Alameda Point Development
One of the challenges facing the Alameda Unified School District is planning for school facilities for the development of Alameda Point.
Here is what the city of Alameda presented as information regarding school facilities in their bidding process for selection of the Master Developer in 2000.
The City has entered into an agreement with Alameda Unified School District (AUSD) related to future development of school facilities within the City. The agreement provides for the conveyance of 12 acres of land at Alameda Point for operational or administrative uses. The agreement resolves a number of long standing issues between the City and AUSD. It is expected that the Master Developer will work directly with AUSD to ensure that there are adequate public education facilities at Alameda Point.
As the planning and development of Alameda Point takes place, Alameda Unified School District will be an active partner in the process.
In June, 2005, the Roma Design Group produced a 70 page document that presented the Preliminary Development Concept (PDC) for Alameda Point.
At the July 14, 2005 ARRA meeting, Board President Mike McMahon offered these comments regarding the omission of the role of schools at Alameda Point in the PDC document.
In December, 2005, the revised Preliminary Development Concept document for Alameda Point was released. Of special note in regards the roles of schools at Alameda Point, the following paragraph was included in section 7.) Next Steps in the Planning Process.
School Facilities Needs Analysis: Concurrent with the environmental evaluation and the analysis of alternatives, removed(the City and) the Alameda Unified School District will conduct an assessment of the District facilities in the West End of Alameda and the anticipated growth in student population in the West End with build out of Alameda Point. The assessment will determine whether future student populations can be accommodated in existing District facilities or whether new facilities will be needed.
At the December 7, 2005 ARRA meeting, Board President Mike McMahon made these comments regarding the revised PDC document.
In May, 2009, Sun Cal published a document related the Election Initiative which plans to build over 4,500 units of resdential property. In section 8 of the document estimates the developer contribution to be approximately $25 million for the two school sites identified their plan.
Listing of ContentsBackground - NAS Closure 1995
Factors Involved in Development of Alameda Point, 2000
Developer Selection for Alameda Point in 2000
Next Steps in the Planning Process for Alameda Point, 2005 identified in Preliminary Development Concept document (June and Decmeber 2005 versions)
Deadline for Transfer Comes and Goes - July 1, 2005
Transportation Study for Alameda - December, 2005(very large PDF file 9MB)
$100 Million Agreement Between Alameda and Navy Awaits Developer Approval - July 21, 2006
Tentative Developer Approval - August 25, 2006
City of Alameda Press Release -APCP Declines to Move Forward- September 21, 2006
New Candidates for Development - November, 2006
Selection of New Developer Developer Delayed - February, 2007
SunCal Signs Two Year Deal - July, 2007
SunCal Master Plan - December, 2008
Other Developments at Alameda PointAlameda Point Collaborative
Toxic Cleanup at NAS
2002 Environmental Impact Report
Alameda Point Golf Course
Alameda Point Wildlife Refuge
In 1993, Congress threatened closure of the Alameda Naval Air Station (NAS). In April 1994, the City and County of Alameda signed a Joint Powers Agreement (JPA), and established the Alameda Reuse and Redevelopment Authority (ARRA). The ARRA was recognized by Department of Defense as the responsible entity for submitting and completing the Community Reuse Plan for NAS Alameda. A year prior to its closure, in January of 1996, the City of Alameda adopted the NAS Alameda Community Reuse Plan, a 'roadmap' for the conversion of the former Naval Air Station to civilian use.
The Reuse Plan was prepared for the Alameda Reuse and Redevelopment Authority (ARRA), an agency created and governed by the City Council, with extensive citizen input solicited by the Base Reuse and Advisory Group (BRAG), now known as the Alameda Point Advisory Committee (APAC). The Reuse Plan established the following vision for the reuse of the former NAS:
"Between now and the year 2020, the City of Alameda will integrate the Naval Air Station property with the City and will realize a substantial part of the Base's potential. Revenues will have increased and a healthy local economy will have resulted from the implementation of a coordinated, environmentally sound plan of conversion and mixed-use development. While building upon the qualities which make Alameda a desirable place to live, efforts for improving recreational, cultural, educational, housing, and employment opportunities for the entire region will have been successful."
Factors Involved in the Development of Alameda Point - 2000
The following webpages were prepared by the City of Alameda in 2000 as part of selection for the Master Developer:
Editor's Note:Principles for community development are essential for prioritizing community values. Here are some principles to consider.
The city of Alameda has as part of its charter a housing development law called Measure A. During the development of the Preliminary Design Concept, some community members questioned whether Measure A should be applied to land at Alameda Point because of its limitations to apply smart growth princples.
