Resolution 14608CITY OF ALAMEDA RESOLUTION NO. 14608
APPROVING TENTATIVE PARCEL MAP 10006 (File No. PLN11 -0077)
at 2601 to 2901 HARBOR BAY PARKWAY
WHEREAS, an application was made on March 15, 2011, by Alameda
Waterfront Development Investors I, LLC (AWDI) c/o SRM Associates requesting
approval of Tentative Parcel Map TM 10006 for the subdivision of an 11 -acre
parcel into four parcels for a proposed development of four office buildings and
associated parking, landscaping and other improvements at the northernmost end
of Harbor Bay Parkway, and
WHEREAS, the subject property is designated as Business Park on the
General Plan Diagram; and
WHEREAS, the subject property is located in a C -M -PD, Commercial,
Manufacturing, Planned Development, Zoning District; and
WHEREAS, the Planned Development for the Business Park was approved
by PD -81 -2, and subsequently amended by PDA -85 -4 and PDA05 -0003; and
WHEREAS, the City Council on April 4, 1989, approved an Addendum to
the Final Environmental Impact Report of the Harbor Bay Isle Development; and
WHEREAS, the Planning Board held a public hearing on June 13, 2011,
and recommended the Tentative Map; and
WHEREAS, the City Council held a public hearing on July 5, 2011, and
examined pertinent maps, drawings, and documents; and
WHEREAS, the City Council made the following findings:
The proposed subdivision is in substantial conformance with the General
Plan and Planned Development for Village V, Harbor Bay Isle, which
specifies commercial development for this site as part of the Business Park
land use designation.
2. The Tentative Map is in substantial conformance with the land uses,
development regulations, parking standards, and park and open space
guidelines established in the approved Planned Development for Village V,
Harbor Bay Isle (PD- 81 -2).
3. The site is physically suitable for the proposed office /business park project
on the proposed 4 parcels totaling 11 acres. The site will be graded to
accommodate the proposal and is located adjacent to existing infrastructure
that has the capacity to accommodate the proposal.
The site is physically suitable for this type of development. The proposed
density of the 4- parcel, 11 -acre project is less than the maximum 35% -
40% lot coverage established by the Planned Development for Village V,
Harbor Bay Isle. A future change in ownership pattern will have no effect
on the approved density of the site.
5. The design of the subdivision and proposed improvements will not cause
substantial environmental damage or substantially and avoidably injure fish
or wildlife or their habitat. An Addendum to the Final Environmental Impact
Report for the Harbor Bay Isle Development was approved by the City,
which evaluated the environmental impacts of the Planned Development
and established measures that would mitigate potentially significant impacts
to a less than significant level.
6. The design of the subdivision and its improvements will not cause serious
public health problems.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
Alameda hereby finds, based on substantial evidence, that no further
environmental review is required for the proposed project as provided by Section
15162 of the California Environmental Quality Act Guidelines because neither the
project, nor the circumstances surrounding the project, would result in any new or
more severe significant impacts to the environment, there is no new information of
substantial importance, and there are no substantial changes to the project.
BE IT FURTHER RESOLVED that the City Council hereby approves
Tentative Map 10009, subject to the following conditions:
All maps filed pursuant to this approval shall be in substantial compliance
with the map titled, "Tentative Parcel Map 10006" prepared by Kier and
Wright, Civil Engineers & Surveyors, INC dated 2/15/11 consisting of one
(1) sheet, marked Exhibit A, and on file in the office of the City of Alameda
Community Development Department.
2. The Final Map shall be in substantial compliance with the Tentative Map
and shall incorporate Alameda Datum.
3. Prior to the recordation of the Final Map, all applicable conditions of
approval of the approved Tentative Map, as revised or amended, shall be
satisfied.
Hold Harmless. The applicant shall defend (with counsel reasonably
acceptable to the City), indemnify, and hold harmless the City of Alameda,
the Community Improvement Commission (010), the Alameda City
Planning Board and their respective agents, officers, and employees from
any claim, action, or proceeding (including legal costs and attorney's fees)
against the City of Alameda, the CIC, Alameda City Planning Board and
their respective agents, officers or employees to attack, set aside, void or
annul, an approval by the City of Alameda, the Community Development
Department, the Alameda City Planning Board, the CIC, or City Council
relating to this project. The City shall promptly notify the applicant of any
claim, action or proceeding and the City shall cooperate in such defense.
