Resolution 14733CITY OF ALAMEDA CITY COUNCIL RESOLUTION NO. 14733
APPROVING PLN11 -0223 — AN ELEVEN LOT SUBDVISION
AT 2001 VERSAILLES AVENUE
WHEREAS, an application was made on July 19, 2011, by Clifford Mapes,
requesting tentative map approval to develop an 11 -lot subdivision on a 1.29 -acre
property located at 2001 Versailles Avenue at the corner of Fernside Boulevard and
Versailles Avenue; and
WHEREAS, the application was accepted as complete on July 23, 2011; and
WHEREAS, the project site is designated as Medium Density Residential on
the General Plan Diagram; and
WHEREAS, the project site is located within the R -2 -PD (Two - Family
Residential - Planned Development) zoning district; and
WHEREAS, Planning Board held a public hearing on this application on July
23, 2012; and
WHEREAS, Planning Board approved unanimously on July 23, 2012; and
WHEREAS, the City Council has made the following findings concerning the
project:
1. The proposed subdivision is in conformance with the General Plan and
Zoning for this site. The development is consistent with the Medium Density
Residential General Plan and R -2 /PD Zoning designations for the property.
The project would permit 11- dwelling units and would provide 11 -lots, which
range in size from 4,050 to 9,462 square feet. This is consistent with
development standards for the R -2 zoning district and the Medium Density
Residential designation of the General Plan.
2. The site is physically suitable for the proposed residential development
in the General Plan because the site is located in an area of predominately
residential development.
3. The site is physically suitable for the density of the development. A
redevelopment of the site is consistent with density standards of the General
Plan and surrounding neighborhood density.
4. The proposed design of the subdivision and improvements, as
conditioned, will not cause environmental damage or substantially and
avoidably injure fish or wildlife or their habitat. The residential redevelopment
of the site will not introduce hazards that are inconsistent with standard
residential development within the R -2 zoning district and the Medium Density
Residential general plan designation.
5. The design of the subdivision will not conflict with easements acquired
by the public at large for access through or use of property within the
subdivision. All required easements are to be retained and additional other
necessary easements are to be provided.
6. The design of the subdivision and its improvements will not cause
serious public health problems. The project will include improvements to
the Fernside Boulevard right of way and will include conditions that assure that
the property is free of hazardous materials and would not adversely affect
public health. Easements for surface drainage runoff and utilities are required
as conditions of the Tentative Map.
NOW, THEREFORE, BE IT RESOLVED THAT, the project is Categorically
Exempt from additional environmental review pursuant to CEQA Guidelines Section
15332, Infill Development Projects.
BE IT FURTHER RESOLVED THAT the City Council of the City of Alameda
hereby approves a tentative map to develop an 11 -lot subdivision on a 1.29 -acre
property located at 2001 Versailles Avenue at the corner of Fernside Boulevard and
Versailles Avenue subject to compliance with the following conditions:
1. This approval shall expire and become void if a final subdivision map is not
filed within two years after this approval, or by October 2, 2014, or as extended
by State Law.
2. All maps filed pursuant to this approval shall be in substantial compliance with
the map titled, "Tentative Map Mapes Ranch" prepared by Poynts &
Associates, marked Exhibit 1, and on file in the office of the Alameda City
Planning and Building Department.
3. The Final Map shall be in substantial compliance with the Tentative Map and
shall incorporate Alameda Datum.
4. These conditions of approval shall be placed on the cover sheet of the Final
Map set under a heading titled "CITY OF ALAMEDA, FINAL MAP
CONDITIONS OF APPROVAL ".
5. Prior to approval of the first final subdivision map for the property or
improvement plans or grading permits for any portion of the property covered
by the first Final Map, whichever comes first, the applicant /developer shall
obtain written confirmation from the California Department of Toxic Substances
Control (DTSC) and from any other non City environmental regulatory agency
(such as the Regional Water Quality Control Board (RWCB) and Alameda
County Department of Environmental Health (ACDEH) with jurisdiction over
hazardous materials on the property that remediation of the property or
applicable portion thereof has been completed and that the property or portion
thereof is protective of human health and safety and the environment for the
residential and open space uses as indicated on the site plan.