In August, 2001, Alameda selected Alameda Point Community Partners as the master developer for Alameda Point. Alameda Point Community Partners is a partnership of financier Morgan Stanley, Shea Homes of Livermore, Centex Homes of Dallas and the Industrial Realty Group. The development is expected to cost $2 billion and take 15 years. Alameda Point Community Partners beat out Catellus and Harbor Bay/Lennar and signed a two-year exclusive negotiating contract a year ago to win the right to be Alameda Point's master developer.
In 2003, the City Council adopted an amendment to the City's General Plan, to advance a portion of the development contemplated by the Reuse Plan. In addition, to facilitate implementation of the Reuse Plan, the City of Alameda adopted a comprehensive set of General Plan policies to guide redevelopment of the former Naval Air Station consistent with the vision articulated by the Reuse Plan.
Preliminary Development Concept
The next step in planning Alameda Point is to prepare a Preliminary Development Concept. The new plan will build on the Reuse Plan and General Plan Amendment. It will incorporate new information on existing conditions and the real estate market and will contain more detailed policies and plans for land use, urban design, and transportation.
In 2004 a series of community meetings will lead to completion and adoption of the Preliminary Development Concept in mid-2005. Meanwhile, the City and Navy continue to negotiate the terms of property conveyance.
For the documentation from the 6 public meetings go here: Preliminary Development Concept Community Meetings
In September, 2006 APCP decision not to move forward was detailed in a City of Alameda Press Release.
Alameda Community Community Partners issued the following press release:
In August 2001, Alameda Point Community Partners (APCP) was selected by the Alameda Reuse and Redevelopment Authority (ARRA) to be the master developer for Alameda Point (the former Naval Air Station, Alameda) located in the City of Alameda on the San Francisco Bay. APCP is a development company that includes Centex Homes, Shea Homes and Shea Properties. This group was assembled specifically for the redevelopment opportunity at Alameda Point.
There has been a dramatic downturn in the real estate market over the last six months and the project is no longer economically feasible based on the deal structure established by the U.S. Navy. The multifaceted entitlement complexities, hazardous material clean-up, coupled with the weakness in the real estate market has changed the risk profile for Alameda Point and does not support a land sale price of $108.5M. The members of APCP have decided that further investment in this project is no longer prudent relative to the high degree of risk.
After working with the ARRA for over five years, APCP is very disappointed that they will be unable to continue the Alameda Point Project. The companies of Centex Homes, Shea Homes and Shea Properties wish to thank the ARRA board and staff for their efforts.
Alameda Point is a strategic location in the San Francisco Bay Area and the development of this property should someday become a reality for the City of Alameda.
Firms vie to build at Point
Twenty interested parties attend informational meeting for development deal at former Navy base
By Alan Lopez, Alameda Times Star, November 1, 2006
Twenty development firms or partnerships have informed the city that they're interested in building at Alameda Point, six weeks after a high-powered development team pulled out of the running.
Representatives from the 21 interested parties attended an informational meeting held Oct. 30. It was one of the first hoops through which the firms must jump through to be considered a viable candidate for a development deal at Alameda Point.
On Dec. 4, the developers still vying for the city's attention will need to submit a $20,000 non-refundable deposit, references and proof that they can fulfill the financial obligations attached to the development plan.
"We'll feel good if we get three actual respondents," said Debbie Potter, Alameda's Base Reuse and Redevelopment Manager. "We will consider that to be extremely successful."
The firms or teams that have shown interest include: Cattelus Development Corp./Prologis, which is planning to build the proposed Alameda Landing mixed-use redevelopment at the former Fleet Industrial Supply Center; Warmington Homes, the co-developer of the Bayport homes development on the city's West End; and Forest City/MacFarlane Partners, which is constructing a $107 million apartment and retail complex one block north of the Fox Theater in downtown Oakland.
The recent interest from the developers has emerged in response to a "request for qualifications" -- a recruitment document Alameda released on Oct. 19.
The city's recruitment effort followed the Sept. 21 announcement that the development team Alameda Point Community Partners was withdrawing from a $108 million deal to build and reuse commercial and retail space on the east end of the former Naval Air station as well as build up to 1,800 homes there.
The developer ultimately chosen to replace the partners group will be required to submit a $1 million deposit the city will keep if a development deal between the two parties and the U.S. Navy -- the current owner of the land -- is not signed within two years.
The development firms or teams that have shown interest in building at Alameda Point are: APTO, Inc.; Brooks Street; Carlson, Barbee, Gibson; Catellus/Prologis; Cherokee Investment Partners; Constructive Community Homes; Corky McMillin Co.; Earth Synergy West, Inc.; Forest City/MacFarlane Partners; Kenova Partners; Kenwood Investments; Khyber Investments, LLC; Lennar Urban; Lend Lease Communities; LNR Property Corp.; Marinship Development Interest; Sares Regis; Standard Pacific Homes; Summerhill Land Acquisition. Co.; SunCal Companies; and Warmington, Encinal Terminal.