The City may elect, in its sole discretion, to participate in the defense of
said claim, action, or proceeding.
5. Prior to the City Council approval or the recordation of the Final Map, the
Applicant shall submit a Mylar copy and a CAD file of the improvement
plans recorded Final Map.
Public Works Conditions:
Engineering
1. The applicant /developer shall submit construction improvement plans for all
on and off -site improvements, including detailed designs for all wet and dry
utilities, landscaping and irrigation, water, grading, drainage, erosion
control, paving, and solid waste storage and recycling areas. The plans
shall be prepared, signed, and stamped as approved by a registered civil
engineer licensed in the State of California, unless the Public Works
Director authorizes them to be prepared by some other qualified
professional, and be in accordance with the AMC, the City of Alameda
Standard Plans and Specifications, Standard Subdivision Specifications
and Design Criteria, and the Master Street Tree Plan. The plans shall be
reviewed and approved by the Public Works Director prior to approval of
the improvements plans or parcel /final map, whichever comes first. The
engineer shall also assume responsibility for inspection of the on -site
construction work, including but not limited to parking lots, pathways, storm
facilities, sewer facilities, etc., and shall certify to the City, prior to
acceptance of the work or issuance of any occupancy permit, including a
temporary occupancy permit, whichever comes first, that the installation of
the on -site work (excluding the building and foundation) was constructed in
accordance with the approved plans.
2. The tentative parcel map notes state that the project will have a Reciprocal
Easement Agreement (REA). The REA shall be prepared by the developer
and approved by the Public Works Director and City Attorney prior to
approval of the Parcel Map. Copies of the recorded REA shall be provided
to the Public works Director prior to occupancy to of the first building.
3. The tentative parcel map requires the abandonment of small portions of the
existing 50' Public Utility Easement (PUE) along Harbor Bay Parkway to
allow encroachment of the corner of the proposed four buildings. As part of
the parcel map, developer shall include a note as part of the City Clerk
Certificates identifying the portions of the PUE to be abandoned in
accordance with Government Code Section 66499.201/2.
4. The tentative parcel map shows five wind turbines located within the
existing 50 PUE between the existing Harbor Bay Parkway curb and path.
Having conducted due diligence, applicant/developer has informed the City
that to the best of their knowledge wind turbines do not impact Pacific, Gas
& Electric's operations or future extensions. Prior to issuance of any permits
for the wind turbines, applicant/developer shall abandon that portion of the
PUE where the turbines are located pursuant to Government Code Section
66445(j) which states that the filing of the parcel map shall constitute
abandonment of all public easements not shown on the map provided that
a written notation of each abandonment is listed by reference to the
recording data or other official record creating the public easement and
certified to on the map by the City Clerk or the designee of the legislative
body approving the map.
5. The tentative parcel map shows electrical transformer locations. Prior to
granting a certificate of occupancy, power easements signed and
notarized, shall be provided to the City of Alameda for all Alameda
Municipal Power (AMP) transformer locations including conduit runs on the
City side of transformer. Easements shall be prepared by a licensed
surveyor in the State of California and be approved by the Public Works
Department and AMP.
6. The landscape and irrigation plans for improvements in the public right-of-
way shall be prepared, signed, and stamped as approved by a licensed
landscape architect and shall be in accordance with the previously
approved Planning Board resolution for the project. Final landscape plans
should ensure that all landscaping and bioswales are compatible with the
stormwater treatment measures, designed to minimize irrigation and runoff,
promote surface infiltration where appropriate, and minimize the use of
fertilizers and pesticides that can contribute to storm water pollution. As
appropriate, integrated pest management (IPM) principles and techniques
shall be incorporated into the landscaping design and specifications.
Where feasible, landscaping shall be designed and operated to treat storm
water runoff by incorporating elements that collect, detain, and infiltrate
runoff. Plant placement within the site landscape design shall not interfere
with the design function of any of the stormwater treatment measures. For
example, trees planted in or near a biotreatment swale shall not adversely
interfere with the design flow of the swale. The plans shall be reviewed and
approved by the Public Works Director prior to approval of the
improvements plans or parcel /final map, whichever comes first. The
landscape architect shall also assume responsibility for inspection of the
work and shall certify to the City, prior to acceptance of the work, that the
installation of landscaping and irrigation in the public right -of -way was
constructed in accordance with the approved plans.
