Measure-A-1973

OVER A DECADE OF FAILURE:
WHY MILITARY BASE REUSE AT THE NAVAL AIR STATION, ALAMEDA (ALAMEDA POINT)
HAS BEEN UNSUCCESSFUL

Nicholas Stephen Kosla
B.A., California Polytechnic State University, San Luis Obispo, 1999

THESIS

Submitted in partial satisfaction of
the requirements for the degree of
MASTER OF PUBLIC POLICY AND ADMINISTRATION
at
CALIFORNIA STATE UNIVERSITY, SACRAMENTO

FALL
2010

Excerpt:

Even the most fervent supporters of SunCal Companies’ proposal to turn Alameda’s rotting former Naval Air Station into a new, mixed-use community admit that the company was its own worst enemy in its quest to win support for its plan.

The company routinely ignored advice from city staff, politically active locals and even its own highly paid political consultants, angering Alameda voters and local policymakers, who sent them packing on July 20.

Excerpt:

SunCal’s top political strategist said this week that the developer didn’t follow his advice.

Although taking responsibility for SunCal’s failures has become about as common as a high-rise in Alameda, Larry Tramutola’s comments offer insight into the failed election that was really the end for the developer’s ambitions to build thousands of new homes on the island.

Outline

Background
Two Remaining Mandatory Milestones
.Finalized Navy Term Sheet
.Disposition and Development Agreement

Discussion
.Denial of SunCal Modified OEAOptional Entitlement Application
..Findings for Denial
...Lack of Commitment to Mixed-Use Transit-Oriented Development
...Jobs/Housing Imbalance
...Need for Economic Development Strategy
...Traffic Impacts
...Impacts to Endangered Species
...Risk of Project Infeasibility and Adverse Outcomes
...Lack of Community Support

..Responses to Questions from Alameda's July 7, 2010 Meeting

Story is on pages 54-57 of May/June 2010 issue.

Excerpt:

City officials announced late Tuesday night that SunCal is no longer in default of its exclusive deal to negotiate a development agreement at Alameda Point and that they are moving forward with plans to study the environmental impact of redeveloping the former Naval base.

Excerpt:

Since developer SunCal submitted a new Measure-A compliant plan for the development of Alameda Point on March 22, some local Alameda politicians have been curious as to whether SunCal will apply for a density bonus.

Excerpt:

Officials from SunCal said this week they will likely seek to exercise a legal option that could allow them to build up to an extra 1,100 housing units at Alameda Point in exchange for affordable housing. If approved, the extra homes would increase the total number at the Point to 4,845 – the same amount envisioned under SunCal’s non-Measure A(1973) The actual text of what is known as Measure A is article 26 of the Alameda City Charter. It reads as follows: "Sec. 26-1. There shall be no multiple dwelling units built in the City of Alameda. Sec. 26-2. Exception being the Alameda Housing Authority replacement of existing low cost housing units and the proposed Senior Citizens low cost housing complex, pursuant to Article XXV of the Charter of the City of Alameda. Sec. 26-3. The maximum density for any residential development within the City of Alameda shall be one housing unit per 2,000 square feet of land. This limitation shall not apply to the repair or replacement of existing residential units, whether single-family or multiple-unit, which are damaged or destroyed by fire or other disaster; provided that the total number of residential units on any lot may not be increased. This limitation also shall not apply to replacement units under Section 26-2." compliant plan.

Excerpt:

Representatives from SunCal have told city officials that they intend to negotiate for the right to use a state affordable-housing law to implement the developer’s original plan for Alameda Point – a move that could allow the developer to build its non-Measure A(1973) The actual text of what is known as Measure A is article 26 of the Alameda City Charter. It reads as follows: "Sec. 26-1. There shall be no multiple dwelling units built in the City of Alameda. Sec. 26-2. Exception being the Alameda Housing Authority replacement of existing low cost housing units and the proposed Senior Citizens low cost housing complex, pursuant to Article XXV of the Charter of the City of Alameda. Sec. 26-3. The maximum density for any residential development within the City of Alameda shall be one housing unit per 2,000 square feet of land. This limitation shall not apply to the repair or replacement of existing residential units, whether single-family or multiple-unit, which are damaged or destroyed by fire or other disaster; provided that the total number of residential units on any lot may not be increased. This limitation also shall not apply to replacement units under Section 26-2." compliant plan without taking it back to voters.