Point Developer Signs Off on Deal
Years of work lay ahead for Irvine-based SunCal Companies, according to city officials
By Marc Albert, Alameda Sun, July 20, 2007
After repeated closed-door meetings over the past two months, city officials and developer SunCal Companies hammered out a far ranging contract allowing the firm to take the next steps towards developing the former Naval Air Station Alameda.
SunCal, which already signed off on the deal, was waiting to hear if city officials would ratify the 43-page document or seek further amendments.
The meeting of the Alameda Reuse and Redevelopment Authority (ARRA), essentially the Alameda City Council, was held yesterday after this newspaper's deadline.
The document, an "exclusive negotiation agreement," gives SunCal two years to clear various bureaucratic hurdles and line up agreements with environmental regulators and the U.S. Navy.
Irvine-based SunCal Companies was selected as the so-called master developer for the property, now known as Alameda Point, on May 8. It was something of a surprise as Denver-based Catellus, a division of ProLogis, and Miami's Lennar Urban were jointly selected earlier. The two firms were dismissed after failing to work out an agreement between them.
SunCal has already paid a $100,000 deposit on the land and will chip in another $900,000 once the agreement is signed by the city.As the so-called master developer, SunCal will be in charge, but is expected to seek other firms to invest in and build the project.
This raises some concerns for Councilwoman Marie Gilmore, a proponent of SunCal in the earlier competition. "I'd like to know how much equity they are willing to pay up, and if they are seeking a large equity partner how are they going to maintain control of what gets done," she said Wednesday prior to the ARRA board meeting. Gilmore said the city hasn't faced problems in the past with similar development deals, although Alameda Point is certainly much larger than any other project attempted in recent years.
Gilmore said she wanted some assurances that SunCal had enough funding lined up to proceed with the deal, noting that Alameda Point Community Partners, a consortium of major housing developers that was selected as master developer for the site several years ago, pulled out of the project because of financing issues and the stalled housing market.
Among the stipulations of the proposed agreement, the city reserves the right to continue leases on several buildings including City Hall West, Fire Station No. 5, and a site being used by Alameda Power & Telecom. If SunCal wants any of those buildings, it must pay all relocation costs.
Construction of what has been billed as an entirely new neighborhood that will include roughly 1,800 housing units, offices, retail stores and parks won't get underway any time soon. Before the first shovel full of dirt is turned, SunCal must complete an alphabet soup of documents with myriad public agencies covering everything from historic buildings and toxic clean up to a "predator management agreement."
Over the next two years SunCal will also have to pay $2,730,000 towards the salaries and benefits of various city officials and consultants who are expected to spend a considerable amount of time on the project.
Other Developments at Alameda Point
Alameda Point Collaborative
In January of 1996, the Alameda Reuse and Redevelopment Authority (ARRA) adopted its Community Reuse Plan which includes a regionally-based, envelope of opportunity to address gaps in Alameda County's homeless continuum of care system. The opportunities negotiated by the Alameda County Homeless Base Conversion Collaborative (now called The Alameda Point Collaborative) include: 241 housing units; land and buildings to be used for supportive services, employment training and economic development, including a 70,000 square foot community center; and a 90-slot child care center and a 15% first source hiring agreement. All properties will be conveyed to collaborative members through no-cost, fifty-nine year leases.
After 1999, the Alameda Point Collaborative opened its first set of transitional and permanent housing units at Alameda Point and begin offering needed support services. In preparation, the Collaborative has been planning for the creation of an integrated, coordinated service program at Alameda Point which maximizes the resources available to all homeless persons utilizing the housing at the base, as well as making those services available to other needy Alameda residents. When completed, the Collaborative hopes to have created a seamless homeless service system that utilizes common intake and assessment procedures, establishes personal and career goals for each client, and has access to needed support services including employment training and placement opportunities.
More on Toxic Cleanup at NAS
Based on results from investigation work begun under the Department of Defense's Installation Restoration Program in 1986, the Navy identified 20 installation restoration (IR) sites where there is possible soil, sediment, and/or groundwater contamination. By 1990 there were 28 IR sites grouped into 10 Operable Units (Ous).
The Navy's toxic cleanup program provided a presentation at the July 2001 RAB meeting on both the current fiscal year budget and the projected future annual budgets. The presentation showed 144 million dollars, 68 percent of the remaining costs, occurring after 2007. This raises serious doubt that the Navy will achieve its stated cleanup objective, completing all work by the year 2009.
