Updated 11/21/2025
Subject: PREPLN25-0029 - Request to Withdraw Preliminary Application
Dear City of Alameda Staff:
TTLC requests to withdraw Preliminary Application PREPLN25-0029 for redevelopment of the Harbor Bay Landing commercial center, which showed removal of the retail center in favor of much needed housing. Over the past several weeks Staff and the Community have provided helpful feedback on the initial proposal. TTLC continues to work with the current property owner on a plan that reflects this feedback, and looks forward to further opportunities to engage the community.
Thank you,
Tim Woloshyn
C 415.235.2506
Director of Land Acquisition & Planning
12647 Alcosta Boulevard, Suite 470
San Ramon, CA 94583
thetruelifecompanies.com
Harbor Bay Landing Shopping CenterRedevelopment and SB 330 Application
Updated 10/22/2025
- Harbor Bay Landing is privately owned and is currently managed by the owner’s property management company.
- A developer, True Life Companies, submitted a Preliminary Application on September 26, 2025, for the Harbor Bay Landing Shopping Center site. This is an early proposal submitted by a developer that is contemplating purchasing the shopping center and does not require Planning Board or City Council action. They are performing due diligence and contemplating purchasing the shopping center for redevelopment.
- This proposal does not meet City requirements. Specifically, Alameda’s Zoning requires a mixed-use development at this site, with significant commercial space and a grocery store.
- City staff have informed the developer that their proposal does not meet City requirements.
Stay informed about this project
Visit Major Projects Subscribe to the email list
Next Steps
- Preliminary Application Submitted: September 26, 2025.
- Developer Deadline: March 26, 2026. The developer has 180 days to submit a formal development application for City review. However, even if this deadline passes, the developer may submit a new preliminary application to restart a new 180-day period.
- City review begins after formal application submittal to evaluate compliance with zoning, design, and environmental requirements.
- Public Process: Depends on the type of formal application filed, some housing projects qualify for ministerial or streamlined review under State housing law, while others require public hearings before the Planning Board and City Council.
Applicable State Housing Laws
The developer’s preliminary application indicates an intent to rely on several State housing laws that can streamline approvals or grant zoning waivers when affordable housing is included. (Waivers allow developers to request relief from local zoning standards when those standards make the proposed housing physically or economically infeasible to build.)
The Planning Department believes that a mixed-use project on this site would best implement local and State housing and climate goal. City staff have communicated that the most constructive path forward is to collaborate with the developer and community to ensure a balanced mixed-use project that maintains commercial use and preserving the only grocery store on Bay Farm Island.
What is happening?
On September 26, 2025, the City of Alameda received a preliminary application from The True Life Companies, a developer that is contemplating purchasing the Harbor Bay Landing Shopping Center for housing development. The preliminary application describes a conceptual project that would demolish the existing commercial buildings and develop a residential project of 305 units (217 for sale, 88 for rent including 16 very low-income units, 12 low-income units, and 22 moderately low income units) in 425,000 square feet of floor area, plus on-site amenities, circulation and parking (575 spaces), subject to State law vesting rights and applicable standards under Gov’t Code 65941.1 and State Density Bonus Law.
Do I have to attend the community meeting on Thursday, October 23?
There is no City meeting about this preliminary application on Thursday (9-10AM). Instead, it is an Alameda Chamber of Commerce event that was planned months ago as a coffee introduction to Council Member Greg Boller with the business community. Due to the major interest in the shopping center issue, the Chamber moved the event to the Community of Harbor Bay Isle Homeowners' Association meeting room at 3195 McCartney Road.
Has the project been approved?
No; no action will be taken on this preliminary application. Under State law (Senate Bill (SB) 330), the developer may lock in current zoning standards while evaluating whether to move forward with a formal development application with the City. The preliminary application does not authorize any construction or require City action. If the developer decides to move forward, they must submit a formal development application for review, at which time the City would determine whether the proposal complies with applicable zoning, design, environmental, and building standards.
What is a Preliminary Application?
A Preliminary Application is a mechanism under SB 330 that allows developers to notify the City of their intent to file a formal planning application. Once a Preliminary Application is filed, the developer has “locked in” the current zoning standards, regulations, and development fees for 180 days. This preliminary application does not require any action by the Planning Board or the City Council. Its sole purpose is to preserve the current zoning rules and development fees while the developer prepares a formal application.
Why is this happening now, and why is the City allowing it?