7 Where existing medians are reconstructed on Harbor Bay Parkway and
openings in the median created, irrigation sleeves shall be extended and
the existing irrigation system modified as needed to provide coverage
without over -spray onto the adjacent street pavement to the approval of the
Public Works Superintendent.
8. The landscape and irrigation plans for on -site improvements shall be
prepared, signed, and stamped as approved by a licensed landscape
architect and shall be in accordance with the previously approved Planning
Board resolution for the project. Final landscape plans should ensure that
all landscaping and bioswales are compatible with the stormwater treatment
measures, designed to minimize irrigation and runoff, promote surface
infiltration where appropriate, and minimize the use of fertilizers and
pesticides that can contribute to storm water pollution. As appropriate, IPM
principles and techniques shall be incorporated into the landscaping design
and specifications. Where feasible, landscaping shall be designed and
operated to treat storm water runoff by incorporating elements that collect,
detain, and infiltrate runoff. Plant placement within the site landscape
design shall not interfere with the design function of any of the stormwater
treatment measures. For example, trees planted in or near a biotreatment
swale shall not adversely interfere with the design flow of the swale. The
plans shall be reviewed and approved by the Community Development
Department prior to approval of the improvements plans or parcel /final
map, whichever comes first. The landscaped architect shall also assume
responsibility for inspection of the work and shall certify to the City, prior to
acceptance of the work, that the installation of the on -site landscaping and
irrigation was constructed in accordance with the approved plans.
9. The subdivider shall post a refundable cashier's check in the amount of
$400 to guarantee a mylar copy of the recorded Parcel Map.
10. The subdivider shall pay for all reasonable office and engineering costs
expended by. the City Engineer's office, including overhead, in conjunction
with reviewing the Parcel Map, improvement plans, easements, and in
obtaining the map signature of the City's consulting surveyor.
11. The subdivider shall provide five copies of the permit approved site /off -site
civil improvement plans, landscape plans, and specifications along with a
velum or other reproducible set (plans only), and a CD or DVD digital copy
acceptable to the City Engineer.
12. A sanitary sewage flow analysis, acceptable to the Public Works Director,
identifying the total peak sanitary sewage flow quantities to be generated by
the proposed development shall be prepared by a registered civil engineer
licensed in the State of California and submitted as part of the construction
improvement plans. The engineer shall sign and stamp the analysis as
approved. The City will provide this data to an independent consultant who
will assess the impact of the proposed development on the City's sanitary
sewer system using a hydraulic model and determine the required
improvements, if any, to ensure sufficient sewage capacity for this project
and anticipated cumulative growth in the associated sewer sub -area. The
applicant /developer will pay for the cost of the modeling study. The
applicant /developer will include the recommended improvements into the
project's improvements plans prior to approval of the improvement plan or
parcel /final map, whichever comes first.
13. A sanitary sewage treatment capacity analysis for wet weather flows,
acceptable to the Public Works Director, shall be prepared by a registered
civil engineer licensed in the State of California and submitted as part of the
construction improvement plans. The engineer shall sign and stamp the
analysis as approved. The plan shall identify and mitigate any increase in
wet weather flow treatment capacities associated with the development
when compared to existing conditions. The applicantldeveloperwill include
the recommended improvements into the project's improvements plans
prior to approval of the improvement plan or parcel /final map, whichever
comes first.
14. A storm drainage hydrology analysis, acceptable to the Public Works
Director, identifying the total peak drainage flow quantities to be generated
by the proposed development shall be prepared by a registered civil
engineer licensed in the State of California and submitted as part of the
construction improvement plans. The engineer shall sign and stamp the
analysis as approved. The City will provide this data to an independent
consultant who will assess the impact of the proposed development on the
City's storm drainage system using a hydraulic model and determine the
improvements, if any, to ensure sufficient capacity for this project and
anticipated cumulative growth in the associated drainage basin. The
applicant /developer will pay for the cost of the modeling study. The
applicant /developer will include the recommended improvements into the
project's improvements plans prior to approval of the improvement plan or
parcel /final map, whichever comes first.
15. For all subdivisions and parcel maps, the applicant/developer shall submit a
soils investigation and geotechnical report, acceptable to the Public Works
Director, in accordance with the AMC and prepared by a registered
geotechnical engineer licensed in the State of California, with
recommendations based on the findings. The report shall address the
structural and environmental analysis of existing soils and groundwater.
