1 City of Alameda
Alameda Point Housing Update &
Walking Tour
December 6, 2025
Schedule for Today
2 2:00 pm Call Meeting to Order and Welcome Remarks
2:05 pm Public Comment (10 minutes)
1 minute per speaker
2:15 pm Staff Presentation (30 minutes)
2:45 pm City Council Q&A (25 minutes)
3:10 pm Break / Transition
3:20 pm Guided Walking Tour (60 minutes)
4:20 pm Adjourn Meeting (Tour Stop 5)
Goals of Today
3 Strategic Plan goal to advance next
phase of housing in Main Street
Neighborhood:
HH7a: Next steps for new
residential development north
of West Midway at Alameda
Point
Teeing up the opportunities in this
area, and considerations
Return to Council in early 2026
with further analysis and
discussion
If development is viable, aim for a
2026 request for qualifications for
developer
Site A
(1284 units)
West Midway/
RESHAP
(810 units)
“Main Street
Neighborhood
North”
What We’ll Cover Today
4 Alameda Point Housing Work Plan Update – Staff progress on key initiatives to advance housing development at Alameda Point Main Street Neighborhood North (MSNN) Context – Overview of the area considered for next phase of housing development at Alameda Point. MSNN: Defining the Opportunity – Feasibility questions, opportunities, and challenges for advancing housing in the MSNN area.
MSNN Next steps
Winter 2026: Complete due diligence (DD)
Spring 2026: City Council study session on DD findings + direction Late 2026: Issue developer RFQ (pending Council direction) Alameda Point
Housing Work Plan Update
5 5
Plans are in Place for New Housing at Alameda Point
6 The City has established a clear path for additional housing growth:
Citywide Housing Element (2022)
2040 Citywide General Plan (2021)
Alameda Point zoning district AMC 30-4.24 (2014)
Alameda Point EIR (2014)
Various City plans establish other important design and implementation strategies to accommodate this growth:
Main Street Neighborhood Specific Plan (2014)
Master Infrastructure Plan (2014 & 2020)
Waterfront Town Center Precise Plan (2014)
Alameda Point Public Services District (CFD 17-1) (2017) NAS Alameda Historic District Preservation Guidelines (2014) and infill design guidelines
Alameda Point Housing Context
Approved housing
Zoned for future housing
Mixed-use with housing allowed
Potential re-zone for housing
129+ acres of future
housing opportunity sites
Main Street
Neighborhood
Town Center &
Waterfront
Adaptive Reuse Area
Bldgs 2 and 4
North Shore
AUSD Properties:
Bldgs 17 and block to
north (between W
Essex and Red Line)
Site A
West
Midway
RESHAP
Alameda Point Housing Context
Alameda Point-specific factors influencing housing production Costly infrastructure needs - utilities replacement, climate adaptation Affordable housing - 25% requirement
Navy Economic Development Conveyance Agreement
Project Stabilization Agreement Policy
NAS Alameda Historic District Preservation Guidelines (2014) and infill design guidelines
Broader economic realities of regional housing construction Difficult overall market - high construction costs vs prices For-sale townhomes are most feasible product at present Reduced funding opportunities for affordable housing
8 Work Plan to Advance Housing at Alameda Point
9 SEP 2024 Work Plan
Presented to Council Dec 2025 Update Status
Main Street Neighborhood
North feasibility exploration
Today’s topic; technical analysis
underway and informing next steps
➤ In Progress
RESHAP Funding Plan
Co-applicant on state housing grant;
award notification expected Dec
2025
➤ In Progress
Navy Conveyance Agreement
Amendment
Amendment approved by Council
Oct 2025
Complete
Enterprise District residential
feasibility
Assessing opportunities after Pacific
Fusion option termination ○ Future Action
Bachelor’s Enlisted Quarters
(BEQ – Bldgs 2, 3, 4)
Open to proposals; multiple active
proposals under review
➤ In Progress
Mixed-use areas Will advance when market
conditions improve ○ Future Action
Site A Project
Approved Plan
1,284 housing units (townhomes, apartments)
321 affordable units
68 acres total area
Status
Phase 1 Complete: 454 housing units &
surrounding roadways/park/ferry terminal built
Future Phases Paused: 830 units remaining
Lessons Learned
Economic conditions have impacted project
feasibility
Need flexibility in development transaction to
adapt to market forces while preserving the
City’s objectives.
Next Steps
City & developer are exploring strategies to
restart housing production
10 Site A 2022 Amended Development Plan
Current Condition
West Midway Project
Approved Plan
478 market rate housing units
Consists of townhomes & condos
26 acres total area
Status
Demolition Complete: demolition of former
commissary and other structures; Site
preparation underway
Complete: Community Facilities District
formed (infrastructure funding)
Lessons Learned
Retaining City ownership requires extensive
staff involvement but preserves leverage if
project milestones are not met.
Next steps
Soil stabilization set to begin soon
Vertical construction: Q1 2027, market
dependent
11 West Midway Development Plan - Phase A
RESHAP Project
Approved Plan
332 units (100% affordable), apartments
Includes 200 replacement units for
existing supportive housing
8.5 acres total area
Status
Underway: Phase 1 infrastructure (roads,
utilities)
Pending: Awaiting funding award for
Phase 1A construction (Dec 2025)
Lessons Learned
Funding limited & competitive; will take
time to deliver all phases.
West Midway and MSNN projects
dependent on RESHAP completion.
