan.
PACIFIC AVENUE
ORION AVENUE
R. APPEZZATO PARKWAY
CENTRAL AVENUE
WILLIE STARGELL AVENUEW. MIDWAY AVENUE
MAIN STREET
OAKLAND ESTUARY
REDLINE AVENUE
NATURE RESERVE
VA HEALTH CLINIC
AND COLUMBARIUM
W. TOWER AVENUE
W. HORNET AVENUE
PLANNED
WETA FACILITY
SEAPLANE LAGOON
SAN FRANCISCO BAY
FERRY POINT ROAD
MONARCH STREET
LEXINGTON STREET
MAIN STREET
SARATOGA STREET
PAN AM WAY
63Alameda Point Town and W aterfront Precise Plan | CHAPTER 3 ACCESS AND MOBILITY
BIKE FACILITIES FOR ALAMEDA POINT
The Precise Plan, in concert with the
recent Alameda Point planning approvals,
includes a complete network of bicycle
facilities at Alameda Point, with the goal
of developing the project as a world-class
cycling district, reflecting best practices in
design for biking.
PROPOSED ALAMEDA POINT BIKE FACILITIES
Type 1A: Separated Bike Trail
Type 1B: Shared Pedestrain/Bike Trail
Type 2A: Bike Lanes with Physical Barrier (cycle track) Type 2C: Bike Lanes with Stripe Only
Type 2B: Bike Lanes with Buffer
Type 3B: Shared Roadway (Sharrows)
Bike Parking/Rental Kiosk
63Alameda Point Town and W aterfront Precise Plan | CHAPTER 3 ACCESS AND MOBILITY
BIKE FACILITIES FOR ALAMEDA POINT
The Precise Plan, in concert with the
recent Alameda Point planning approvals,
includes a complete network of bicycle
facilities at Alameda Point, with the goal
of developing the project as a world-class
cycling district, reflecting best practices in
design for biking.
PROPOSED ALAMEDA POINT BIKE FACILITIES
Type 1A: Separated Bike Trail
Type 1B: Shared Pedestrain/Bike Trail
Type 2A: Bike Lanes with Physical Barrier (cycle track) Type 2C: Bike Lanes with Stripe Only
Type 2B: Bike Lanes with Buffer
Type 3B: Shared Roadway (Sharrows)
Bike Parking/Rental Kiosk
Open Spaces
Bicycle Circulation SystemVehicular and Public Transit Circulation Use Housing Sub-districts
Enterprise-1 Enterprise-2 Enterprise-3 Adaptive Reuse Waterfront Town Center
Main Street
Neighborhood
Dwelling unit,-
multi-family
- - C C(a) P P
Dwelling unit,
one-family
and two-family
- - C - - P
Accessory dwelling
unit (b)
- - P P P P
Junior accessory
dwelling unit (b)
- - P P P P
Shared living - - C C P P
Supportive housing - - C C P P
Transitional housing - - C C P P
Residential care facili-
ties
- - C C P P
Low barrier navigation
centers
- - P P P P
Artist studio C C C P P P
Work/live studio - C C C C C
ALAMEDA POINT DISTRICT
PROPOSED ZONING MAP
LEGEND
Enterprise 1 (AP-E1)
Enterprise 2 (AP-E2)
Enterprise 3 (AP-E3)
Enterprise 4 (AP-E4)
Adaptive Reuse (AP-AR)
Waterfront Town Center (AP-TC)
Main Street Neighborhood (AP-MS)
Open Space (AP-OS)
Nature Reserve (AP-NR)
Street Plan
(illustrative and subject to change)
February 5, 2014
Seaplane
Lagoon
D I S T R I C T B O U N D A R Y
Adaptive
Reuse
Open Space
Open Space
Waterfront Town Center
Main Street
Neighborhood
Enterprise
1 2
3 4
P ort of Oakland
Main St
Atlantic Ave
Pacific Ave
Willie Stargell Ave
San Francisco Bay
Nature Reserve/
Government
VA OUTPATIENT
CLINIC AND
COLUMBARIUM
0 2000 4000 FEET
Existing Ferry Service
ALAMEDA POINT DISTRICT
PROPOSED ZONING MAP
LEGEND
Enterprise 1 (AP-E1)
Enterprise 2 (AP-E2)
Enterprise 3 (AP-E3)
Enterprise 4 (AP-E4)
Adaptive Reuse (AP-AR)
Waterfront Town Center (AP-TC)
Main Street Neighborhood (AP-MS)
Open Space (AP-OS)