Environmental Impact Report Alameda Point General Plan Amendment - December 2002
In November 2001, the City of Alameda issued a Draft Environmental Impact Report (EIR) for a proposed Alameda Point General Plan Amendment designed to implement the 1996 Alameda Naval Air Station (NAS) Community Reuse Plan. After circulation the 2001 Draft EIR for public comment and considering the comments received from Alameda residents, neighboring jurisdictions, and regional transportation agencies, the City of Alameda decided to revise the project description by reducing the development intensity proposed in the General Plan Amendment (GPA). The proposed development intensity in the GPA was reduced in response to concerns about capacity of the existing roadway network in Alameda and Oakland to accommodate full buildout of the NAS Alameda Community Reuse Plan prior to consideration and implementation of alternative transportation solutions to improve the capacity of the roadway network and estuary crossings. Consequently, in March 2002, the City of Alameda issued a new Notice of Preparation (NOP) with a new project description that corresponds to the environmentally-superior alternative identified in the 2001 EIR (referred to in the 2001 Draft EIR as �the mitigated Reuse Phase I�). The new GPA, which is the subject of this EIR and is described in more detail in Chapter III, Project Description, generally differs from the previous 2001 GPA as follows:
At full buildout, the new GPA may result in approximately 6,126 jobs and 1,928 housing units at Alameda Point. In 1997, immediately prior to base closure, NAS Alameda had a work force of approximately 18,800 and 343 housing units on the main base. Currently, there are approximately 1,000 jobs and 268 occupied housing units at Alameda Point. For comparison purposes, the 2001 GPA would have resulted in approximately 16,636 jobs and 1,472 housing units at full buildout. For the purpose of determining the significance of potential environmental impacts from the GPA, the baseline condition used by this EIR generally reflects current or year 2002 conditions. This is intended to provide the most conservative (most environmentally-protective) assessment of project impacts.
Note: The 343 housing unit figure does not include the 582 units at Coast Guard Housing or the 590 units known as �East Housing".
Alameda Point Golf Course
On March 1, 2005, notice was given of the availability of a revised draft Environmental Impact Report (DEIR) pursuant to the California Environmental Quality Act for the proposed Alameda Point Golf Course, located on 215 acres at the former Alameda Naval Air Station in the City of Alameda. The project consists of an 18-hole links-style golf course and public open space with associated facilities plus a nine-hole short course, clubhouse and 300-room hotel. An amendment to the City�s General Plan is required in order to designate the public access trail as the Bay Trail. Pursuant to a Use Permit, up to 2 million cubic yards of dredged material would be used to construct the course, and be stockpiled and de-watered on the site.
In July 2004, a Draft Environmental Impact Report (DEIR) for the proposed Alameda Point Golf Course was prepared pursuant to the California Environmental Quality Act for the proposed Alameda Point Golf Course, located on 215 acres at the former Alameda Naval Air Station in the City of Alameda. The Alameda Reuse and Redevelopment Authority (ARRA) is the Lead Agency for the Project. The DEIR was made available for the required 45-day review period beginning July 26, 2004. A Notice of Availability for the DEIR was distributed indicating that comments on the DEIR could be submitted at a public hearing held on August 23, 2004, or submitted in writing to the Development Services Department. The comment period on the DEIR concluded on Friday September 10, 2004.
Subsequent to the publication of the DEIR, it was determined that wetlands exist on the Project site. Seasonal wetlands were discovered during a site reconnaissance conducted by the U.S. Navy for a radiological survey that included the western portion of the golf course site. More detailed wetland delineation surveys were completed to determine the precise location and size of the wetlands. The DEIR is being revised to address the presence of seasonal and tidal marsh wetlands on the project site. This is considered significant new information that requires recirculation of the DEIR for public review.
Public comments were received until April 15, 2005.
Section 7: Next Steps in the Planning Process
Source: Preliminary Development Concept, June, 2005
In December 2003, the City of Alameda Reuse and Redevelopment Agency (ARRA) initiated an 18-month, ARRA-funded pre-development period to complete two tasks: the PDC for Alameda Point prepared with the assistance of the Alameda community, and a Property Conveyance Strategy developed with the US Navy for the conveyance of property from the Navy to the ARRA.
During the last year, in addition to the public meetings on the PDC, a City team has been meeting with the Navy to develop the conveyance strategy. This effort is expected to result in a joint statement of conveyance principles and a timetable for property conveyance. The ARRA expects that a Phase I conveyance will occur by Dec 2006.
In July 2005, the PDC will be presented to the ARRA Board for its review and comment. The presentation will include a summary of the major community comments on the PDC received at the last public workshop on June 8, 2005. An important purpose of the presentation will be to articulate those areas or issues within the PDC that still require signifi cant additional work before a fi nal development plan can be approved for any area of the base.
Based upon the ARRA response to the PDC and the proposed conveyance strategy, the City�s selected master developer, Alameda Point Community Partners (APCP), is required to make a decision as to whether it wishes to proceed with the project. If APCP choose to proceed, work will begin on a Master Plan for Alameda Point that builds upon the PDC but includes further details about particularly the fi rst phases of the development plan. The City will begin work on an Environmental Impact Report (EIR) to assess the entire Master Plan at a programmatic level and the Phase I proposal at a project level. Upon completion of the Master Plan and environmental review process, the City should be in the position to consider an application package including rezoning Alameda Point consistent with the General Plan and approving development plans for the initial phases of the project.