6. Prior to approval of the first final subdivision map for the property or
improvement plans or grading permits for any portion of the property covered
by the first Final Map, whichever comes first, the applicant /developer shall pay
all applicable Public Art fees and satisfy applicable requirements to implement
public art pursuant to AMC Section 30 -65.
7. Pursuant to AMC, Section 30 -16 the applicant shall enter into an Affordable
Housing Agreement with the City prior to final map approval to ensure
provision of one moderate income and one low- income unit on the property.
The two units shall be provided in existing structures on Fernside Boulevard
immediately adjacent to the proposed eleven lots.
8. The applicant shall defend (with counsel reasonably acceptable to the City),
indemnify, and hold harmless the City of Alameda, the Alameda City Council
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, Alameda City Council 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, Alameda City Planning
Board, 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.
9. The improvement plan for the subdivision shall include a plan for the
construction of an attractive fence or other feature along the Tilden frontage of
lots #8, #9, and #10. The development plan and design review application for
the first of the homes shall consider the appearance of the proposed fencing
along Tilden, the security issues in the neighborhood, and include an analysis
of how the homes will be situated on the lots to avoid significant impacts to
rear yard areas.
Public Works: General Information
10. The applicant /developer shall comply with all applicable policies and
requirements of the current approved transportation plans, including the
Bicycle Master Plan, the Pedestrian Master Plan, the Long Range Transit
Plan, the Transportation Demand Management and Transportation System
Management Plan, and the Multimodal Circulation Plan.
Public Works: Project Specific Conditions
11. 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 improvement 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. In addition, the
improvement plans shall include the following:
12. The design of the private driveway serving lots 9, 10 and 11 shall be approved
by Alameda County Industries (ACI). If current design is not approved by ACI,
design options may include construction of a paved or grasscrete surface
turning area (hammerhead style is acceptable) to accommodate a garbage
truck turnaround on the private driveway or a garbage enclosure for lots 9, 10,
and 11 located adjacent to lot 6. Garbage trucks are not permitted to back out
onto Versailles Avenue.
13. Installation of individual sewer laterals for all lots fronting Fernside Boulevard
(Lots 1, 2, and 3) and Versailles Avenue (Lots 4, 5, 6, and 7). A common
sewer lateral is not permitted for these lots. No individual sewer lateral shall
cross through an adjacent property. All new sewer mains shall be located
within the public right -of -way (under the sidewalk is acceptable).
14. All laterals serving Lots 9, 10, and 11 will be considered private sewer laterals
and will not be maintained by the City of Alameda. A private sewer easement
shall be dedicated to each property that is served by an individual or common
sewer lateral in the private driveway and shall be shown in the Final Map and
stated in the owner's statement.
15. Detailed grading plans, which shall indicate sufficient fill that will allow each lot
to be drained independently and from the rear yard to the front yard. The
plans shall include sufficient elevation and contour information to determine
the general slope of the land and the high and low points thereof.
16. Analysis demonstrating compliance with the Federal Emergency Management
Agency (FEMA) regulations and City standards for flood protection, floodplain
management, and sea level rise, including sufficiently allowing for sea level
rise at the site.
17. Driveways shall be constructed per City Standards.
18. Provide storm drain calculations demonstrating that stormwater directed to the
public right -of -way is contained within the gutter pan and will not cause sheet
flow onto the public street. The study must consider existing gutter flow in the
analysis.
19. Street trees shall be planted along Versailles Avenue and Fernside Boulevard
pursuant to the Master Street Tree Program.
20. No structures shall be placed over existing or proposed easements.
21. The access driveway to Lot 3 shall be relocated outside of the existing bus
stop at the northwest corner of Fernside Boulevard and Versailles Avenue to
Versailles Avenue a sufficient distance from the curb return to provide safe
ingress and egress. Any private access through a bus stop shall not be
permitted.