The improvement plans shall incorporate all design and construction criteria
specified in the report. The geotechnical engineer shall sign and stamp the
improvement plans as approved and as conforming to their
recommendations prior to approval of the improvement plans or parcel /final
map, whichever comes first. The geotechnical engineer shall also assume
responsibility for inspection of the work and shall certify to the City, prior to
acceptance of the work that the work performed is adequate and complies
with their recommendations. Additional soils information may be required
during the plan check of individual building plans.
16. The improvements shall follow the recommendations of the Geotechnical
Engineer in the report Titled "Geotechnical Engineering Investigation, VOA
site, Harbor Bay Business Park, Alameda, California dated May 4, 2010,
and subsequent additions or revisions, copies of which shall be provided to
the City Engineer.
17. All required public frontage and street improvements shall be designed,
built, and dedicated to the City in accordance with City ordinances and
Public Works Department standards. Unless waived or modified by the
Public Works Director, street improvements shall include curbs, gutters,
sidewalks, street trees, landscaping and irrigation, streetlights, etc.
18. All new utilities shall be placed underground prior to issuance of any
occupancy permit, including a temporary occupancy permit. In addition,
when approval of a tentative subdivision /parcel map is required, all existing
utilities within the project shall be placed underground in accordance with
the AMC, prior to acceptance of the project.
19. Applicant /developer shall resurface the existing street pavement whenever
a street is cut, either by a longitudinal or transverse cut, for utility or other
improvement installations so the street is restored to pre- project conditions.
The resurfacing shall extend a sufficient distance beyond any cut to ensure
a smooth transition and shall consist of either a one and a half (11/2) inch
asphalt concrete overlay, or petromat with a minimum one inch asphalt
concrete overlay, depending upon the extent of the proposed pavement
cuts and the condition of the existing pavement section, as determined by
the Public Works Director.
20. Any retaining walls, which are adjacent to a property line, shall be masonry,
metal, or concrete. Wood retaining walls shall not be installed adjacent to
property lines.
21. Installation of street paving shall include reconstruction of the existing
pavement section to provide adequate conforms. The limits of the
reconstruction shall be established by the Public Works Director prior to
approval of the improvement plans or parcel /final map, whichever comes
first.
22. Exposed soil surfaces shall be periodically sprinkled to retard dust. During
construction, the applicant /developer shall ensure that construction crews
undertake a program of dust control including, but not limited to, watering
soil surfaces as needed to prevent dust blowing, covering trucks carrying
materials to and from the site, and frequent clean -up of soil carried by
construction vehicle tires from the site onto streets. No City water shall be
used for this purpose.
23. All project related grading, trenching, backfilling, and compaction shall be
conducted in accordance with City of Alameda Standards and
Specifications.
24. Construction activities are restricted to the hours of 7:00 a.m. to 7:00 p.m.,
Monday through Friday and 8:00 a.m. to 5:00 p.m. on Saturday, unless a
permit is first secured from the City Manager or designee based upon a
showing of significant financial hardship.
25. Construction equipment must have state of the art muffler systems as
required by current law. Muffler systems shall be properly maintained.
26. Noisy stationary construction equipment, such as compressors, shall be
placed away from developed areas off -site and /or provided with acoustical
shielding.
27. Grading and construction equipment shall be shut down when not in use.
28. During non - working hours, open trenches shall be provided with appropriate
signage, flashers, and barricades approved by the Public Works Director to
warn oncoming motorists, bicyclists, and pedestrians of potential safety
concerns.
29. Prior to trenching within existing street areas, the applicant's engineer shall
ascertain the location of all underground utility systems and shall design
any proposed subsurface utility extensions to avoid disrupting the services
of such system.
30. New street trees shall maintain clearances from utilities as follow: a) Fire
hydrant — six feet; b) top of driveway wing — five feet; c) stop signs — 15'; d)
street /pathway lights and utility poles — 25'; e) storm drain, sanitary mains,
gas, water, telephone, electrical lines — five feet; f) front of electrical pad -
mounted equipment — ten feet. Verify minimum clearance distances of
street trees /shrubs from electrical transformers with Alameda Municipal
Power (AMP).
31. Approved backflow prevention devices shall be installed on all new and
existing domestic, commercial, irrigation, and fire water services and as
required by the East Bay Municipal Utility District (EBMUD). These devices
must be tested by an AWWA certified tester from a list of testers provided
by EBMUD.
32. Costs for inspection by the Public Works construction inspectors during
non - working hours shall be at time and one half. Work on Saturday's
requiring inspection shall not be done unless approved in advance by the
Public Works Director. No work allowed on Sundays. Any work done
without inspection may be rejected at the contractor's expense.