The length of the environmental review and entitlement process for the fi rst phase of the development will be largely determined by the schedule for the conveyance of the fi rst phase of the property from the Navy. At this time, it is anticipated that the entitlement and environmental review process will commence in the summer of 2005 and conclude with certifi cation of an EIR and approval of Phase I entitlements in late 2006 or early 2007 to coincide with the fi rst phase conveyance.
During the period from summer 2005 to winter 2006, APCP and the City will continue work to resolve remaining issues or areas within the PDC that the community and the ARRA Board believe need additional consideration. To facilitate this process, City staff will continue to hold public workshops over the course of the 18-month period to solicit public comments on the evolution of the PDC into a fi nal development plan for the Phase I development. Although the exact scope and schedule for the public engagement plan has not be developed, the Planning Board has asked that staff present a draft public engagement plan and schedule to the Planning Board for its consideration and comment no later than August, 2005 so that the Planning Board and the public will have a full understanding of the alternative approaches and have some input into the fi nal public engagement plan.
As described above, City staff will be managing the preparation of an EIR for the project. As currently envisioned, the EIR will include an analysis of alternatives. The range of alternatives to be analyzed will be determined after a public scoping for the EIR is completed, but it is anticipated that the �Non-Measure A� alternative developed during the PDC public meetings will be one of the alternatives considered. During the public scoping period for the EIR, the public may continue to suggest changes or refi nements to this alternative.
Revised Version, December, 2005
7. NEXT STEPS IN THE PLANNING PROCESS
Source: Preliminary Development Concept 70 page pdf revised December, 2005
Bolded sections represent changes and underlined sections represent additions.
In December 2003, the City of Alameda Reuse and Redevelopment Agency (ARRA) initiated an 18-month, ARRA-funded pre-development period to complete two tasks: the PDC for Alameda Point prepared with the assistance of the Alameda community, and a Property Conveyance Strategy developed with the US Navy for the transfer of property from the Navy to the ARRA.
During the last year, in addition to the public meetings on the PDC, a City team has been meeting with the Navy to develop the conveyance strategy. This effort is expected to result in a joint statement of conveyance principles and a timetable for property conveyance. The ARRA expects that a Phase I conveyance will occur in 2007.
Completion of the PDC and the Navy conveyance strategy provide the foundation for the next steps in the planning process. Those steps include:
Master Developer Election to Proceed With Project and Environmental Review Pursuant to CEQA: Upon completion of the PDC and the conveyance strategy, the City�s selected master developer, Alameda Point Community Partners (APCP), is required to make a decision as to whether it wishes to proceed with the project. If APCP choose to proceed, work will begin on a Master Plan for Alameda Point that builds upon the planning and design principles contained in the PDC but includes further details about the development plan. The City will begin work on an Environmental Impact Report (EIR) to assess the entire Master Plan at a programmatic level and the Phase I proposal at a project level. Upon completion of the Master Plan and environmental review process, the City will be in the position to consider an application package that includes a comprehensive ing rezoning of Alameda Point consistent with the General Plan and approving development plans for the initial phases of the project.
Land Use and Preservation Alternatives: At the request of the Alameda community and as part of the environmental analysis for the proposed project, alternative development concepts for Alameda Point will continue to be evaluated. Based upon the community comments received to date, it is anticipated that this evaluation will include financial feasibility analyses of preserving historic buildings recommended for removal in the PDC and further evaluation of the environmental, financial, and design constraints imposed by City Charter Section 26 (Measure A). For each historic resource proposed for demolition, the historic preservation feasibility analysis will consider a range of potential uses for the structure, the revenue that may be generated by the alternative uses, the revenue needed to cover the cost to rehabilitate the building for the proposed uses, tax credits that may be available, and the financial impacts of preserving the building on the economic viability of the entire project. For the analysis of the impacts of Measure A on the future development at Alameda Point, the EIR will compare the environmental impacts of the PDC to the environmental impacts that might be expected from an alternative development plan that is not constrained by Measure A. Based upon the comments received during the PDC public workshops, it is anticipated that the EIR will consider whether an alternative that is unconstrained by Measure A and allows densities higher than 21 units/acre, allows more than two units per building, allows multi-family housing over ground floor commercial space, and allows residential reuse of certain historic buildings would result in more or less severe environmental impacts than the PDC. During the public scoping session for the EIR, the community may further define the range of issues to be considered in both the historic preservation and �non-Measure A� alternatives in the EIR.Transportation: The PDC recommends a multi-faceted transportation strategy designed to maximize transit use and minimize automobile congestion caused by new residents and new employees at Alameda Point. The strategy recommends a series of improvements to facilitate and expedite the movement of buses to Oakland and ferries to San Francisco for both residents and employees. In the next phases of the planning process, the City and Master Developer will work with AC Transit, the Water Transit Authority, BART, and the City of Oakland to complete the design and identify funding opportunities for construction of: (i) the Seaplane Lagoon Transit Center; (ii) transit vehicle queue-jumpers in Alameda and Oakland from the transit center to BART stations at 12th Street and Lake Merritt BART, and (iii) alternative and energy efficient transit vehicles. This work will need to be closely coordinated with the ongoing planning with Oakland and Caltrans on the proposed Broadway Jackson interchange improvements to facilitate automobile access from the Webster and Posey tubes to I-880.