Nature Reserve (AP-NR)
Street Plan
(illustrative and subject to change)
February 5, 2014
Seaplane
Lagoon
D I S T R I C T B O U N D A R Y
Adaptive
Reuse
Open Space
Open Space
Waterfront Town Center
Main Street
Neighborhood
Enterprise
1 2
3 4
P ort of Oakland
Main St
Atlantic Ave
Pacific Ave
Willie Stargell Ave
San Francisco Bay
Nature Reserve/
Government
VA OUTPATIENT
CLINIC AND
COLUMBARIUM
0 2000 4000 FEET
Existing Ferry Service
Land Use Map and Zoning
Housing Opportunity Sites
Legend
C = Conditional
P = Permitted
Developable Housing
Mixed Use with
Residential Allowed
Potential Re-Zoning to Residential
Bldg 17
Bldg 2
Bldg 4
ALAMEDA POINT
CITY OF
ALAMEDA
HOUSING
BUILT
1 2
4 5
6 3
Seaplane Lagoon
0 200 400'
Open Space
NAS Alameda Historic District
Historic District Contributing Building
The Farm & Ploughshares
Specific Plan Boundary
Road Network
Ped/Bike Connection
CENTRAL
GARDENS
PAN AM GARDENS
WEST ESSEX
PARK
Big Whites &
Beehive Streets
TOWN CENTER
Collaborating
Partners Site
Alameda Main Street
Ferry Terminal
ORION WAY
O a k l a n d E s t u a r y
The Farm at
Alameda Point
Collaborative
Ploughshares
Nursery
LINEAR PARK
NCO Quarters
MAIN STREET
WEST MIDWAY AVE.
WEST TOWER AVE.
RALPH APPEZATO MEMORIAL PARKWAY
MAIN STREET
WILLIE STARGELL AVE.
WEST ESSEX DR
CORPUS CHRISTI RD
PAN AM WAY
BARBERS POINT ROAD
ORION W
AY
FIGURE 4-2: OPEN SPACE NETWORK DIAGRAM
ALAMEDA MAIN STREET NEIGHBORHOOD SPECIFIC PLAN
4.4 1. Main Street Neighborhood Plan
4. Block 11 at Site A (Approved Housing)
5. Alameda Waterfront Park Phase I (Completed) 6. Alameda Seaplane Ferry T erminal (Completed)
2. RESHAP Plan (Approved Supportive Housing)
Project Sponsors: Alameda Point Collaborative, Building Futures, Operation Dignity, and MidPen Housing Corporation (Collaborating Partners)
Prepared by: David Baker Architects, Plural Studio, CBG, Inc.
May 8, 2023, Amended December 11, 2023
REBUILDING THE EXISTING SUPPORTIVE HOUSING AT ALAMEDA POINT (RESHAP) - DEVELOPMENT PLAN- AMENDED
W MIDWAY AVE
PAN AM WAY
ARDENT WAY
AVENUE B
scale:
date: 17RESHAP
COLLABORATING PARTNERS PLAZA AND
BARN
21510
2017.09.11
3. Site A (Approved Housing)
Completed
5.4.1 DEVELOPMENT STANDARDS
The Development Standards (DS-#) below detail the mandatory standards in relation to development within the Plan Area.
A. SETBACKS
Setback requirements establish the distance between a building and a property line and are one of the principal ways the character of streets and open spaces are differentiated from street to street. Setbacks for mixed-use residential buildings are intended to provide a comfortable buffer between the street and the interior of ground-floor residences.
Applications for the reuse and/or redevelopment of land at Alameda Point shall be reviewed for conformance with the provisions of AMC, Section 30-4.24 Alameda Point, d. Site Planning and Building Design Requirements. (DS-1) B. BUiLDiNG HEiGHTS
Building heights vary within the Main Street Neighborhood to reinforce the creation of a new residential neighborhood that is an extension of the existing Alameda fabric. Maximum heights are imposed in order to create the desired scale, intensity of use, and sense of place within the Main Street Neighborhood. Refer to Figure 5-4 Maximum Allowable Stories for allowable building heights.