Stormwater, Wastewater and Water
33. Prior to issuance of a certificate of occupancy, the applicant/developer shall
secure all necessary permit approvals from EBMUD regarding the
installation of all water or sewer service connections for the project.
Accumulated wastewater must be drained to the sanitary sewer or
pretreated prior to discharge to storm drain systems.
34. The construction improvement plans shall incorporate permanent
stormwater treatment controls and /or design techniques to manage the
quantity and quality of stormwater runoff from a planned development to
prevent and minimize impacts to water quality. Efforts shall be taken to
minimize impervious surface areas, especially directly connected
impervious surface areas. Roof drains shall discharge and drain to an
unpaved area wherever practicable. Design techniques may include
vegetated swales, vegetated buffer zones, bioretention units,
retention /detention basins and ponds, tree well systems, and the
incorporation of pervious surface areas. Applicants may refer to the Bay
Area Stormwater Management Agencies Association (BASMAA) Start at
the Source Manual for technical guidance.
35. The landscaping plans shall be designed to minimize runoff, promote
surface infiltration where appropriate, and minimize the use of fertilizers and
pesticides that can contribute to stormwater pollution. Consideration shall
be given to pest - resistant landscaping and design features and the use of
integrated pest management (IPM) principles and techniques. Where
feasible, landscaping shall be designed and operated to treat stormwater
runoff.
36. The applicant /developer shall submit a plan showing storm water treatment
measure(s) required to be constructed to meet the hydraulic sizing design
criteria indicated in the C.3.d provisions of the City of Alameda's municipal
NPDES storm water permit as part of the improvement plans for the project.
As part of the final improvement plan submittal, the applicant /developer
shall submit a stamped, signed certification from a qualified independent
civil engineer, licensed in the State of California, and working for a firm
included on the Bay Area Stormwater Management Agencies Association
(BASMAA) list of Qualified Post - Construction Consultants for stormwater
treatment facility design that indicates that the treatment measure design
meets the established sizing design criteria for stormwater treatment
measures prior to approval of the improvements plans, parcel /final map, or
grading permit, whichever comes first. Effective December 1, 2011, this
requirement will also apply to any restaurant, automobile service facility,
retail gasoline outlets, restaurants or uncovered parking project of 5,000
square feet or greater.
37. The applicant /developer shall submit a Stormwater Treatment Measures
Operations and Maintenance (O &M) Plan as part of the improvement plans
for the project. The O &M plan shall include, but not be limited to treatment
measure(s) descriptions and summary inventory; a legible, recordable,
reduced -scale (8.5"x11") copy of the Site Plan indicating the treatment
measure(s) location(s) and site drainage patterns; treatment measure(s)
maintenance requirements and maintenance schedule; detailed description
of the integrated pest management principals and techniques and /or Bay
Friendly Landscaping Program techniques to be utilized during landscape
maintenance to ensure pesticide /herbicide use - minimization in landscaped
areas; name and contact information of current maintenance personnel;
and, estimates of annual treatment measure(s) maintenance costs. The
O &M Plan shall be reviewed and approved by the Public Works Director
prior to approval of the improvements plans, parcel /final map(s), or grading
permit, whichever comes first.
38. The applicant /developer shall submit a Stormwater Treatment Measures
Maintenance Agreement (Agreement) as part of the improvement plans for
the project. The Agreement shall include, but not be limited to the
approved O &M plan for all post - construction (permanent) stormwater
treatment measures; identification of the party responsible for stormwater
treatment measures O &M; an instrument of financial assurance, in an
amount and form acceptable to the City, from the party responsible for
stormwater treatment measures O &M; assurances of access to inspect and
verify the treatment system O &M for the life of the project; and assurances
of the submittal of the annual O &M report approved by the City. The
Agreement be executed between the project owner and the City and
recorded, prior to approval of the improvements plans, parcel /final map, or
grading permit, whichever comes first. The Agreement shall also be
recorded at Project Owner's expense, with the County Recorder's Office of
the County of Alameda as part of recordation of the parcel /final map.