Next steps
Continue to apply for additional funding
for all project phases
12 RESHAP Development Plan
Main Street Neighborhood North
13 13
Main Street Neighborhood – Planning Vision & Content
Vision
Create a walkable, mixed-income
neighborhood that expands housing
opportunities while honoring its historic
character.
Modernize infrastructure, shoreline
protection, and mobility systems to
support resilience and future housing.
Planning Context
Main Street Neighborhood Specific Plan
(2017)
Alameda Point Master Infrastructure Plan
(2020)
Alameda Point EIR (2014), including
historic mitigations and infill guidelines
14 14
15 Main Street Neighborhood North (MSNN)
Main Street Neighborhood North Study Area
Main Street
Neighborhood
Specific Plan
Affordable
Housing /
Collaborative
Partners Lease
Areas
For
Consideration
Naval Air
Station (NAS)
Historic District
AUSD
Main St.
West Midway Ave
West Tower Ave
W. Red Line
Pan Am Way
Main Street Neighborhood North
Housing & Community
Capacity for 600 to over 1,000 mixed-income housing units 25% of housing units will be affordable
Revitalization of historic assets (Big Whites) and consideration of other historically contributing resources, where feasible
Infrastructure & Resilience
Integrated flood protection and shoreline adaptation
Replacement or upgrade of utility services
Improved multimodal mobility (sidewalks, bikeways, safer streets) Transit & Connectivity
Better multimodal connectivity to the Alameda Main Ferry Terminal Strong access to jobs, amenities, and services in within Alameda and the surrounding region
16 Transformational opportunity to advance more housing at Alameda Point MSNN: Due Diligence Questions For Housing Production
Guiding questions shaping staff’s feasibility work that’s underway Resilience & Infrastructure
How can we protect the area from flooding and sea level rise? What infrastructure must be modernized, and how should it be phased and funded? What rehabilitation work is required to preserve and upgrade the historic district (the “Beehive”)?
Housing Program
How many housing units are feasible, where can they be located, and what product types make sense?
How should new housing be phased to align with RESHAP’s schedule? Policy & Financial Feasibility
How do existing policies (affordable housing, Navy excess unit fee, Project Stabilization Agreement policy) affect feasibility?
What is financially achievable given infrastructure, policy, and market constraints? Evaluate and report out options for current tenants in city-managed properties based on applicable requirements and best practices.
17 18
MSNN: Resilience & Flood Protection
Flood & Climate Adaptation Needs
Floodplain and Groundwater Conditions:
Current 100-year flood risk affecting MSNN.
Water intrusion already occurs in some areas.
Sea Level Rise: Long-term adaptation
requirements for MSNN site, as well as
stabilization/adaptation along shoreline
Historic Assets: Flood-protection measures
compatible with preservation standards
Funding and Cost Implications: Scale and
phasing of infrastructure needed to protect
historic assets and support development likely
to require external grants. $15M Army Corps
grant to advance shoreline flood-protection is
pending.
19 MSNN: Replacement Infrastructure Needs
Replacement Infrastructure Strategy
Replace Aging Infrastructure: Water,
sewer, power, stormwater, and roads
require replacement and multimodal
enhancements (sidewalks, ADA ramps, etc.),
as called for in the MIP, whose total cost
has risen to approximately $900 million.
Construction Phasing: Plan improvements
in connected phases to support system
continuity and reduce disruption.
Funding Approach: Determine how much
infrastructure is financially feasible to build
per project phase.
Evaluate and pursue financing tools such as
CFDs, grants, and other funding
mechanisms, in addition to strategic
phasing of improvements.
20 MSNN: Historic District Considerations
Historic Framework: Historic district
guidelines will help shape approach to
balancing infill housing development and/or
preservation of historic resources
Infrastructure Upgrades: Implement MIP
option to not fully replace all utilities within
Beehive area. Lowers upfront costs, increases
long-term maintenance.
Cost Considerations: Rehabilitation of older
structures may involve unique materials or
methods that influence cost
“Big White” Residence
Bungalow Home
21 MSNN: Housing Program & Key Considerations
Before advancing MSNN, several program-level considerations must be determined, including:
Community & Tenant Considerations
Advancing MSNN requires completion of all four RESHAP residential phases and APC tenant move-in.
Consider options and engage tenants in city managed properties.
Land Use & Zoning
Explore rezoning the “North Shore” Adaptive Reuse Area to allow housing. Coordinate with AUSD to determine the feasibility of rezoning and including their parcels in the development area.
MSNN Revitalization Next Steps
22 Complete Key Due Diligence and Financial Feasibility Analysis (Winter 2026)
Finalize infrastructure, resilience, historic considerations, and housing. program analysis and evaluate major cost drivers, policy requirements, financial feasibility and potential funding tools.
City Council Study Session
(Spring 2026)
Staff will present additional analysis of MSNN feasibility and propose next steps.
Request for Qualifications
(Late 2026)
Issue a Request for Qualifications to solicit experienced developer teams, depending on Council direction.
Questions & Answers
23 23
2 1. City Hall West
Tour Starting Point
(950 W Mall Square)
2. Reuse Area
Newly Constructed Infrastructure
(W Midway btw Saratoga & Pan Am)
3. RESHAP/W Midway Projects
Overlapping Project Area
(W. Midway btw Pan Am & Orion)
4. Historic District/Big Whites
Historic preservation, infrastructure,
current residents’ considerations
(Corpus Christi btw Pan Am & Orion);
(Newport btw W Essex & Pan Am)
5. Northshore/Officers’ Club
Flood & Climate Adaptation Needs
(W Red Line btw Pan Am & Saratoga)
6. City Hall West
Tour End Point
Walking Tour Route