• Height shall be measured in accordance with the City of Alameda Zoning Code Section 30-2 Definitions. (DS-2)
• The Zoning Code allows some projections above the mechanical enclosures and other rooftop support facilities that occupy less than 20 percent of the roof top area up to 15 feet above the roof of the last habitable floor are permitted beyond the applicable maximum height. (DS-3)
• Allowable maximum building heights within the Main Street Neighborhood vary from two stories (30 feet) in the residential portion of the NAS Alameda Historic District and up to four stories (40 feet). (DS-4) • The Planning Board may grant an exception to the building height as part of the Design Review application if the Board is able to make a finding that: (1) the exception is necessary and appropriate to provide for an ample ceiling height for well-designed ground floor commercial or institutional space in vertically mixed-use buildings, or (2) the exception is necessary and appropriate to improve the architectural design of the building. (DS-5)
• Components contributing to sustainability, such as renewable power generation, may project above the applicable maximum height provided they do not significantly alter the apparent height of the building from the adjacent streetscape. (DS-6)
Building Heights reinforce the creation of
a new Alameda residential neighborhood
that is an extension of the existing
Alameda fabric
5.11 ALAMEDA MAIN STREET NEIGHBORHOOD SPECIFIC PLAN
Pedestrian Scale
The facades of buildings – their pattern of entries and window openings, materials, and architectural detailing – determine the degree of visual and tactile interest they provide to the adjacent streetscape. • Every building façade facing a street or open space should be an important element in the experiential qualities of the Main Street Neighborhood. (DG-7)
A wide variety of Building Types is encouraged to promote the emergence of a diverse and vibrant community fabric
ALAMEDA MAIN STREET NEIGHBORHOOD SPECIFIC PLAN
5.16 Mixed-use buildings that utilize ground floors for retail, commercial, and/or restaurant uses are encouraged for buildings fronting the Central Gardens
ALAMEDA MAIN STREET NEIGHBORHOOD SPECIFIC PLAN
5.18 ALAMEDA POINT
CITY OF
ALAMEDA
HOUSING
Rental and For-Sale Housing at Alameda Point:
Factors that affect what can be built in t oday’s market • Thousands of new units in Alameda and Oakland have caused rents to drop and vacancy to rise
• Costs of building new units have increased.
• Financing is more difficult due to higher interest rates, lower unit values
Rental: 7-Story Wood Frame Over
Concrete Podium
For-Sale Townhomes
(strongest feasibility right now)
Rental: 3-Story Wood Frame
Special Considerations Impacting
Alameda Point Housing Development Building rental housing has become more challenging • Must replace existing deteriorating infrastructure
(i.e. streets + utilities)
• Project Labor Agreement
(which addresses jobs, training, safety, etc.) required • Excess housing fee under conveyance agreement with Navy applies to additional housing units beyond currently approved projects.
• Soil conditions and need to raise site elevation due to sea level rise • 25% affordable housing required per settlement agreement (versus 15% citywide)
• Projects are required to have a maintenance Community Facilities District (CFD) for services beyond those provided by the City Indirects, Financing
Home Construction
Navy Transfer
(future projects)
Affordable Housing
Infastructure,
Site Improvement, Land
Investments
Per Unit
that Rents
Support:
$490K
Investments
Per Unit
that Rents
Support:
$490K
Costs
Per Unit:
$900K
Costs
Per Unit:
$900K
Indirects, Financing
Costs need to be at or below this
line for project to pencil
Home Construction
Navy Transfer
(future projects)
Affordable Housing
Infastructure,
Site Improvement, Land
Builder Profit
Indirects, Financing
Home Construction
Intract Streets
Navy Transfer
(future projects)
Affordable Housing
Infastructure,
Site Improvement, Land
Sale
Price
Per Unit:
$1.15M
Costs
Per Unit:
$1.32M
*Illustrations of costs and revenues are conceptual and do not represent a specific project at Alameda Point.
ALAMEDA POINT
CITY OF
ALAMEDA
HOUSING
ALAMEDA POINT
CITY OF
ALAMEDA
HOUSING
ALAMEDA POINT