39. The applicant/developer shall submit a certification report (Report) prepared
by a registered civil engineer, licensed in the State of California, affirming
that all project site stormwater treatment measures have been constructed
per the City approved plans and specifications. As appropriate, the Report
shall include, but not be limited to, assurances that: imported materials
used for the treatment measure(s) are certified by the supplier; installation
of these materials is per approved plans and specifications and meets the
intent of the design engineer; required on -site testing results conform with
approved plans and specifications; treatment measures conform to
dimensions, grades and slopes on approved plans and specifications; all
structural features of the treatment measures comply with plan
specifications; the irrigation system is installed and functions as designed;
healthy vegetation /ground cover is installed as shown on plans. The
Report shall be submitted in a form acceptable to the Public Works
Director, prior to the issuance of any occupancy permit, including a
temporary occupancy permit.
40. Fire sprinkler system test water discharges shall be directed to onsite
vegetated areas.
41. The applicant /developer shall submit, in digital format, a Notice of Intent
(NOI) form to the California State Water Resources Control Board
(SWRCB)'s SMARTS website, indicating the intent to comply with all
requirements of the SWRCB Construction Activity Storm Water NPDES
General Permit (Permit) and provide documentation to the Public Works
Director prior to approval of a grading permit.
42. In compliance with the NOI submittal to the SWRCB, the
applicant /developer of any project with a total disturbed area of one acre or
greater shall submit a Storm Water Pollution Prevention Plan (SWPPP) as
part of the improvement plan submittal. The SWPPP shall be reviewed and
accepted by the Public Works Director or designee. Upon City's
acceptance of the plan, applicant /developer shall submit, in digital format,
the SWPPP and other required permit registration documents to the
SWRCB's SMARTS website and provide the Public Works Director with
documentation of the submittal prior to approval of a grading permit.
43. In compliance with the SWPPP, the applicant /developer of any project with
a total disturbed area of one acre or greater shall be responsible for
ensuring that all contractors and sub - contractors install and regularly
maintain all control measure elements required in the project SWPPP s
during any construction activities.
44. The applicant /developer of any construction project resulting in the potential
for soils, construction materials and fluids, waste, and trash to blow or wash
into a storm drain, gutter or street shall be responsible for ensuring that
during any construction activity all contractors and sub - contractors install
and regularly maintain erosion control measures and perform Best
Management Practices (BMP), as described in the Alameda Countywide
Clean Water Program brochures the San Francisco Bay Regional Water
Quality Control Board's Erosion and Sediment Control Field Manual and the
California Stormwater Quality Association's Stormwater Best Management
Practice, to minimize to the maximum extent practicable, any pollutants
entering directly or indirectly the storm water system. The
applicant /developer shall pay for any required cleanup, testing, and City
administrative costs resulting from consequence of construction materials
entering the storm water system.
45. All new storm drain inlets shall be clearly marked with the words "No
Dumping! Drains to Bay," or equivalent, as approved by the Public Works
Director.
46. Design of all external enclosures for solid waste, recycling and organics
shall be approved by the Public Works Director prior to approval of the
improvements plans, parcel /final map(s), or the building permit, whichever
comes first. If no building permit is required, the plans must be approved
by the Public Works Director prior to establishment of the use. These
facilities are to be designed to prevent water run -on to the area, runoff from
the area, and to contain litter, trash and other pollutants, so that these
materials are not dispersed by the wind or discharged to the storm drain
system.
Traffic and Transportation
47. The applicant /developer shall submit a traffic striping and signage plan for
all on- and off -site improvements, including all crosswalks, bus stops, turn
lanes, merge lanes, acceleration lanes, lane drops, etc, as part of the
construction improvement plan submittal. The plans shall be prepared by a
registered civil engineer or traffic engineer licensed in the State of
California. The engineer shall sign and stamp the plans as approved. The
plans shall be reviewed and approved by the Public Works Director prior to
approval of the improvements plans or parcel /final map, whichever comes
first.
48. Traffic striping in the public right -of -way shall be thermoplastic and shall be
cat tracked and approved by the Public Works Director prior to placement.
49. For any off - street parking facilities associated with the subdivision, the
applicant /developer shall submit the improvement plans to the Community
Development Department and Pubic Works Department for review and
approval. The plans shall be prepared by a registered civil engineer
licensed in the State of California and shall be signed and stamped as
approved. The Community Development Department shall review and
approve the parking lot layout, including number of spaces, dimensions of
spaces, and Americans with Disabilities Act (ADA) requirements, and the
Public Works Director shall review and approve the internal and external
circulation of the parking lot, including lane widths and access points, prior
to approval of the improvements plans or parcel /final map, whichever
comes first.