22. All lots shall drain independently.
23. Prior to final map approval, applicant /developer shall show full extent of all
property boundaries. Any property that extends beyond the proposed limits of
the subdivided lots currently shown on the tentative map shall be shown on the
Final Map and designated as "Remainder."
24. The Final Map shall show all existing and proposed easement locations, uses
and recording information. The Owner's Statement shall list all easements to
be dedicated and all public easements to be abandoned with recording
information as part of the Final Map. In addition, the following is required as
part of the Final Map approval:
25. The property lines for Lots 9, 10, and 11, shall be reconfigured to create flag
lots that meet in the private driveway. Reciprocal ingress /egress easements
shall be dedicated to each property to provide for access and maintenance,
and shall be shown on the Final Map and stated in the owner's statement.
26. A joint access, parking, and maintenance agreement, in a form acceptable to
the City Attorney, shall be approved by the City prior to the approval of the
Final Map and recorded with the County of Alameda Recorders' Office
concurrently with the Final Map. The agreement shall grant ingress and
ingress for all lots using the private driveway and require all owners with
access rights to pay its pro rata share for the maintenance of the driveway,
including repaving.
27.A joint sewer maintenance agreement, in a form acceptable to the City
Attorney, shall be approved by the City prior to the approval of the Final Map
and recorded with the County of Alameda Recorders' Office concurrently with
the Final Map. The agreement shall define the terms and responsibilities of
each private sewer easement holder for the maintenance, repair, and testing of
the individual private sewer lateral and the common private sewer lateral in the
private driveway.
28. The Final Map shall show all new and existing property lines and easements.
The Final Map must show the limits of the entire tract. If any portion of the
tract is not being developed then it shall be labeled as a "designated
remainder ".
29. The Final Map shall have a Tract Number, which is issued by Alameda
County.
30. The existing storm drain easement on Lot #10 shall be shown and labeled as
existing on the Final Map and improvement plans.
31. The subdivider shall post a refundable cashier's check in the amount of $400
to guarantee a mylar copy of the recorded Map.
32. The subdivider shall pay for all reasonable office and engineering costs
expended by the Public Works Department and its consultants, including
overhead, associated with the review, approval, and processing of the Final
Map, improvement plans, easements, and in obtaining the map signature of
the City's consulting surveyor.
33. 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.
34. 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 City's Bay Friendly Landscaping
requirements, the Master Street Tree Plan, the AMC, conditions of approval by
the Planning Board, and other regional jurisdictions requirements, as
applicable. 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.
35. The landscape and irrigation plans for on and off -site improvements shall be
prepared, signed, and stamped as approved by a licensed landscape architect
and shall be in accordance with the City's Bay Friendly Landscaping
requirements, the AMC, conditions of approval by the Planning Board, and
other regional jurisdictions requirements, as applicable. 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.
36. Any proposed improvements with the floodplain area shall be prepared,
signed, and stamped as approved by a registered civil engineer licensed in the
State of California and meet the requirements of the AMC. The
applicant /developer shall include the recommended improvements into the
project's improvements plans prior to approval of the improvement plan and
parcel /final map.
37. Projects within the BCDC jurisdiction will be required to meet applicable Sea
Level Rise conditions.
38. To guarantee completion of the required on -site and off -site improvements, the
applicant /developer shall enter into a Subdivision Improvement Agreement
with the City and provide a security in a form and amount acceptable to the
City prior to approval of the improvements plans and parcel /final map.
39.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. All permits, easements
and /or approvals for modifications to the sewer system required by EBMUD
are to be obtained prior to Final Map. The applicant /developer will pay for the
cost of the modeling study. The applicant /developer will include the
recommended improvements from the sewer study and from EBMUD into the
project's improvements plans prior to approval of the improvement plan or
parcel /final map, whichever comes first.
40.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 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.
41.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 final map, whichever comes first.
42. For all subdivisions, 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 house plans. The
applicant /developer will include the engineer's recommended improvements
into the projects improvement plans prior to approval of the improvement plan
or parcel /final map, whichever comes first.
43. 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.
44. 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.
45. 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. Applicant /developer shall also provide digouts and reconstruction of
any potholed and /or alligatored areas adjacent to the project.