Low or Zero Emission Vehicles As recommended in the Transportation Strategy, the development at Alameda Point should give careful consideration to the use of zero or low emission transit vehicles to reduce the noise and air quality impacts associated with transit vehicles. In addition to the cleaner air and reduced noise impacts, electric drive and hybridelectric buses reduce fuel consumption. Fuel cost is the second largest operating expense for transit agencies after labor costs. Battery-electric buses are petroleum-free options (in terms of the onboard fuel), while hybrid buses are demonstrating fuel economy increases of 10% at a minimum and as much as 48% over a conventional diesel bus. Alameda Power and Telecom (A.P.+T) could provide the electric power to run battery-electric buses. Currently, 80% of the electricity provided by A.P.+T. comes from renewable resources, such as geothermal power generated in the steam fields of Northern California.
Sustainability and Energy Efficiency: Consistent with the Community Reuse Plan goal for a sustainable, environmentally sensitive development, the PDC emphasizes the importance of sustainable design, green building technologies, and energy efficiency. As the land use and transportation plans for Alameda Point progress, the City, the Alameda community, and the development community must continue to investigate every opportunity to minimize the impact of the project on the environment. This can be done through: thoughtful site design to minimize energy use and encourage walking and bicycling; adaptive reuse of existing structures to minimize generation of waste green building techniques and technologies to minimize energy consumption; thoughtful landscape design to minimize water use and minimize water quality impacts; and use of low or zero emission transit vehicles whenever possible.
Zoning Changes: To implement the policies of the General Plan and the development objectives of the PDC, a comprehensive set of zoning standards for Alameda Point will be required. The Alameda Point zoning standards will be designed in consultation with the Alameda community and will likely include some unique standards such as special work-live regulations for reuse of existing historic structures, maximum parking standards to facilitate the transit goals of the General Plan and PDC, and transit center and neighborhood center development standards. In addition, design guidelines will be prepared to ensure that new development within the Historic District is compatible with the historic resource.
School Facilities Needs Analysis: Concurrent with the environmental evaluation and the analysis of alternatives, the Alameda Unified School District will conduct an assessment ofthe District facilities in the West End of Alameda and the anticipated growth in student population in the West End with build out of Alameda Point. The assessment will determine whether future student populations can be accommodated in existing District facilities or whether new facilities will be needed.
Public Infrastructure: To implement the policies of the General Plan and the PDC, the City and the Master Developer will need to continue to examine, in consultation with the community and the appropriate outside agencies, innovative approaches to address the infrastructure needs and conditions at Alameda Point. During this next phase, the parties must identify infrastructure design solutions that minimize impacts on the environment, minimize public maintenance costs, and meet outside agency standards. Specific issues that need to be carefully examined include: standards for streets, sidewalks, transit lanes, and bicycles lanes; standards for sewer, storm water, and pump station design; and acceptable strategies to achieve on-site storm water runoff filtering.
During the next phases of the planning process described above, APCP and the City will continue work to hold public workshops to solicit comments on the proposed development plan, alternatives development concepts, zoning ordinance revisions, infrastructure standards, and transportation strategy options. Although the exact scope and schedule for public engagement has not been developed, the Planning Board has asked that staff present a draft public engagement plan and schedule to the Planning Board for its consideration and comment once the PDC and Navy conveyance strategy are completed so that the Planning Board and the public will have a full understanding of the alternative approaches and have input into the final public engagement plan.
Navy has questions on Point transfer
By Susan Fuller, Alameda Journal, July 1, 2005
Progress on the transfer of Alameda Point to the city is still moving forward, despite the nearly uneventful passage of a deadline for decisions Thursday.
The Navy met the deadline, by responding to the city's most recent proposal in a letter received Monday. However, its response -- that there are still some outstanding issues -- wasn't the affirmative answer that would have triggered the next decision -- the master developer's option to move forward with the project, or to pull out.
Still, all three parties are willing to keep talking, in hopes of reaching a deal shortly.
The principal outstanding issue is the valuation of the former Naval Air Station, said Stephen Proud, the city's project manager for Alameda Point.