50. Bicycle parking facility locations and type shall be shown on the
construction improvements and shall be based on one space per ten
vehicle spaces, which can include dedicated indoor bicycle parking spaces.
The facility location and type shall be approved by the Community
Development Department prior to approval of the improvements plans and
parcel /final map. The Community Development Department shall inspect
the location, type, and number of facilities to ensure they are in accordance
with the approved plans prior to acceptance of the work or issuance of any
occupancy permit, including a temporary occupancy permit, whichever
comes first.
51. At least three weeks prior to the commencement of work within the public
right -of -way that affects access for pedestrian, bicyclist, and vehicular
traffic, the applicant /developer shall provide a Traffic Control Plan (TCP) to
the Public Works Department for review and approval. The TCP shall be
prepared by a registered civil engineer or traffic engineer licensed in the
State of California, and be in accordance with the California MUTCD
standards. The engineer shall sign and stamp the plans as approved. In
general, any vehicular, transit, bicyclist, and pedestrian access through
and /or adjacent to the project site shall remain unobstructed during project
construction or an ADA compliant alternative route established as approved
by the Public Works Director. At locations where adequate alternate
access cannot be provided, appropriate signs and barricades shall be
installed at locations determined by the Public Works Director and Police
Chief. Should transit routes be affected, applicant /developer is required to
receive prior approval from AC Transit of any proposed traffic detours or
temporary closure of bus stops. Constructed work may not commence until
the TCP is approved by the Public Works Director.
52. One lane of traffic shall remain open in either direction during working hours
and the full street width shall be reopened during non - working hours during
construction on Harbor Bay Parkway.
53. Pedestrian and vehicular lighting at all intersections and project driveways
shall meet AMP standards for crosswalks, sidewalks, and intersections.
54. Applicant /developer shall replace any damaged curb, gutter, and sidewalk
along street frontages to the satisfaction of the Public Works Director, in
accordance with the Public Works Department's Standard Plans and
Specifications prior to acceptance of the project.
Environmental
55. Design of all external enclosures for solid waste, recycling, and organics
shall be approved by the Public Works Director prior to approval of the
improvements plans, parcel /final map(s), or the building permit, whichever
comes first. If no building permit is required, the plans must be approved
by the Public Works Director prior to establishment of the use. These
facilities are to be designed to prevent water run -on to the area, runoff from
the area, and to contain litter, trash, and other pollutants, so that these
materials are not dispersed by the wind or discharged to the storm drain
system. External enclosures are to be roofed and /or enclosed. Any
enclosures containing food waste shall have floor drains connected to the
sanitary sewer system. If the enclosures are attached to buildings they
shall have fire sprinklers. Internal collection and storage area(s) and the
individual bins and containers provided, shall be adequate in capacity,
number, and distribution to serve the anticipated demand for trash,
recycling, and organics as determined by the Public Works Director.
56. During the construction /demolition /renovation period of the project,
applicant /developer shall use the City's franchised hauler to remove all
wastes generated during the project development.
57. When solid waste service in dumpsters is anticipated, applicant must insure
that there is adequate space for a solid waste or recycling collection truck to
service the external storage area(s). For safety reasons, a turnaround must
be provided for any street that would otherwise require the collection truck
to back up a distance greater than 150 feet. A 40 -foot turning radius is
adequate for solid waste collection vehicles. Although not required,
construction of a concrete pad just outside each solid waste enclosure is
recommended in order to accommodate the truck weight while servicing the
dumpster, since asphalt can fail over time at these locations.
58. Applicant must comply with the following internal and external storage
requirements for solid waste and recyclable materials:
59. Non - Residential Structures -- Non - residential structures /uses within all
zoning districts shall provide external solid waste and recyclable storage
areas. The following minimum exterior storage area requirements apply to
each individual structure:
Building Size
(square feet)
Solid waste
(square feet)
Recyclables
(square feet)
Total Area
(square feet)
10,001- 25,000
48
48
96
25,001 - 50,000
96
96
192
50,001- 75,000
144
144
288
75,001 - 100,000
192
192
384
100,001+
Every additional 25,000 square feet shall require an additional
48 square feet for solid waste and 48 square feet for
recyclables.
60. Exterior solid waste and recyclable material storage shall be adjacent or
combined and may only be located on the outside of a structure, in a
designated interior courtyard with appropriate access, or in rear or side
yards. External storage area(s) shall not be located in any required front
yard, street side yard, required parking, landscaped, or open space, or any
areas required by the AMC to be maintained as unencumbered.