46. Retaining walls adjacent to a property line shall not exceed three feet in height
and may be masonry, metal, or concrete. Wood retaining walls shall not be
installed adjacent to property lines. All existing retaining walls within the
boundary of the property are to be evaluated by a geotechnical /structural
engineer for integrity. The engineer is to provide design criteria and
recommendations for all retaining structures. The applicant /developer will
include the engineer's recommended improvements into the projects
improvement plans prior to prior to approval of the improvement plan or final
map, whichever comes first.
47. 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.
48. 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.
49.AII project related grading, trenching, backfilling, and compaction shall be
conducted in accordance with City of Alameda Standards and Specifications.
50. Hydroseeding of all disturbed areas shall be completed by October 1st.
Applicant/developer shall provide sufficient maintenance and irrigation to
ensure growth is established by November 1st.
51. 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.
52. Construction equipment must have state of the art muffler systems as required
by current law. Muffler systems shall be properly maintained.
53. Noisy stationary construction equipment, such as compressors, shall be
placed away from developed areas off -site and /or provided with acoustical
shielding.
54. Grading and construction equipment shall be shut down when not in use.
55. 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.
56. 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.
57. 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).
58. 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.
59. 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 and Water
60. Prior to issuance of building permits, 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.
61. 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 and Low Impact
Development (LID) measures. Stormwater treatment measures shall be
constructed consistent with the latest version of the Alameda Countywide
Clean water Programs Provision C3 Technical Guidance Manual. Applicants
may also refer to the Bay Area Stormwater Management Agencies Association
(BASMAA) Start at the Source Manual for technical guidance.
62. 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.
63. For any project that creates or replaces 10,000 square feet or more of
impervious surfaces, 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 with stormwater treatment facility design
experience, licensed in the State of California, and acceptable to the Public
Works Director or designee that indicates 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.
64. For any project that creates or replaces 10,000 square feet or more of
impervious surfaces, 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.
65. For any project that creates or replaces 10,000 square feet or more of
impervious surfaces, 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.
66. For any project that creates or replaces 10,000 square feet or more of
impervious surfaces, 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.
67. The applicant /developer shall submit a completed City of Alameda Impervious
Surface Form to the Public Works Department for review prior to approval of
the improvements plans, parcel /final map, or grading permit, whichever comes
first. The form shall include a table showing the amount of pervious and
impervious area (indicated in units of square feet) prior to and after the
proposed development.
68. Fire sprinkler system test water discharges shall be directed to onsite
vegetated areas.
69. 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.
70. 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 for conformance with the City's erosion and
sediment control standards. 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.
71. 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.
72. 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 prevent 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.
73. 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.
74. 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
75. 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.
76. 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.
77. 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.
78. Pedestrian and vehicular lighting at all intersections and project driveways
shall meet AMP standards for crosswalks, sidewalks, and intersections.
79. 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
80.AII projects which the City reasonably determines will cost one hundred
thousand dollars ($100,000) or greater to construct will be required to submit
a Waste Management Plan (WMP) approved by the Public Works Director in
accordance with AMC Section 21 -24.
81. During the construction /demolition /renovation period of the project,
applicant /developer must obtain the necessary hauling permit, use a City
certified waste hauler, or use the City of Alameda's franchised waste hauler,
Alameda County Industries (ACI), in accordance with AMC Section 21 -21, to
remove all wastes generated during the project development.
82. 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 lot is served by an alley, all exterior storage areas
shall be directly accessible to the alley.
NOTICE. No judicial proceedings subject to review pursuant to California
Government Code Section 66499.37 may be prosecuted more than 90 days following
the date of this 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 exactions. The applicant is hereby
further notified that the 90 -day appeal period, in which the applicant may protest these
fees and other exactions, pursuant to Government Code Section 66020 (a) has begun.
If the applicant fails to file a protest within this 90 -day period complying with all
requirements of Section 66020, the applicant 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 a regular
meeting assembled on the 2nd of October, 2012, 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
seal of said City this 3rd day of October, 2012.
Lara Weisiger, City Cle
City of Alameda