The city is hoping for a no-cost conveyance of the property.
"We've done a lot of work and are close to agreement," he said. "We're encouraged by the fact that they still think there's opportunity for agreement. The good news is that they haven't said 'No'."
No discussions between the city and Navy are scheduled. Proud expects the deal will be completed in 30 to 60 days.
"It's a milestone," said Aidan Barry, the master developer's project manager. "I hope we can wrap it up in the next 30 days. I'm probably pushing a little harder."
During a tense time between the city and master developer Alameda Point Community Partners 18 months ago, the June 30 deadline was set for two things: the Navy response to the city's acquisition proposal and the city's completion of a planning document called the Preliminary Development Concept.
The development concept builds on residents' vision for Alameda Point, using new information about economic viability, land use constraints and the environmental conditions at the former base.
Earlier documents -- the 1996 Community Reuse Plan and 2003 General Plan amendment -- talked in general terms about what Alameda residents wanted to achieve -- economic self-sufficiency, preserving historic buildings and minimal impact on transportation.
The development concept is the result of six community meetings in the last year.
$100 million deal struck for Alameda Point City and Navy reach accord for transfer of former Naval air station
By Kimberly S. Wetzel, Alameda Journal, July 21, 2006
After years of negotiations, city officials announced late this week that they and the Navy have hammered out a $100 million deal to acquire and develop Alameda Point, the former naval air station site.
The announcement comes after several attempts and failures at nailing down an agreement over the years. Officials on both sides have sparred over cost and clean up of the area, which was designated a hazardous waste site in 1999.
"We know that it has taken us a long time to get here," said Assistant City Manager David Brandt. "With a project of this size, involving such a large federal entity, you have to be prepared for the long haul."
The Navy closed the base in 1997 as part of its Base Realignment and Closure (BRAC) program.
Under the terms of the tentative agreement, the developer, Alameda Point Community Partners, will pay just more than $100 million for the 1,734-acre slab of land that makes up the west side of the city, Brandt said.
Plans for development include 1,700 homes, park space, a wildlife refuge and a hotel and golf course, among other things. The project will eventually produce more than 7,000 permanent jobs.
The developer has until Aug. 21 to sign off on the deal, and if it does, the city and Navy will move forward with formal approval of the agreement on both sides.
"We're ready to continue rolling up our sleeves to tackle the hard work it's going to take to integrate Alameda Point with the rest of the city," Brandt said.
Aidan Barry with Alameda Point Community Partners said they have received the draft term sheet and are now in the process of evaluating it. Barry expects to respond to the agreement before the Aug. 21 deadline.
Brandt said he sees no reason why APCP wouldn't sign off, as the group was involved in the negotiation process and is aware of the cost and issues associated with clean up of the 35 areas designated as toxic on the land.
Point Developer Agrees to Proceed
By Ryan White, Alameda Sun, August 25, 2006
The developer chosen by the city of Alameda to rebuild the former Alameda Naval Air Station announced to the city late last week that they have decided to proceed with the redevelopment. But according to at least one city official, the developer�s ongoing participation in the Alameda Point project was far from certain.
The developer chosen by the city of Alameda to rebuild the former Alameda Naval Air Station announced to the city late last week that they have decided to proceed with the redevelopment. But according to at least one city official, the developer�s ongoing participation in the Alameda Point project was far from certain.
Alameda Point Community Partners (APCP) had until Aug. 21 to inform the city whether or not they wanted to continue with the Point�s development under the terms ironed out by the city and Navy in late July. According to the deal, the site would be transferred from the Navy to the city in exchange for $108 million, a tab to be paid by the developer.
APCP General Manager Aidan Barry described his group�s stance as �a conditional election to proceed,� meaning that the developer still has some outstanding issues to resolve with the city before moving forward with the redevelopment process.
�It�s a huge step,� Barry said of the group�s decision to move forward. �We�re very excited about it.�
But APCP still wants to work on establishing some milestones for the project as it moves forward.
�We need some feedback from the ARRA board,� Barry said. He declined to further specify what issues remain unresolved.
APCP is made up of Shea Homes, Shea Properties, Industrial Realty Group, Centex Homes and Morgan Stanley, with the latter providing financial backing.
It�s a group well-represented by residential home developers, and with the housing market showing recent signs of cooling off, there was concern among some city officials over the past few weeks that APCP might not agree to the deal.
�They (APCP) had indicated that they were having difficulty proceeding with the project,� said city councilman Tony Daysog, who was present at a closed-session meeting between APCP and the city a few weeks ago. In particular, Daysog says that the home builders in APCP were concerned about chills in the housing market, given that current plans for the Point call for upward of 1,700 residences.
Worried that APCP might back out, city staffers initiated talks with about a half-dozen other developers, Daysog said.