61. The storage area(s) shall be accessible to residents and employees. Each
storage area within a residential development shall be no more than 250
feet from each dwelling unit.
62. Driveways or aisles shall provide unobstructed access for collection
vehicles and personnel and provide at least the minimum clearance
required by the collection methods and vehicles used by the City's
designated collector or hauler. In all cases where a parcel is served by an
alley, all exterior storage areas shall be directly accessible to the alley. For
safety reasons, a turnaround must be provided for any street that would
otherwise require the collection truck to back up a distance greater than
150 feet. A 40 -foot turning radius is adequate for solid waste collection
vehicles. While not required, construction of a concrete pad just outside
each solid waste enclosure is recommended in order to accommodate the
truck weight while servicing dumpsters, since asphalt can fail over time at
these locations.
63. The storage area(s) and the individual bins and containers provided within
shall be adequate in capacity, number and distribution to serve the
anticipated demand as directed by the Public Works Director.
64. The design and construction of the storage area(s) shall: a) be compatible
with the surrounding structures and land uses; b) be properly secured to
prevent access by unauthorized persons. If gates with locks are planned to
limit access to the enclosure or to the property, cards or keys must be
provided to the City's franchised waste hauler and recycling collector; c)
contain a concrete pad within the fenced or walled area(s) and a concrete
apron which facilitates handling of the individual bins and containers;
d)provide a 6 -inch wide curb or parking bumpers, at least 3 feet long,
should be placed along the interior perimeter of the enclosure walls and
between the refuse dumpster and the recycling containers; e) maintain a
minimum space of 12 inches between the dumpster(s) and the walls of the
enclosure and the recycling container(s) to allow for maneuvering the
dumpster(s); and f) protect the area(s) and containers from adverse
environmental conditions, which might render the collected materials non -
collectible, noxious, unsafe, or in the case of recyclable materials,
unmarketable.
65. Dimensions of the storage area(s) shall accommodate containers
consistent with the current methods of collection. The storage area(s) shall
be appropriately located and screened from view on at least three sides by
a solid wall six feet in height, and on the fourth side by a solid gate not less
than five feet in height. The gate shall be maintained in good working order
and shall remain closed except when in use. Gates must open straight out
and gates and hinges must be flush with the enclosure wall to allow
adequate maneuverability of the dumpster in and out of the enclosure. The
design of the wall and gate shall be architecturally compatible with the
surrounding structures.
66. A sign clearly identifying each exterior solid waste and recyclable material
storage area and the accepted material(s) is required. Each sign shall not
exceed two square feet in area and shall be posted on the exterior of the
storage area adjacent to all access points.
67. All solid waste containers, including dumpsters and individual cans or carts,
must have fitted lids which shall remain closed at all times when the
container is not being used or emptied. Dumpster capacity shall be to the
satisfaction of the Public Works Environmental Services Division.
NOTICE. Pursuant to Government Code Section 66499.37, any action or
proceeding to attack, review, set aside, void or annual the decision of an advisory
agency, appeal board, or legislative body concerning a subdivision, or of any of the
proceedings, acts or determinations taken, done or made prior to the decision, or
to determine the reasonableness, legality, or validity of any condition attached
thereto, including, but not limited to the approving of a tentative map or final map,
shall not be maintained by any person unless the action or proceeding is
commenced and service of summons effected within 90 days after the date of the
decision.
NOTICE. The Conditions of Project Approval set forth herein include certain fees
and other exactions. Pursuant to Government Code Section 66020(d)(1), these
Conditions constitute written notice of a statement of the amount of such fees, and
a description of the dedications, reservations and other exactions. You are hereby
further notified that the 90 day appeal period in which you may protest these fees
and other exactions, pursuant to Government Code Section 66020(a) has begun.
If you fail to file a protest within this 90 -day period complying with all the
requirements of Section 66020, you will be legally barred from later challenging
such fees or exactions.
I, the undersigned, hereby certify that the foregoing Resolution was duly
and regularly adopted and passed by the Council of the City of Alameda in regular
meeting assembled on the 5th day of July, 2011, by the following vote to wit:
AYES: Councilmembers Bonta, deHaan, Johnson, Tam and
Mayor Gilmore — 5.
NOES: None.
ABSENT: None.
ABSTENTIONS: None.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal
of said City this 6th day of July, 2011.
Lara Weisiger, C Clerk
City of Alameda