The timing is largely driven by the shopping center property owner and the developer, who have chosen to explore redevelopment options for the site. Many older shopping centers across California are being considered for new development as the consumer demand for retail stores has changed in recent years, and the State has adopted new housing laws that make it easier to build housing on commercial properties.
Under State law, including SB 330 and the Housing Accountability Act, cities are required to approve housing development that meet certain criteria. The State has also created several “by-right” pathways for housing development on commercial sites, which limit local discretion and, in some cases, eliminate public hearings. This means that if a proposal complies with applicable objective standards and State requirements, the City is legally obligated to process the development application even if the City or community might prefer to see the property remain in commercial use.
In this case, the developer’s filing of an SB 330 preliminary application allows them to preserve the current zoning standards for 180 days while evaluating future options. The City is closely monitoring the situation and will continue to work with the property owner, developer, and community to encourage a project that balances housing needs with the current general plan goal of keeping commercial and community serving space.
What is the Shopping Center’s intended use under the General Plan?
Under the Alameda 2040 General Plan, the Harbor Bay Landing Shopping Center site is designated Community Mixed Use, which allows a mix of residential, commercial, and community-serving uses. The site is also identified in the General Plan Housing Element as a Housing Opportunity Site, supporting both commercial and residential development at a density of 30 dwelling units per acre, or 300 units on this 10-acre site. The City’s zoning ordinance provides the detailed standards and procedures that guide how future development would implement this General Plan vision.
What is the zoning for the site?
The zoning for the site is Central Business Planned Development District (C-2 PD) with a Community Mixed Use Overlay (CMU). Both the underlying zoning as well as the overlay require any new residential project also include a mix of commercial uses. The CMU overlay was placed on the site during the most recent General Plan Housing Element update and provides a streamlined approval process for multi-family housing so long as the proposed project also contains 90,000 square feet of ground floor commercial uses, including a 20,000 square foot grocery store.
Does this proposal comply with the City’s zoning requirements?
This proposal does not meet City requirements. Specifically, the City’s zoning code requires that commercial uses be incorporated into any project proposing new housing. The City staff recognizes the State’s direction to allow housing on commercial sites but has also emphasized the importance of preserving opportunities for commercial and community-serving uses, particularly because the Harbor Bay Landing Shopping Center serves the entire Harbor Bay Isle Community of over 13,000 residents. Staff has urged the developer to work collaboratively with the City and community to retain commercial space as part of any redevelopment proposal consistent with the City’s General Plan and zoning.
Has the City informed the developer of the proposal’s deficiencies?
Yes, City staff have informed the developer that their proposal does not meet City requirements. However, the developer’s preliminary application indicates an intent to use provisions of State housing law, such as the Density Bonus Law and other recently adopted housing statutes. These laws allow certain exceptions to local zoning requirements to encourage housing production. Some of these State laws were enacted after the City’s Housing Element was adopted and the site was rezoned to its current mixed-use designation. After meeting with City staff, the owner and developer has expressed a willingness to explore options for residential/commercial mixed use on the property.
Can the City choose a different developer for the site?
No. The City does not have the authority to select or replace a private property owner’s developer. The decision to partner with a developer lies solely with the property owner. The City’s role is limited to reviewing any applications that are submitted to ensure they comply with State law, local zoning, building codes, and other applicable regulations. If a different developer were to become involved in the future, that developer would need the property owner’s written authorization to proceed with any planning or permitting activities. The City’s review process would then continue based on the same established standards and procedures.
Are there factors, other than zoning, that the City will review?
In addition to zoning, the City will review factors such as site design, building height and massing, circulation and access, parking, landscaping, and utility infrastructure to ensure that the project meets applicable codes and standards. The City will also evaluate public improvements such as sidewalks, lighting, and flood control to confirm they meet City and State requirements. Many infill development projects in California are now exempt from environmental review under the California Environmental Quality Act (CEQA). However, those projects must still comply with general regulations that protect the environment, public health, and safety, and they must meet all qualifications for streamlined review. The site is also subject to the County Airport Land Use Plan, which governs development near the airport and establishes limits on building height, noise exposure, and compatible land uses to maintain aviation safety.
How has State law reduced local control over housing development?
Over the past few years, the State legislature has significantly limited cities’ authority to regulate housing projects. In response to California’s statewide housing shortage, the State legislature has passed dozens of laws designed to increase housing production and streamline local approvals. Many of these laws preempt local zoning regulations, limit environmental review, and require cities to approve qualifying housing projects “by right”.