�There were some other developers who would consider moving forward with the project under the Preliminary Development Concept�s expectations,� he said, referring to the city�s redevelopment plan for the Point.
�They�ve seen other developers are willing to pick up the ball if they drop it,� Daysog said. �I think that�s what prodded APCP.�
Debbie Potter, the base reuse and redevelopment manager, said that these preliminary discussions with other developers didn�t get very far, but did acknowledge that the cooling home market was a factor in recent discussions.
�I think (the discussions) were consistent with recognizing the residential home market has been slowing down,� Potter said.
Barry believes the city�s decision to talk with other prospective developers was merely good business sense, a back-up plan should APCP opt out.
�We have an exclusive negotiation right with the city,� Barry said. �They never violated their agreement.�
The city�s redevelopment board will meet with APCP today in another closed-session meeting to try to finalize the agreement between the two sides.
A final master plan and an environmental impact report (EIR) will then need to be completed during an 18 to 24 month �entitlement� phase, in which the developer will seek a series of regulatory approvals.
Given the Point�s Superfund status, the site will need an extensive, multi-phase cleanup to remove toxic wastes left behind by the Navy after the base closed in 1997.
�This will be a very complicated EIR,� Barry said.
$40.3 million of the property�s $108.5 million price tag will fund the cleanup�s first phase. The Navy will be responsible for the second and third phases of the cleanup.
According to Barry, September 2008 would be the earliest construction might begin. In addition to the more than 1,700 homes, current plans call for 350,000 square feet of retail space and up to 3 million square feet of commercial office space.
Selection of Point developer postponed
Council expresses concern over builders' commitment to 'green' and sustainable growth
By Alan Lopez, Alameda Journal, February 8, 2007
Amid a flurry of nonstop questions, comments and concerns coming from elected officials as well as residents, the City Council this week postponed the selection of a potential master developer for Alameda Point.
The decision followed a meeting Wednesday night lasting nearly five hours, which included presentations from the four developers vying for the position, intense questioning by the council and public comment from more than a dozen residents.
The development teams -- Catellus, Lennar Urban, SunCal Companies and United World Infrastructure -- answered questions at the meeting while many others will be answered in writing.
The concerns from council members revolved primarily around the developers' commitment to "green" and sustainable building; their ability, financial and otherwise, to follow through with the redevelopment of 700 acres of the former Alameda Naval Air Station; their transportation plans; and their relevant experience managing similar projects.
Several residents, meanwhile, lobbied the council to strongly consider the proposal from United World Infrastructure.
"It is visionary, innovative, forward-thinking," said former City Council candidate Mike Rich. "We have an opportunity to do something unique."
UWI is proposing what has been dubbed a "green island" community intended to attract industries involved in alternative energy and transportation technologies and integrating that with housing, parks and commercial space.
UWI however, has been labeled "weak" in most of criteria city staff has researched, including relevant experience related to Naval base reuse, development competencies and qualifications, its financial capability and approach and its ability to fix or repair land that has been made toxic by exposure to Navy and industrial chemicals.
The group did a receive a "strong" rating for its willingness to pay $108.5 million for 700 acres of Navy-owned land. By contrast, Lennar was labeled "weak" in that category, and Catellus and SunCal were dubbed "moderate."
Still, council members expressed some skepticism.
"How does this business deal work for you?" Mayor Beverly Johnson asked the UWI team. "Is this too good to be true? Why are you willing to do this, to put up $108.5 million to do what we think of as a very challenging and difficult project?"
Written responses to some of the questions will likely be due by the developers in about two weeks, base reuse and redevelopment manager Debbie Potter said.
A public meeting for the City Council, acting as the Alameda Reuse and Redevelopment Authority, to decide which developer will move into further negotiations may happen as early as March 21.
The chosen party will enter into an exclusive 24-month negotiating period where an attempt will be made to strike a deal between the city, the developer and the Navy for the land's purchase and development.
Development team Alameda Point Community Partners was selected for similar negotiations in a process the city underwent after the Navy exited from the base 10 years ago.
After several years of negotiations and the establishment of a preliminary development concept for the land, the partners group withdrew from the project last fall.
The city subsequently started a new recruitment process and received applications from five developers in early December. The Corky McMillin Companies dropped out the running several weeks ago, leaving the remaining four.
Several residents took the opportunity Wednesday night to pan certain aspects the preliminary development concept the city established with the partners group and which the city will use as a starting point for negotiations with the new developer.
That concept calls for the building of up to 1,800 homes as well as commercial and retail space at the former air station. A member of the Alameda Architectural Preservation Society said it should include a greater effort to reuse more than 86 historic buildings at the site.
Resident Jon Spangler went a step further and said the plan, approved just a year ago, was already out of date.
"Anyone who thinks this is state-of-the-art stuff and anything Alameda needs is way behind the curve," he said.
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