The State has also strengthened the General Plan Housing Element requirements, mandating cities plan for and zone more sites for housing. Cities that fail to comply with Housing Element law can be subject to a variety of enforcement action by the State, including monetary penalties and “Builder’s Remedy,” which allows housing projects to proceed even if they conflict with local zoning. In addition, recent State laws provide incentives to developers who include deed-restricted affordable housing in their projects, further advancing the State’s goal of addressing the housing affordability crisis.
What State laws are applicable to this project?
Several recent State housing laws may apply to this site, and a developer may choose to invoke one or more of them as part of a formal development application. The current SB 330 preliminary application indicates an intent to rely on the following housing laws:
-
AB 2011 (2023) – Allows by-right housing development on certain commercially zoned properties if a project includes a required percentage of affordable units and meets State labor, site, and design standards.
What is happening to Safeway?
We understand that Safeway has about two or three years remaining on its lease. Whether the store or the property owner will choose to extend the lease or be included in a future development plan is not yet known. The City has requested that the developer meet with the property owner and Safeway to see if a grocery store (and other local retail, restaurants and services) could be incorporated into the project.
Any decision about the store’s long-term future will depend in part on the site configuration, parking layout, and loading and access needs. These factors can strongly influence how the site could be redesigned and how much residual land area might remain available for new housing or other uses. The City has encouraged the developer to consider these physical and operational needs early in the planning process.
What is happening to the Gas Station?
The gas station is closing and the operator plans to demolish the existing facilities. The City has received a demolition permit application and is reviewing it to ensure compliance with applicable codes and regulations.
The closure is related to State regulations under Senate Bill (SB) 445, which require all single-walled underground storage tanks (USTs) to be permanently closed or replaced by December 31, 2025. Many older gas stations across California are closing rather than invest in costly tank replacement to meet new State mandates. The gas station site is part of the developer’s preliminary application as part of the apartment building site.
What is happening to the Shopping Center in the meantime?
The property continues to be managed by a property management company. In addition, the City has placed the site on its Vacant Building Monitoring list to ensure it remains secure and well maintained while some retail spaces remain vacant. The City’s Code Enforcement Division is working directly with the property manager to confirm that maintenance, security, and safety standards are being met, and that the site does not create blight or other public nuisances.
Can the City require the owner to reopen or lease the vacant spaces in the Shopping Center?
The City does not have the authority to require a private property owner to lease or operate a business on their property. Property owners generally have the right to decide how their property is used, provided it complies with applicable zoning, property maintenance requirements, and nuisance regulations. While the City encourages active use of commercial properties, it cannot compel a property owner to maintain specific tenants or business operations. To ensure the site is secure and well maintained while it is vacant, the City has added the property to its Vacant Building Monitoring list, and Code Enforcement staff are working with the property manager to ensure ongoing compliance.
What happens next?
The developer has up to 180 days from the date of the SB 330 preliminary application to submit a development application (March 26, 2026). If they do not file, then the preliminary application will expire, and no further action is required. After the preliminary application expires, the developer may submit another preliminary application or submit a formal application subject to the regulations in effect at that time. The City will review any such applications under the applicable State and local laws.
If the developer does submit a formal application before March 26, 2026, then the City will know what the developer specifically expects to build and under which state housing law pathway the project would proceed. City staff would then begin a detailed review to determine whether the project complies with applicable zoning, design, environmental, and building standards. The review process and level of public involvement would depend on the type of application submitted. Some housing proposals may qualify for ministerial or streamlined review under recent State housing laws, while others may require public hearings by the Planning Board and City Council. State law also limits the number of public meetings and the amount of time cities can take to act on certain housing applications. In addition, laws such as the State Density Bonus Law and other streamlining statutes may reduce the City’s discretion over project design and approval timelines. At this time, no formal development application has been filed. The developer continues to conduct due diligence, which may influence the scope and design of any future proposal.
Where can I get more information?
For the most accurate and up-to-date information on this matter, please follow the City on social media and visit the City’s website: alamedaca.gov. For information specific to the Harbor Bay Landing Preliminary Application, please refer to the Major Projects page or subscribe to the email list.
How will the community be involved?
If a formal development application is submitted, the City will provide public updates and opportunities for community input through the project webpage, and subscription updates. The City’s goal is to ensure that the process is transparent and that residents have a chance to review and comment on the proposal. Please consider subscribing to updates for this project:
Subscribe to email list
Who is the City’s point of contact for this project?
Steven Buckley, Planning Services Manager
Who is the Developer’s point of contact?
Tim Woloshyn, The True Life Companies